Heritage Landing - Tern Bay 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 on Longmeadow Drive, Golden Fern Drive, Keygrass Court, Purple Emperor Way, Oak Hammock Court and Halliana Lane who are weighing a sale, and second for buyers who want the record before they tour: which of the 231 homes sold, for what, in which flood zone, under which Community Development District bond line and with which golf club rules. Tern Bay homes at Heritage Landing is a 231-home neighborhood of detached, one-story single-family homes on the original 2005 Tern Bay Golf and Country Club Resort plat inside the master-planned community of Heritage Landing in Punta Gorda, Florida. It is the oldest single-family section of Heritage Landing and, over the last year, its most expensive: 14 recorded resales at a $697,500 median. 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.

One sentence of geography first, because it changes the tax bill, the flood map and the phone numbers you call. The Tern Bay plat lies in unincorporated Charlotte County: the envelope says Punta Gorda 33955, but Charlotte County values and taxes the home, draws its evacuation zone, issues its building permits, supplies its water and sewer and runs its schools, and the Tern Bay Community Development District, a unit of local government, owns the streets, lakes and gates. The City of Punta Gorda, about 17 minutes north, has no role.

This guide is built from the Charlotte County Property Appraiser's recorded, qualified sales and the record card for every one of the 238 parcels that carry the Tern Bay plat designator; the Tern Bay Community Development District's adopted fiscal 2027 budget, its June 2026 notice to homeowners and its September 2026 agenda book; Heritage Landing Golf Club's 2024 rules; Charlotte County's development orders and GIS layers; FEMA's flood map service and letters of map revision; the Florida Division of Corporations; and the Southwest Florida MLS. If you own a Tern Bay home and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, flood and covenant detail below tells you which lot fits before you write an offer.

Why McGreevy and Comisar Are the Best Realtor for Tern Bay Homes at Heritage Landing

McGreevy and Comisar are the best realtor for Tern Bay homes at Heritage Landing 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 Tern Bay price read built from all 14 recorded resales of the last year.

If you're searching for the best realtor for Tern Bay Homes at Heritage Landing in Heritage Landing, Punta Gorda, whether you're ready to sell your Tern Bay 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 on the Tern Bay plat for three reasons particular to it. First, the plat is two products under one name. Twenty-nine homes were finished in 2006 and 2007, during the first Tern Bay cycle, and 202 were built from 2019 to 2023 after the land sat through the downturn. Over the last three years the older homes resold at a $535,000 median and the newer ones at $755,000, so a blended Heritage Landing number prices neither. Second, the listing portals blur it. The Southwest Florida MLS files every Heritage Landing home under one development name, and half of the Tern Bay resales the county recorded in the last year never appeared as MLS closings under that name at all, including the year's top sale. Third, the details that move price here are on paper: which Tern Bay Community Development District bond line sits on your tax bill, whether your lot is one of the 127 our test places in FEMA flood zone AE or one of the 108 in a lower-risk zone, what the golf club's declaration says about membership, and how old the roof is.

Recent Tern Bay Homes at Heritage Landing track record (last 12 months): In the last 12 months Tern Bay homes at Heritage Landing have seen 14 recorded, qualified resales in the Charlotte County Property Appraiser's files (sales recorded September 1, 2025 to August 31, 2026, the newest in the county file), at a median of $697,500, from $465,000 to $815,000, for $9,712,000 in volume. Every one was a resale; the builder's last first sale on this plat recorded in 2024. The count is even, so the median is the mean of the two middle sales, $690,000 and $705,000. The highest-priced Tern Bay sale of the year was $815,000 on Longmeadow Drive in January 2026. On the Southwest Florida MLS, seven Tern Bay homes closed in the 12 months to September 24, 2026, at a $705,000 median, a 99-day median on market and a 95.5% median sale-to-list ratio. The county record and the MLS pull do not record the listing office on each sale, so we state no represented-sale count for this plat; ask us and we will walk you through the sales on your street.

For Tern Bay sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database and off-market discretion when you want it. On this plat it has to answer the four questions every serious buyer asks: what the Community Development District lines on the tax bill are and which bond series applies, what the master association and golf club charge (neither publishes it, so we get it on the estoppel certificates before we list), which flood zone and FEMA letter apply to the lot, and how old the roof, pool equipment and openings are. We build that paperwork before the first showing.

For Tern Bay buyers: the first question is the era, the second is the lot and the third is the district bill. A 2007 home on Purple Emperor Way and a 2023 home on Longmeadow Drive share a gate and a golf course, and they are different purchases. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those questions for a specific Tern Bay address; 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 Tern Bay home? Get a free Heritage Landing home valuation or Call Jesse direct at (239) 898-6072.

Buying a home on the Tern Bay plat? 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 a Tern Bay Home at Heritage Landing as a Homebuyer?

Living in a Tern Bay home at Heritage Landing means a one-story, tile-roofed block house, usually with a screened pool, on a wide lot that often backs onto a lake or the golf course, behind a staffed gate on Burnt Store Road, about 17 minutes from downtown Punta Gorda.

Data updated: September 2026 (Charlotte County Property Appraiser roll and record cards, read September 29, 2026; Tern Bay Community Development District budget and notices; Charlotte County GIS and FEMA map services, queried September 29, 2026).

The Tern Bay plat is the part of Heritage Landing that existed before the Heritage Landing name did. Its streets curve off the boulevard toward the preserve side of the community, its lots are the widest in the single-family product and its houses are the largest on average. What follows is daily life drawn from the county record and the district's and club's own documents.

What is the Tern Bay plat?

The Tern Bay homes are the recorded subdivision Tern Bay Golf and Country Club Resort, filed in Plat Book 19, Page 18 of the Charlotte County public records in 2005 (Charlotte County GIS, Subdivisions layer). The Charlotte County Property Appraiser carries 238 parcels under the plat's TER designator: 231 single-family homes and seven tracts, including a 23.68-acre road tract owned by the Tern Bay Community Development District, two stormwater tracts of 16.54 and 6.95 acres, the 22.26-acre commercial tract on Burnt Store Road and two tracts that later became coach-home land (Charlotte County Property Appraiser). Charlotte County renamed the Tern Bay development of regional impact to Heritage Landing in 2019, but the plat kept its name, so every Tern Bay deed and tax bill still says Tern Bay (Charlotte County Resolution 2019-134).

The streets

Six streets make up the plat's homes. By single-family parcel count on the roll, Longmeadow Drive holds 104, Golden Fern Drive 47, Keygrass Court 29, Purple Emperor Way 27, Oak Hammock Court 18 and Halliana Lane 6 (Charlotte County Property Appraiser roll, our analysis). Purple Emperor Way and part of Keygrass Court hold the 29 homes from the first Tern Bay cycle; Longmeadow Drive, the longest street, carries most of the homes Lennar finished from 2019 to 2023, including 51 dated 2023 alone. FEMA's 2023 letter of map revision for the community still locates its study area from "the intersection Tern Bay Boulevard and Longmeadow Drive," the old name for the entry road (FEMA LOMR 23-04-1652P).

The houses, in one paragraph

The median Tern Bay home has 2,449 square feet of heated area on the county roll, from 1,799 to 2,595, and 161 of the 231 fall between 2,250 and 2,499 square feet. Every one is one story, every one is masonry and stucco on block, and every one carries a clay or concrete tile roof on its record card. Of the 226 homes whose card we could parse fully, 152 have three bedrooms, 58 have four and 16 have two. The roll dates 10 homes to 2006, 19 to 2007, 28 to 2019, 26 to 2020, 44 to 2021, 31 to 2022 and 73 to 2023 (Charlotte County Property Appraiser record cards, read September 29, 2026, our analysis).

Pools, cages and water

This is a pool neighborhood. The record cards show an in-ground gunite pool at 199 of the 231 homes, a screen cage at 207 and a spa at 191, and all 14 homes that resold in the last year had a pool. The roll flags 147 of the 231 homes as waterfront, meaning a lake or pond behind the lot, and our GIS test finds 137 of the plat's 235 lot outlines touching the 333-acre golf course and preserve tract that Lennar still owns (Charlotte County GIS, Lots and Property Ownership layers, queried September 29, 2026, our analysis). That tract includes lakes and preserve as well as fairways, so a lot that touches it may look at a hole, a lake or native land; the tour, not the map, answers which.

A day on the Tern Bay plat

A February morning here usually starts at the gate or on the course. Residents' guests arrive on QR-code passes that the Tern Bay Community Development District's Entrance IQ system scans in under a minute, with plate recognition and video on every entry (Tern Bay CDD, FY2027 Notice to Homeowners). The clubhouse at 14571 Heritage Landing Boulevard is a short drive or a walk on the lit loops, and the club's 18-hole, par-71 course, remastered by Gordon G. Lewis in 2019 from the original Tern Bay layout, runs past many of the plat's lots (Heritage Landing Golf and Country Club, Course). The club season runs from late fall to early April, when the ladies', men's and couples' groups schedule about 24 premier events. Groceries and errands mean a drive north on Burnt Store Road toward U.S. 41; the commercial tract at the entrance is on this very plat, and it is still vacant.

What the Tern Bay plat does not have

Five things buyers sometimes assume. No separate Tern Bay association: the 2005 Tern Bay Golf and Country Club Resort, Inc. was dissolved in 2008, and the plat now sits under Heritage Landing Master Association, Inc., the Tern Bay Community Development District and the golf club (Florida Division of Corporations). An active "Tern Bay Homeowner's Association, Inc." on the state's list is a Tierra Verde association in Pinellas County, unrelated. No boat access: the lakes are stormwater ponds; the district's kayak launch into the preserve is the only water access. No condominium safety laws: Florida's milestone inspection and structural integrity reserve study rules reach condominium buildings of three or more stories, not these detached houses (Florida Statutes 553.899). No city services: water and sewer come from Charlotte County Utilities. No published dues: the master association and golf club amounts come from estoppel certificates, not a website.

Buying on the Tern Bay plat, step by step

Buying here runs through one district, one master association, one golf club and Charlotte County, in this order.

1. Choose the era, then the lot. A 2006 or 2007 home and a 2019 to 2023 home are priced about $220,000 apart at the median; decide which you want before you compare kitchens.
2. Price against Tern Bay sales of the same era and size. The 14 resales of the last year ran $465,000 to $815,000; three years of sales by era and size are in the market snapshot below.
3. Read the tax bill for the Community Development District lines. The operating assessment is $1,356.09 for fiscal 2027 on every home, and the bond line depends on the lot and on whether it was prepaid (Tern Bay CDD, Adopted Budget FY2027).
4. Order the estoppel certificates early. The master association and golf club amounts are not published; Florida Statutes 720.30851 makes the association state what is owed in writing (Florida Statutes 720.30851).
5. Test the lot for flood, then quote insurance. Check the FEMA zone, any letter of map revision and the elevation certificate; the county publishes certificates for 102 of the 231 homes.
6. Inspect the roof, pool and openings. A 2007 tile roof and a 2023 tile roof are different insurance conversations.
7. Close and register with the gate and club. Resident credentials and any golf membership paperwork follow the deed.

Selling a Tern Bay 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.

Tern Bay Homes at Heritage Landing Market Snapshot: What Do Homes Actually Sell For?

Tern Bay homes at Heritage Landing recorded 14 qualified resales in the 12 months to August 31, 2026, at a $697,500 median, from $465,000 to $815,000, per the Charlotte County Property Appraiser. The median price per heated square foot was $314.01, and the 36-month record holds 40 sales at a $720,000 median.

Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, index built September 29, 2026 from files dated September 27, newest recorded sale August 31, 2026; Southwest Florida MLS, closings to September 24, 2026, per-listing rows pulled September 28, 2026).

We tracked every one of the 14 qualified Tern Bay sales the county recorded in the last 12 months, deed by deed, matched each to its street, year built, county heated area, pool and flood zone, and built every table in this section from those rows, not from an automated estimate or a Heritage Landing-wide median.

Three rules run through the section. First, the county record leads, because in Charlotte County it is complete and the MLS label is not: the county counts every qualified deed on the TER plat whatever a listing called the home. Second, a median carries its count and parity: an odd count gives a real middle sale, and an even count gives the average of the middle two, which we print. Third, price per square foot uses the county's heated area for the house only, reported as the median of each sale's own price per foot, and it is never compared with an MLS square-footage figure.

The 12-month record

Source: Charlotte County Property Appraiser public sales files and record cards, qualified improved sales over $1,000, our analysis.

No qualified Tern Bay sale recorded from September through December 2025; the first of the 14 recorded January 9, 2026 and the last August 31, 2026. Six of the 14 recorded in March, which is when this plat's buyers write contracts: in season, after they have spent a winter in the community.

The wider windows

Source: Charlotte County Property Appraiser public sales files, our analysis. Each window counts qualified improved single-family sales on the TER plat, builder-direct and resale together.

The 24-month median sits above the 12-month median because it reaches back into late 2024 and 2025, when six Tern Bay resales recorded at a $795,000 median, including two Longmeadow Drive homes at $820,000 and $840,000 in January 2025. The 60-month window reaches back into 2021 builder sales in the $400,000s, which is why it is lower.

Year by year: builder sales, then resales

Source: Charlotte County Property Appraiser recorded-sale file, all qualified improved sales on the TER plat since the file begins in 2009, our analysis. Builder-direct is our estimate: the first qualified sale of a home within a year of the year the roll says it was built. Counts under 10 are thin and should not be read as a market rate on their own.

The 2020 and 2021 resale medians are low because most of those resales were the 2006 and 2007 homes, not the new Lennar houses. From 2022 on, resales of the newer homes carry the medians, and the plat has not had a builder competing against its resales since 2024.

By era: the first-cycle homes and the Lennar homes

Source: Charlotte County Property Appraiser, sales recorded September 1, 2023 to August 31, 2026, our analysis.

The $220,000 gap is the most important number for an owner of a first-cycle home. Those 29 homes are smaller on average, they carry roofs, pool equipment and openings from 2006 and 2007, and their lots sit mostly on Purple Emperor Way and Keygrass Court. They are also the only Tern Bay homes a buyer can get near $500,000.

By size

Source: Charlotte County Property Appraiser, our analysis.

Repeat sales: what owners paid and what they sold for

The same houses selling twice show the market's arc better than any median. From the county file, street and price only:

Source: Charlotte County Property Appraiser recorded-sale file, our analysis.

Three Tern Bay homes also sold at a 2022 or 2023 peak and again in 2026 for less: a Keygrass Court home at $785,000 in May 2022, then $629,000 in December 2024 and $665,000 in June 2026; a Golden Fern Drive home at $732,500 in November 2022 and $690,000 in March 2026; and an Oak Hammock Court home at $740,000 in July 2023 and $630,000 in March 2026. Owners who bought from the builder in 2019 to 2021 hold large gains; owners who bought at the 2022 and 2023 peak are near or below what they paid.

What the Southwest Florida MLS shows

The MLS files every Heritage Landing home under one development name, so we split its per-listing rows by street. Seven Tern Bay homes closed in the 12 months to September 24, 2026: a $705,000 median sold price (n = 7, odd), a 99-day median on market (the range ran from 37 to 211 days), a 95.5% median sale-to-list ratio (93.2% to 98.0%) and $4,732,000 in MLS volume (Southwest Florida MLS, per-listing closed rows, pulled September 28, 2026). None of the seven sold at or above its final list price, and none went under contract in 30 days or fewer. The next Tern Bay closing, a Golden Fern Drive home on September 25, 2026, sold for $590,000 after 4 days against a $599,000 list price; it is not yet in the county file.

For comparison, the other 14 single-family MLS closings in Heritage Landing's Phase II streets carried a $600,000 median (even: both middle sales $600,000) and a 64-day median on market (even: 58 and 70 days).

Why the county count is twice the MLS count

Seven of the 14 county-recorded Tern Bay resales have no matching MLS closing under the Heritage Landing development name, including the $815,000 Longmeadow Drive sale in January 2026, the top sale of the year. Some were sold privately, and some may have been listed under another name. Either way, an agent who reads only the MLS sees half this market, and a seller priced from it is priced from half the comparables. In Charlotte County we lead with the county record and show the MLS beside it.

Every Tern Bay sale in the last 12 months

For owners who want to find their own comparables, here is every one of the 14 qualified sales, with the street, year built, county heated area, price and price per heated foot. We show no house numbers and no names.

Source: Charlotte County Property Appraiser public sales files and record cards, our analysis. We show the street only, never the house number or the parties.

Two patterns stand out. The smaller Lennar plans, about 1,835 to 1,874 square feet, carry the highest price per foot on the plat, $335 to $360, because buyers pay for the lot, the pool and the location as much as the square footage. And the lone first-cycle home in the year's sales, a 2007 Keygrass Court house, sold at $258 per foot, about $56 below the plat median.

Ready to Sell or Buy a Tern Bay Home at Heritage Landing? Talk to the Team That Tracked All 14 Sales

Tern Bay homes are the most expensive single-family product in Heritage Landing, and the gap between a 2007 home and a 2023 home on the same plat is about $220,000. Selling? Call Jesse direct at (239) 898-6072, or start with a free Heritage Landing home valuation. Buying? Call Marc at (239) 287-5873, or read our Heritage Landing buyer guide. We pull the district lines, the golf rules and the flood letter for the exact lot first.

Does the flood zone move the price?

Not visibly in the last year's sales. Of the 14 resales, five sit on lots in zone AE on FEMA's current map, at a $705,000 median (odd), and nine in shaded zone X, at a $710,000 median (odd); the AE group includes the year's top sale, $815,000 on Longmeadow Drive (FEMA National Flood Hazard Layer tested at each lot, September 29, 2026, our analysis). The property appraiser's record card shows the older 2022 map without FEMA's later revisions, so it can disagree with the current map for the same lot. The zone moves the buyer's insurance cost more than the price, so we document it up front; the flood section below explains the three zones.

Selling a Tern Bay 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.

How Did the Tern Bay Plat Begin?

The Tern Bay plat began as the first residential phase of a 1,800-unit golf resort planned on Burnt Store Road in the early 2000s: a 2004 water permit, a 2005 plat and association, 29 homes in 2006 and 2007, then a decade of vacant lots before Lennar built the other 202 homes from 2019 to 2023.

The land and the entitlement

The land was first entitled in 1992 as the Caliente Springs development of regional impact, later known as the Tern Bay DRI, on about 1,778 acres between Burnt Store Road and Charlotte Harbor (Charlotte County, Heritage Landing DRI). The Florida Land and Water Adjudicatory Commission created the Tern Bay Community Development District on September 15, 2004 to finance and maintain the roads, water management and utilities (Tern Bay CDD). The land developer of that era, Tern Bay Development Co., LLC, filed with the state in 2002, listing IME Resorts, LLC of Sarasota and Parker Tern Bay LLC of Fort Myers as its managing members (Florida Division of Corporations, Tern Bay Development Co., LLC).

2004 and 2005: the permit, the bonds, the plat

The Southwest Florida Water Management District issued the first surface water permit, titled "Tern Bay Resort, Phase I," on February 24, 2004; the district's 2026 permit modification for Heritage Landing still cites it (Tern Bay CDD, agenda book for September 22, 2026). The Community Development District sold its Series 2005A bonds, $33,280,000 at 5.375 percent, and Series 2005B bonds, $24,660,000 at 5.000 percent, to build the first infrastructure (Tern Bay CDD, What We Do). The plat itself, Tern Bay Golf and Country Club Resort, was recorded in 2005 in Plat Book 19, Page 18. That September, Tern Bay Golf and Country Club Resort, Inc. was formed as the neighborhood's not-for-profit association, with a Sarasota principal address and officers listed at 10481 Six Mile Cypress Parkway in Fort Myers (Florida Division of Corporations, Tern Bay Golf and Country Club Resort, Inc.). That is the same Fort Myers address Lennar Homes, LLC uses on its 2026 water permit for Heritage Landing, and the golf contractor's project record lists Lennar Corporation as the developer and owner of the 2007 course (Ryan Golf, Tern Bay Golf and Country Club Resort). We read those two records as Lennar's involvement in the first cycle, not only the second; neither names the builder of each 2006 and 2007 house, and the deed index would.

2006 and 2007: the first 29 homes and the course

The county roll dates 10 Tern Bay homes to 2006 and 19 to 2007, all on Purple Emperor Way and Keygrass Court. The course, a 27-hole layout designed by Lewis C. "Chip" Powell, opened in 2007 as Tern Bay Golf and Country Club; the contractor's record describes excavating 2,800,000 cubic yards of sand for it (Ryan Golf; Heritage Landing Golf and Country Club, Course). The club closed in 2008, and the association was administratively dissolved by the state on September 26, 2008.

2008 to 2018: the vacant decade

The property appraiser's sale history for most of the plat's lots tells the rest in four entries. In January 2008 the lots moved in $100 multi-parcel transfers. In November and December 2009 most vacant lots changed hands one by one for $3,700 to $9,900 each, none of them a qualified market sale. In December 2014 a multi-parcel instrument recorded at Official Records Book 3934, Page 1396 across about 200 lots. And on July 31, 2018, a single $20,000,000 multi-parcel deed recorded at Book 4343, Page 1454 across 154 Tern Bay parcels (Charlotte County Property Appraiser record cards, read September 29, 2026). Meanwhile the 29 finished homes sat among vacant lots; one Purple Emperor Way home resold in June 2009 for $165,000, the only qualified Tern Bay sale the county recorded between 2009 and August 2019. The Community Development District's 2005A bonds were restructured; the district's fiscal 2027 budget shows the series at $1,170,000 after restructure and $750,000 outstanding by September 30, 2027, with the last payment in 2037 (Adopted Budget FY2027).

2019 to 2023: Lennar finishes the plat

Charlotte County Resolution 2019-134, on Lennar Homes' petition, renamed the development of regional impact to Heritage Landing and raised its cap to 1,810 homes. The first Lennar closings on the Tern Bay plat recorded in August 2019. Over the next five years the county file records an estimated 104 builder-direct Tern Bay sales, 13 in 2019, 34 in 2020, 48 in 2021 and a handful through 2024, and the roll dates 202 homes to 2019 through 2023 (Charlotte County Property Appraiser, our analysis). Gordon G. Lewis remastered the course into today's 18 holes in 2019.

Why the plat still says Tern Bay

The county renamed the development order, the master association and golf club took the Heritage Landing name, but a recorded plat keeps the name it was recorded under. So a Tern Bay deed reads "Tern Bay Golf and Country Club Resort, Lot 57," the district that bills the home is the Tern Bay Community Development District, and the county's plat code for the neighborhood is TER. Buyers searching "Tern Bay Punta Gorda" are looking at this plat and at the district, not at a separate community.

Selling a Tern Bay 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.

How Is the Tern Bay Plat Laid Out?

The Tern Bay plat is laid out as six curving streets of single-family lots, 60 feet wide or wider on the county's lot map, set around stormwater lakes and against the golf course and preserve tract, with the plat's own road, stormwater and commercial tracts at its edges. Most lots back onto water or course.

Lots and widths

The county's lot map draws 235 lot outlines under the TER code. We measured the short side of the smallest rectangle around each: none is narrower than 60 feet, the median is 72 feet, and 70 lots measure 60 to 64 feet, the rest wider, many of them pie-shaped lots on curves and cul-de-sacs (Charlotte County GIS, Lots layer, measured September 29, 2026, our analysis). That matters for the tax bill. The Community Development District bills single-family bonds by lot width: Executive for 40 to 50 feet, Manor for 51 to 60 feet and Estate for 61 to 70 feet. By our measure no Tern Bay lot falls in the narrow Executive class, so a Tern Bay home carries a Manor, Estate or first-cycle bond line, or none if it was prepaid; the tax bill is the final word. The land line on the record cards follows the same pattern, at $44,000, $52,000 or $55,000 per lot.

Lakes, the course and the preserve

The roll's waterfront flag covers 147 of the 231 homes: 55 of 104 on Longmeadow Drive, 31 of 47 on Golden Fern Drive, 25 of 27 on Purple Emperor Way, 16 of 29 on Keygrass Court, 15 of 18 on Oak Hammock Court and 5 of 6 on Halliana Lane. The district calls the original section's water bodies "the seven original ponds included in the Phase 1 Area," which it planted with littoral shelves in fall 2025 under the water management district's Healthy Ponds guidance (FY2027 Notice to Homeowners). The golf course and preserve tract, Tract CC, 333.14 acres, touches 137 Tern Bay lot outlines and is still titled to Lennar Homes, LLC, described as future development and preservation (Charlotte County Property Appraiser, Tract CC record card).

The plat's own tracts

The same plat carries seven non-residential parcels: Tract R, the 23.68-acre road tract titled to the Community Development District; Tracts D and E, stormwater tracts of 16.54 and 6.95 acres; Tract C-1 and T3, 22.26 acres of commercial land at 15301 Burnt Store Road, titled to Tern Bay Commercial Group, LLC; a 0.17-acre tract on Burnt Store Road; and Tracts A and B, most of which were later platted as Coach Homes II and Coach Homes III. The commercial tract is the plat's largest open question: the development order allows retail, office and a hotel there, and nothing has been built.

Which Tern Bay lots sit in which flood zone?

We tested the center of every Tern Bay lot against FEMA's current National Flood Hazard Layer: 127 fall in zone AE with a base flood elevation of 9 feet, 67 in shaded zone X and 41 in zone D (FEMA NFHL, queried September 29, 2026, our analysis). By street, the zone D lots cluster on Purple Emperor Way and Keygrass Court, the first-cycle streets, and the AE lots run along Longmeadow Drive and Golden Fern Drive. The flood section below explains what each zone means for insurance.

Maps you can open

Charlotte County's GIS viewer shows the plat, each lot, its flood zone, its evacuation zone and any published elevation certificate. The development orders and the master concept plan are on the county's Heritage Landing DRI page, and the recorded plat can be pulled from the Charlotte County Clerk's plat and condominium search.

What Are the Homes Like in Tern Bay at Heritage Landing?

Tern Bay homes at Heritage Landing are one-story concrete block houses with stucco walls, tile roofs and attached garages, from 1,799 to 2,595 square feet of heated area, most with three bedrooms and a screened pool, built in two waves: 29 homes in 2006 and 2007 and 202 Lennar homes from 2019 to 2023.

Sizes on the county roll

Source: Charlotte County Property Appraiser roll, September 2026, our analysis.

Two sizes dominate: 50 homes carry 2,461 square feet and 49 carry 2,449, which tells you Lennar repeated two large plans across the plat. The median is 2,449 square feet, against 2,238 in the later Heritage Landing single-family phases.

The first-cycle homes

The 29 homes of 2006 and 2007 are different houses. They run from 1,799 to 2,595 square feet, several at 2,581 to 2,595; 19 of the 29 have pools; and the property appraiser grades most of them a step higher in construction quality than the Lennar homes. They also carry 2006 and 2007 roofs, windows, air conditioning and pool equipment unless an owner has replaced them, and a buyer's insurer will ask. Their lots are among the plat's most likely to be waterfront: 25 of 27 homes on Purple Emperor Way carry the flag.

The Lennar homes

The 202 homes of 2019 to 2023 are Lennar's one-story plans, most between 2,224 and 2,477 square feet, with a smaller group near 1,835 to 1,874 square feet. Of the 202, 180 have pools. They were built under the Florida Building Code of their year, which in this 160-mile-per-hour wind zone requires protected openings, and in a flood zone requires the lowest floor at or above the flood elevation. Their record cards most commonly show attached garages of about 615 to 620 square feet.

Bedrooms and baths

Of the 226 homes whose card parsed fully, 152 have three bedrooms, 58 have four and 16 have two, and most carry three bathroom groups on the appraiser's plumbing count. Many three-bedroom plans add a den or flex room that the county counts as a room, not a bedroom, so a listing may call a home "3 plus den."

Construction on every card

All 231 record cards read "Masonry, Stucco on Block" for exterior walls and "Clay Tile or Concrete Tile" for roofing, all 231 are one story, and every one sits on central water and sewer from Charlotte County Utilities (Charlotte County Property Appraiser record cards, read September 29, 2026).

What sells for more

Across the last three years of Tern Bay sales, size and era explain most of the spread: homes of 2,400 square feet or more at a $781,000 median, 2,100 to 2,399 at $695,000, under 2,100 at $537,500; first-cycle homes at $535,000 and Lennar homes at $755,000. Lot, view and pool condition move a house within those bands.

Selling a Tern Bay 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.

What Amenities Come With a Tern Bay Home at Heritage Landing?

A Tern Bay home at Heritage Landing shares the community infrastructure the Tern Bay Community Development District maintains: the staffed gate, the streets, lakes, preserves, streetlights and walking bridges. The golf course, clubhouse, pool, courts and spa belong to Heritage Landing Golf and Country Club, whose recorded Declaration governs membership.

What the district maintains, and how you pay for it

The Community Development District's fiscal 2027 budget pays for access control and the welcome center ($349,298, including $223,554 for full-time gate attendants), landscaping and irrigation ($608,334), stormwater, lake and preserve work ($357,434) and road and street services ($170,060), funded by the $1,356.09 operating assessment on every home's tax bill (Adopted Budget FY2027). That list is what the assessment covers, by the district's own budget; it is not a club membership.

The club

The club's own description lists a resort-style pool with lap lanes, three restaurants including an outdoor pool café, two full-service bars, tennis, pickleball, bocce, a fitness center, an aerobics room and a full-service spa (Heritage Landing Golf and Country Club). The copy dates from the sales era and is written in the future tense, so treat hours and court counts as questions for the club office.

Is golf included with a Tern Bay home?

We cannot tell you from a public record. The club's rules define a membership as "one or two natural persons each of whom shall customarily reside and live together" and point to "the Declaration" for the terms (Golf Club Rules and Regulations, amended May 9, 2024). That recorded declaration, not a listing sheet, decides whether membership attaches to a Tern Bay lot and what it costs. We have not read it, and we do not repeat the membership figures that circulate on listing sites. What the record does show: a district supervisor spoke of "the 800 golf members" in July 2026, against 1,545 homes. Before you buy, ask the seller for the club's estoppel figures and the declaration's membership article.

How the course and a Tern Bay lot meet

Members book tee times through the club's system up to 14 days ahead, pay a $10 walking fee to walk, and may not bring personal carts onto the course (club rules). The local rules make a ball that crosses a pond to the homeowner's side out of bounds (Local Rules). Florida law also limits what an association can do about items in your yard that are not visible from the frontage, an adjacent parcel, a common area "or a community golf course," which for a golf-lot owner means the course side is treated like the street side (Florida Statutes 720.3045).

Water access

There is no marina or dock. The district maintains the preserve path to a kayak and canoe launch and budgeted $8,100 for path repairs in fiscal 2027. Boaters keep boats at Burnt Store Marina, about 13 minutes south, or in Punta Gorda.

Who Governs Tern Bay Homes at Heritage Landing?

Tern Bay homes at Heritage Landing are governed by three bodies and the county: the Tern Bay Community Development District, which owns the streets, lakes and gates; Heritage Landing Master Association, Inc., the homeowners association; Heritage Landing Golf Club, Inc.; and Charlotte County for zoning and permits. The plat has no separate association today.

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 elected by qualified electors who live in it. It meets at the clubhouse, most recently scheduled for October 21, 2026, posts agendas seven days ahead and is managed by PFM Management Services (Board Meeting Information). At the July 22, 2026 meeting the chair said she would not run again, and three residents qualified unopposed for the seats beginning in December (July 22, 2026 minutes). The district cannot zone or issue permits (About the District).

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 in its 2026 annual report and offices at 14601 Heritage Landing Boulevard (Florida Division of Corporations). It enforces the deed restrictions and architectural rules on Tern Bay lots. With far more than 100 parcels, it has been required since January 1, 2025 to post its governing documents, budget and other records on a website or mobile app for owners (Florida Statutes 720.303); that owner portal is where a Tern Bay owner finds the declaration and rules.

Heritage Landing Golf Club

Heritage Landing Golf Club, Inc. is a separate not-for-profit corporation, filed October 26, 2018, with a seven-member resident board in its 2026 annual report. Its board adopts the club rules. The course and clubhouse land, Tract CC, is still titled to Lennar on the September 2026 roll.

The associations that no longer exist

Two earlier bodies carried the Tern Bay name: Tern Bay Golf and Country Club Resort, Inc., formed in 2005 and dissolved in 2008, and Tern Bay Master Association, Inc., formed in 2015 in Tampa and dissolved in 2019 (Florida Division of Corporations, Tern Bay Master Association, Inc.). Neither governs anything today. If an old document in a seller's file names one of them, ask the title company how the current master declaration treats it.

Who to call

Sources: Tern Bay CDD; Heritage Landing Golf and Country Club, Contact; Charlotte County Community Development; Charlotte County Utilities.

Selling a Tern Bay 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.

What Are the HOA and CDD Fees for a Tern Bay Home at Heritage Landing?

A Tern Bay home at Heritage Landing pays the Tern Bay Community Development District's $1,356.09 operating assessment for fiscal 2027 plus a bond line that depends on the lot, and pays master association dues and any golf club charges that neither body publishes. The district figures are public; the association and club figures come by estoppel.

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

What we know, and what we will not print

We know the district's figures to the cent, because the district is a unit of government and publishes its budget. We do not know the master association's assessment or the golf club's charges, because neither posts them on a public page we could find, and we will not print a number a listing site repeats without a document behind it. A Tern Bay buyer gets both in writing on estoppel certificates, which Florida law requires an association to issue (Florida Statutes 720.30851).

The operating assessment, and how fast it rose

The district's operating assessment was $377.44 per home in fiscal 2025. It billed $800.00 for fiscal 2026, after proposing $950.00 and drawing $678,899 from reserves to cover the difference. For fiscal 2027 it adopted $1,356.09, with a cap of $1,750.00 for notice purposes, and set aside $300,000 for long-term capital and hurricane restoration (Adopted Budget FY2027). The district explains the change as its "first year of operations," as it took over gate staffing, landscaping, stormwater and preserve work the developer had carried.

The bond line for a Tern Bay lot

Source: Tern Bay CDD, Adopted Budget FY2027.

The 2005A line is the one that marks this plat. The district's operating roll counts 160 Estate homes, but its Series 2022 schedule counts 128, and the 32-home difference matches the 32 single-family 60-foot lots on the first-cycle 2005A schedule. The budget does not name those lots; the 2005 bonds date from the first cycle, when this was the only single-family plat recorded, so a Tern Bay lot is where a buyer is most likely to find the 2005A line. The district adds one more complication: its FAQ says "a significant portion of this capital assessment will be prepaid by the developer at the time of closing," so two Tern Bay neighbors can carry different bond lines, or none (Tern Bay CDD, FAQs).

How to get your parcel's exact figures

The district's website has a property search for assessment information by parcel number, and the district manager will state the principal assessment on a specific property on request with the parcel number, address and owner name (Tern Bay CDD, What We Do). The county tax bill shows both district lines each November. Florida also requires a sale contract for a home in a district to carry the statutory district disclosure (Florida Statutes 190.048).

What Does It Cost to Own a Tern Bay Home? The Full Fee Stack

Owning a Tern Bay home at Heritage Landing means paying county property taxes, the district's $1,356.09 operating assessment, a district bond line of up to $1,849.13 unless prepaid, master association dues and any golf club charges. For a Tern Bay lot the district layers alone run from $1,356.09 to $3,205.22 a year.

The layers, one table

Three worked examples, district layers only

A Tern Bay home carrying the Manor bond pays $1,356.09 plus $1,706.89, or $3,062.98, to the district in fiscal 2027. One carrying the Estate bond pays $1,356.09 plus $1,849.13, or $3,205.22. One carrying the first-cycle 2005A line pays $1,356.09 plus $1,498.10, or $2,854.19. A home whose bond was prepaid at closing pays only the $1,356.09. None of these includes property tax, association dues, club charges or insurance.

Property tax and the homestead

The property tax on a Tern Bay home is set on the county's assessed value, which for a homesteaded house is capped by Florida's Save Our Homes limit, and 130 of the 231 homes carry a homestead exemption on the 2026 preliminary roll (Florida Statutes 193.155; Florida Statutes 196.031). A buyer's tax will reset on the new purchase price, so the seller's current bill understates it; Florida requires a contract to carry a disclosure saying exactly that (Florida Statutes 689.261).

What changes the stack over time

The operating assessment is set every summer for the fiscal year that starts October 1; the fiscal 2027 cap for notice purposes is $1,750.00, so a rise above that would require mailed notice to every owner (Florida Statutes 197.3632). The bond lines are fixed schedules until each series is repaid.

Selling a Tern Bay 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.

What Do the Deed Restrictions and Architectural Rules Allow on the Tern Bay Plat?

Tern Bay homes at Heritage Landing are bound by the Heritage Landing master declaration and its architectural rules, enforced by Heritage Landing Master Association, and by Florida's homeowners association statute. The declaration is not published on a public page; owners read it on the association's owner portal, and buyers get it before closing.

What we could read and what we could not

We did not find the master declaration, its rules or the architectural guidelines on any public first-party page, so we do not quote their setbacks, fence heights or paint palettes. What follows is what Florida law sets for every homeowners association, which applies here whatever the declaration says, and the route to the rest.

Architectural review

Pools, screen enclosures, fences, paint colors, generators, additions and landscaping changes go through the master association's architectural review and then a Charlotte County permit. Florida law requires an association's architectural rules to be written in the declaration or other recorded documents, and limits how it can deny improvements (Florida Statutes 720.3035). The same section requires every association's board to adopt hurricane protection specifications, which may set color and style, and says the board "may not deny an application for the installation, enhancement, or replacement of hurricane protection" that conforms to them.

What the association cannot stop

Florida law says an association "may not restrict parcel owners or their tenants from installing, displaying, or storing any items on a parcel which are not visible from the parcel's frontage or an adjacent parcel, an adjacent common area, or a community golf course," listing artificial turf, boats, flags, vegetable gardens, clotheslines and recreational vehicles (Florida Statutes 720.3045). On a Tern Bay golf lot the course counts as a view corridor, so a rear-yard item visible from the fairway is back under the association's rules.

Fines and enforcement

An association can fine and suspend use rights only through the notice and hearing steps in Florida Statutes 720.305 (Florida Statutes 720.305), and unpaid assessments can become a lien on the home (Florida Statutes 720.3085). The estoppel certificate shows any open violation or balance.

What a buyer must receive

Before signing, a buyer of a home in a mandatory association must receive the statutory disclosure summary; if it is missing, the contract is voidable by the buyer within three days (Florida Statutes 720.401). We deliver it with the first draft of the contract.

Is Tern Bay at Heritage Landing a 55+ Community?

Tern Bay homes at Heritage Landing are not in a 55-and-older community by any record we read: neither the development orders, the district's documents nor the golf club's rules restrict age, and the club's membership definition expressly extends to dependent children under 21. Families, working-age owners and retirees all buy here.

The owner mix is seasonal. On the September 2026 roll, 862 of Heritage Landing's 1,545 homes carry a Florida mailing address, and the rest lead with Michigan, Ohio, New York, Illinois and Ontario. On the Tern Bay plat, 130 of 231 homes carry a homestead exemption on the 2026 preliminary roll, meaning a Florida owner claims the home as a permanent residence, which puts the plat a little above the community's Florida-address share. Every Heritage Landing home is zoned to Charlotte County Public Schools, described below.

Can You Rent Out a Tern Bay Home at Heritage Landing?

Tern Bay homes at Heritage Landing can be leased under the master declaration's leasing rules, which are not published publicly, and the golf club lets a member transfer golf privileges to a tenant for at least 31 days, up to 12 times in 12 months, with the lease filed 15 days ahead and an administrative fee.

The golf transfer rule, word for word

The club's rules say privileges "cannot be transferred more than 12 times within a 12 month period," that transfer forms and a copy of the lease "must be submitted to the Club 15 days prior to the start of the transfer period," and that "during the transfer period the owner's access to the Club shall be suspended" (Golf Club Rules and Regulations). That is what shapes the seasonal rental market here: a winter tenant who wants golf takes the owner's privileges for the season.

What to check before buying to rent

Ask for the master declaration's leasing article (minimum term, number of leases a year, registration and any approval fee) and confirm the gate registration process for tenants. The declaration can be stricter than state law on short stays, so read it before you plan a seasonal rental.

Are Pets Allowed in Tern Bay Homes at Heritage Landing?

Pets are allowed in Tern Bay homes at Heritage Landing within the limits of the master declaration, which is not public, and are barred from the club: the golf club's rules state plainly that "pets are not permitted within the Club." Leash, waste and number limits for homes come from the declaration and the association's rules.

The district's preserve programs matter to pet owners here. The Community Development District runs wild hog trapping and cane toad removal with the U.S. Department of Agriculture, and describes the cane toad work as protecting "resident/pet safety" (FY2027 Notice to Homeowners). A Tern Bay yard that backs onto a lake or the preserve should be walked at dusk before a dog lives there.

How Do Tern Bay Homes at Heritage Landing Handle Hurricanes and Flooding?

Tern Bay homes at Heritage Landing sit in Charlotte County storm-surge evacuation zone B, and FEMA's current map places 127 of the plat's 235 lots in flood zone AE with a 9-foot base flood elevation, 67 in shaded zone X and 41 in zone D. The 202 Lennar homes meet 2019 to 2023 codes.

Data updated: September 2026 (FEMA National Flood Hazard Layer and Charlotte County GIS evacuation, coastal high hazard and elevation certificate layers, queried September 29, 2026).

The flood map, lot by lot

Source: FEMA National Flood Hazard Layer, tested at the center of each of the 235 lot outlines on Charlotte County's lot map, September 29, 2026, our analysis. The Heritage Landing guide's parcel test found 126 AE, 64 X and 40 D among 230 Tern Bay parcels; the small difference is lots against parcels.

The zone D lots are almost all on Purple Emperor Way and Keygrass Court, the first-cycle streets. Zone D is not a clean bill of health; it means FEMA did not study the risk there. Lenders and insurers treat it case by case, which is one more reason a buyer of a first-cycle home should get a flood quote before the inspection period ends.

The two map revisions, and why the plat has no VE zone

The effective flood maps for Heritage Landing are dated December 15, 2022. FEMA then issued two letters of map revision. The first, case 23-04-1652P, effective October 13, 2023, revised zone VE to zone AE and lowered base flood elevations after a coastal analysis; its study area is described from the old "Tern Bay Boulevard and Longmeadow Drive" intersection (FEMA LOMR 23-04-1652P). The second, case 23-04-5839P, took effect July 29, 2024 (FEMA LOMR 23-04-5839P). The property appraiser's record card still shows the 2022 panels without those revisions, so for the same lot the card and the current map can differ.

Fill letters: rare on this plat

Across Heritage Landing, FEMA fill letters have taken hundreds of individual lots and buildings out of the high-risk zone, for example letter 25-04-1014A for Tract MF-1 and more than 125 lots (FEMA LOMR-F 25-04-1014A). Those letters cover the later phases. On the Tern Bay plat, the Heritage Landing guide's test found only two parcels inside a fill-letter area. A Tern Bay AE lot usually has no letter, so its elevation certificate carries the whole flood-insurance conversation.

Elevation certificates you can open

Charlotte County publishes elevation certificates by address. It holds certificates for 102 of the 231 Tern Bay homes, all issued with a certificate of occupancy between 2019 and 2023: 73 measured against the 2003 flood map, most with a base flood elevation of 9 feet, and 29 against the 2022 map, most at 10 feet (Charlotte County GIS, Certificate of Elevation layer). The certificates use two different vertical datums, NGVD 1929 and NAVD 1988, so compare the floor and flood elevations on one certificate, never across two. None of the 29 first-cycle homes has a certificate in the county's layer; an owner should find the original or order a new one before listing.

Evacuation and the coastal high hazard area

Every Tern Bay lot is in storm-surge evacuation zone B, so a zone B order covers the whole plat (Charlotte County GIS, Storm Surge Evacuation Zones; Charlotte County Emergency Management). The county's Coastal High Hazard Area, the planning boundary for the category 1 surge area, takes in 94 of the 235 Tern Bay lots (Coastal High Hazard Area layer). That boundary guides the county's land-use and shelter planning; it does not change a house's insurance rating by itself. Know your zone before June at Florida's Know Your Zone.

Wind

Charlotte County's Florida Building Code wind map sets an ultimate design wind speed of 160 miles per hour for ordinary houses here, risk category II (Charlotte County GIS, FBC Wind Speeds). Florida law requires insurers to offer credits for documented wind-resistant features (Florida Statutes 627.0629), so the wind mitigation form, not the build year, sets the discount. A 2021 Tern Bay home and a 2007 Tern Bay home can land far apart on that form.

The storm record

Hurricane Ian made landfall in southwest Florida on September 28, 2022, and Helene and Milton followed in 2024 (National Hurricane Center, Hurricane Ian report; Hurricane Milton report). We found no first-party damage report for the Tern Bay plat from any of the three, and we do not infer one. The Tern Bay resale market kept recording through all three storms: 27 resales from 2023 through 2025, at yearly medians of $689,500 to $795,000. The district's own storm posture is maintenance: a full cleanout of 167 storm inlets, after which residents reported that street flooding in heavy rain "has been fully resolved," and a new $300,000 reserve it describes as a fund for hurricane cleanup and long-term capital (FY2027 Notice to Homeowners).

The 50 percent rule

In a special flood hazard area, a repair or improvement costing 50 percent or more of the structure's market value must bring the whole building up to current flood rules. For the 2019 to 2023 homes that is rarely an issue, since they were built to recent elevations. For a 2006 or 2007 home in zone AE, a major remodel can trigger it, so Charlotte County's floodplain staff should see the plans before a buyer budgets a gut renovation (Charlotte County Emergency Management, flood information).

Insurance

Flood premiums under the National Flood Insurance Program are set property by property under FEMA's current rating method, using elevation, distance to water and rebuilding cost (FloodSmart). Citizens Property Insurance Corporation now requires flood coverage on many of its policies, phased in by dwelling value (Citizens Property Insurance; Florida Statutes 627.351). Florida sellers must give buyers the state's flood disclosure at or before the contract (Florida Statutes 689.302). The Florida Office of Insurance Regulation lists the companies writing in the state (Florida Office of Insurance Regulation).

Selling a Tern Bay home in a flood zone? 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.

Which Schools Serve Tern Bay Homes at Heritage Landing?

Tern Bay homes at Heritage Landing are zoned to East Elementary, Punta Gorda Middle and Charlotte High, all run by Charlotte County Public Schools, which earned a district grade of A for 2026. The Heritage Landing guide confirmed that assignment for every mapped home against the district's own attendance-boundary files.

Sources: Charlotte County Public Schools elementary boundary file, with its middle and high school counterparts; Florida Department of Education school grades.

The district assigns by attendance zone under School Board Policy 5120 and asks families to confirm an address with its Boundary Locator and the school (Policy 5120). Searches for "Heritage Landing schools" often return St. Johns County schools near St. Augustine; those serve a different Heritage Landing 250 miles away. Florida SouthWestern State College's Charlotte campus is in Punta Gorda near the airport.

Which Charlotte County Permits Apply to a Tern Bay Home at Heritage Landing?

Tern Bay homes at Heritage Landing are permitted by Charlotte County, not by the district or the city: roofs, pools, screen enclosures, windows and doors, generators, additions and most electrical, plumbing and air-conditioning replacements need a county permit, and exterior changes need the master association's architectural approval first.

The county's role

Charlotte County Community Development issues building permits and inspections for unincorporated Charlotte County, including the whole Tern Bay plat, through its online permit portal (Charlotte County Building Construction; Permits). The Tern Bay Community Development District states plainly that it cannot zone or grant permits (About the District). The zoning is planned development under the Heritage Landing development order, with a future land use of DRI mixed use (Charlotte County Property Appraiser record card).

What a buyer should pull

For any Tern Bay home, pull the county permit history before the inspection period ends: the original building permit and certificate of occupancy, any roof permit, the pool and screen enclosure permits, and permits for window, door or shutter changes. For a first-cycle home, look for a roof permit after 2007; for a Lennar home, check that the pool and cage were permitted, since many were added after closing. An unpermitted enclosure or lanai conversion is the buyer's problem after closing and the seller's problem during the sale.

Wind and roof rules on permits

Roof replacements in Florida must meet the Florida Building Code's windstorm loss mitigation requirements for roofs and opening protection (Florida Statutes 553.844), and the county's code pages list the current edition (Building codes).

What Is Being Built Near the Tern Bay Plat at Heritage Landing?

Near the Tern Bay plat at Heritage Landing, the 22.26-acre commercial tract on the plat itself is still vacant, Lennar still holds the golf course tract and several future-development tracts, a Phase III plat was recorded in August 2026, and Charlotte County is planning an east-west road and a larger wastewater plant on the Burnt Store corridor.

The commercial tract on this plat

Tract C-1 and T3, 22.26 acres at 15301 Burnt Store Road, is part of the Tern Bay plat and belongs to Tern Bay Commercial Group, LLC, which received the project's commercial and office rights by assignment in 2006 according to Resolution 2019-134's recitals. The development order allows 111,500 square feet of retail, 20,000 square feet of office and a 150-room hotel across the project (Charlotte County Resolution 2019-134). Nothing is built. Any shopping center or hotel would need a county site plan under the same order, which runs to February 14, 2042 (Resolution 2022-146). For a Tern Bay owner it is both a convenience that could arrive and traffic that could arrive with it.

Lennar's remaining land

The September 2026 roll titles the 333-acre golf course and preserve tract to Lennar, along with Phase II tracts of 85.9, 65.4 and 44.4 acres labeled future development. A plat named Heritage Landing Phase III was recorded August 24, 2026 in Plat Book 28, Page 33 (Charlotte County Subdivisions layer). The development order allows about 265 more homes than exist. None of that land is on the Tern Bay plat, but new builder sales elsewhere in Heritage Landing would compete for the same buyers; no builder-direct sale has recorded anywhere in Heritage Landing since December 4, 2025.

The pond by the 18th tee

At the July 22, 2026 district meeting, a supervisor reported filing a complaint with the Southwest Florida Water Management District that a pond planned beside the hole 18 tee, meant to be a shallow littoral pond, is instead overgrown wetland, and said Lennar would inspect it (July 22, 2026 minutes). The district has also asked the water management district to transfer the rest of the original Phase I water permit to the district for operation. Owners on nearby lots should watch the next agendas.

The corridor

Charlotte County adopted a preferred route in September 2024 for an east-west connector from Burnt Store Road to U.S. 41; its project page says final design, right-of-way and construction are not funded (Burnt Store Road East-West Connector). The Burnt Store Water Reclamation Facility added a packaged plant in 2026 while a permanent expansion is designed (Burnt Store WRF Expansion). The county's Burnt Store Area Plan lists the corridor's approved neighborhoods.

The neighbors

Heritage Station, directly south on Calusa Drive, is a separate Wilmington Land Company subdivision with its own association, outside the Tern Bay district. Esplanade at Starling is across Burnt Store Road under its own district. Charlotte Harbor Preserve State Park lies west of the community's preserve (Florida State Parks).

What Should You Know About Daily Life and Services on the Tern Bay Plat?

Daily life on the Tern Bay plat at Heritage Landing runs through the district's staffed gate, Charlotte County's water, sewer and trash service, Florida Power and Light, Punta Gorda 33955 mail and a single road, Burnt Store Road, that reaches U.S. 41 and Interstate 75 in about 14 to 17 minutes.

Gate, guests and deliveries

Residents issue visitor passes through the district's Entrance IQ system; a guest's QR code scans in under a minute, and the system captures plates and video of every entry. The district switched to Entrance IQ and Allied Universal in December 2025 and reports a $125,000 saving; it cut resident-liaison hours to 20 a week for fiscal 2027 (FY2027 Notice to Homeowners).

Utilities

Water and sewer come from Charlotte County Utilities, power from Florida Power and Light, and solid-waste collection through Charlotte County's service for the unincorporated county. Irrigation follows the Southwest Florida Water Management District's watering orders; the district postponed spring replacement plantings in 2026 because of them.

Golf carts and walking

Personal golf carts are barred from the course, and the district reports that a formal golf-cart community designation for the streets is still in progress with county coordination. The district's lit pedestrian bridges, built from late April 2026, connect the walking loops, and it posted 25 mile-per-hour and pedestrian signs throughout the community.

Drive times from the clubhouse

Estimates from the clubhouse, located with the US Census Bureau geocoder and routed with the open-source OSRM engine on September 25, 2026, free-flowing traffic, as published in the Heritage Landing guide. A Tern Bay home adds a minute or two inside the gate.

Health care

Punta Gorda's own hospital closed after the 2024 hurricanes. The nearest full hospitals are HCA Florida Fawcett Hospital and AdventHealth Port Charlotte, which took over the former ShorePoint Port Charlotte (AdventHealth). AdventHealth has announced a freestanding emergency department at Jones Loop Road near Interstate 75 (Gulfshore Business, September 8, 2025).

Airports

Punta Gorda Airport is 22 minutes away; Southwest Florida International Airport in Fort Myers has the wider schedule, about 50 minutes south.

How Do Tern Bay Homes Compare With the Rest of Heritage Landing?

Tern Bay homes are Heritage Landing's highest-priced product: a 12-month county median of $697,500 against $460,000 for the later single-family phases, $400,000 for coach homes, $297,500 for verandas and $235,000 for terraces. They are also the oldest single-family homes, the largest on average and the least likely to hold a FEMA fill letter.

Data updated: September 2026 (Charlotte County Property Appraiser recorded sales, 12 months to August 31, 2026; Heritage Landing guide product table; Tern Bay CDD Adopted Budget FY2027).

The benchmark table

Sources: Charlotte County Property Appraiser recorded sales and roll, pulled September 2026, our analysis; Tern Bay CDD, Adopted Budget FY2027; FEMA National Flood Hazard Layer as tested for the Heritage Landing guide. Every product pays the same $1,356.09 operating assessment.

What the table says

On price, Tern Bay homes stand alone: $697,500 at the median, $237,500 above the later single-family phases and almost twice the community median. On price per square foot the gap is just as clear, $314.01 per heated foot against $213.68 in the later single-family phases, so a Tern Bay buyer is not paying only for size. On flood, the plat is the least uniformly AE product in Heritage Landing, with about 46 percent of its lots in shaded X or D, and it is also the product with the fewest FEMA fill letters. On supply, the plat is finished: 231 homes, no vacant lots, no builder.

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

Tern Bay homes and Heritage Landing single-family homes share one gate, one master association and one golf club. Choose a Tern Bay home for wider lots, larger plans, more mature landscaping and the plat's golf and lake frontage; choose the later single-family phases for newer 2021 to 2025 construction, a lower price and fill-letter lots.

Data updated: September 2026 (Charlotte County Property Appraiser; Southwest Florida MLS per-listing rows, pulled September 28, 2026; Tern Bay CDD Adopted Budget FY2027).

Why this is the natural comparison

A single-family buyer at Heritage Landing chooses between exactly these two plats. The coach homes, verandas and terraces are condominiums with their own associations; the two single-family plats are the only detached homes inside the gate. They differ in age, lot, price and paperwork, and our Heritage Landing single-family homes guide covers the other side in the same depth.

The decision table

Sources: Charlotte County Property Appraiser roll, record cards and recorded sales, our analysis; Heritage Landing guide product tables; Tern Bay CDD, Adopted Budget FY2027; Southwest Florida MLS, our street split.

Who should choose a Tern Bay home

Choose a Tern Bay home if the lot matters most: a wider homesite, a better chance of golf or lake frontage, a pool already in the ground and landscaping that has grown in since 2019 to 2023. It is also the only place inside the gate to buy a first-cycle 2006 or 2007 house, which is the least expensive way into a detached Heritage Landing home when one comes up. Budget for the higher price per foot and for flood insurance on an AE lot without a fill letter.

Who should choose the later single-family phases

Choose the later phases if you want the newest construction, a lower entry price, a lot inside a FEMA fill letter or one of the narrower Executive lots with a smaller bond line. Expect more homes a few years from their first sale, and watch Lennar's remaining land, which sits nearer those phases.

Selling a Tern Bay 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.

Honest Pros and Cons of Owning a Tern Bay Home at Heritage Landing

Tern Bay homes at Heritage Landing offer the community's widest lots, largest homes, most pools and most golf and lake frontage, on a finished plat with no builder competing. The trade-offs are the highest prices in Heritage Landing, a two-part district bill, unpublished association and club charges, and flood paperwork on AE and zone D lots.

The pros

• The lots. Every lot measures 60 feet or wider on the county's lot map, and 147 of 231 homes carry the roll's waterfront flag.
• The pools. 199 of 231 homes have one; all 14 of the last year's resales did.
• Size. A 2,449 square foot median, the largest single-family median in Heritage Landing.
• Finished. No vacant lots and no builder on the plat; resales compete only with resales.
• Value held. Owners who bought from the builder in 2019 to 2021 have resold at $615,000 to $829,000 after paying $359,000 to $493,500.
• A cheaper way in. The 29 first-cycle homes resold at a $535,000 median over three years.
• Resident-run boards on the district, the master association and the golf club.

The cons

• Price. A $697,500 median and $314.01 per heated foot, the highest in the community.
• The district bill. $1,356.09 operating for fiscal 2027, up from $377.44 two years earlier, plus a bond line of up to $1,849.13 unless prepaid.
• Unpublished dues. Master association and golf club charges must be pulled by estoppel.
• Flood. 127 lots in zone AE with few fill letters, and 41 in zone D.
• First-cycle age. The 29 homes of 2006 and 2007 need roof, pool and opening checks, and none has a published county elevation certificate.
• The club's open questions. Lennar still holds title to the course tract, and golf membership terms sit in a declaration that is not public.
• Distance. About 26 minutes to the nearest hospital, with one road in and out.

Selling a Tern Bay 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.

Thinking of Selling Your Tern Bay Home at Heritage Landing? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Tern Bay Homes at Heritage Landing listing agent, or thinking, 'I need someone to sell my Tern Bay Homes at Heritage Landing home...' you are selling the most expensive single-family product inside the gate: 14 recorded resales in a year at a $697,500 median, and no builder competing on the plat.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Tern Bay listing from Tern Bay sales alone.

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.

Tern Bay Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser recorded qualified sales, newest Tern Bay sale August 31, 2026; Southwest Florida MLS per-listing closings to September 24, 2026)

• Last 12 months, county recorded, September 1, 2025 to August 31, 2026: In the last 12 months Tern Bay homes at Heritage Landing have seen 14 recorded resales, total volume $9,712,000, median $697,500 (n = 14, even), from $465,000 to $815,000, median $314.01 per county heated square foot.
• 24 months: 27 sales, median $750,000 (odd).
• 36 months: 40 sales, median $720,000 (even), first-cycle homes $535,000 and Lennar homes $755,000.
• Days on market and sale-to-list, Tern Bay streets only (Southwest Florida MLS, 12 months to September 24, 2026): 7 closings, a 99-day median on market and a 95.5% median sale-to-list ratio, $4,732,000 in MLS volume. The county recorded twice as many sales as the MLS shows under the Heritage Landing development name.

Selling a Tern Bay Home Is Different in Six Ways

• Your comparables are 14 sales, not 138. A Heritage Landing median of $352,500 is a condominium-weighted number; we price only against Tern Bay sales of the same era, size, lot and pool.
• Half your comparables are off the MLS. Seven of the last year's 14 Tern Bay resales have no MLS closing under the community's name, so an MLS-only agent prices you from half the evidence.
• Your buyer will ask about the district bill before the kitchen. We put the $1,356.09 operating line, your parcel's bond line and whether it was prepaid in the listing packet, from your tax bill and the district's adopted budget.
• The golf question needs a document. Membership follows the club's recorded declaration; we request the club's estoppel figures at listing so any transfer charge is known before the buyer's inspection period ends.
• Your flood zone is part of the pitch. On a shaded-X lot, we say so in the first line; on an AE or zone D lot, we attach the elevation certificate and a real flood quote.
• Era is priced. A 2006 or 2007 home competes with its own era first; we show what has been replaced, roof, pool equipment, air conditioning and openings, because a buyer's insurer will ask.

Timing, Estoppel and the Seller's Paperwork

March is the strongest Tern Bay month by count: six of the last year's 14 resales recorded then, and none from September through December 2025. We list for the winter arrivals and the spring contracts, and we assemble the paperwork before the first showing: the master association and golf club estoppel requests, the district lines from your tax bill, the county permit history with the roof and pool permits, a four-point and wind mitigation report, the flood zone and your elevation certificate, and the Florida flood disclosure a seller must give at or before the contract (Florida Statutes 689.302).

What Is Your Tern Bay 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 Tern Bay sales that fit your home: same era, same size band, same street or lot type, adjusted for pool, roof, view, flood zone and updates. An automated estimate that blends Tern Bay homes with the later phases 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.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Tern Bay home?

For a well-prepared, correctly priced home, yes: no builder is selling on the plat, the 12-month median of $697,500 sits between the 2024 and 2025 resale medians, and every one of the last year's resales found a buyer between January and August. Price and paperwork decide the timeline.

How do I price a 2007 Tern Bay home against the Lennar homes?

Against its own era first. The six first-cycle resales of the last three years carried a $535,000 median, against $755,000 for the Lennar homes. Then adjust for what your home has replaced and what a 2020s Lennar home has new, such as its roof and openings.

Will the Community Development District bond scare off my buyer?

Not when it is shown clearly. We show the buyer the $1,356.09 operating line, your parcel's bond line from the tax bill, the bond's final year and what the district maintains, from its adopted budget. A buyer who sees the number up front compares like with like.

Who orders the estoppel certificates, and what do they cost?

The seller authorizes them and the title company usually requests them from the master association and the golf club. Florida caps an association's estoppel fee at $250 when nothing is delinquent, plus $100 for delivery within three business days.

Does my flood zone change my price?

On the last year's sales, not visibly: five AE-zone resales carried a $705,000 median and nine shaded-X resales $710,000. It does change the buyer's insurance cost, so we document it up front with your elevation certificate.

What should I gather before listing?

Your tax bill, your elevation certificate, the county permit history with roof and pool permits, a four-point and wind mitigation report, your insurance declarations, your survey, any golf club membership papers and the Florida flood disclosure.

Your Local Real Estate Experts

Tern Bay owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. For this page we tracked every recorded Tern Bay sale of the last five years, sale by sale, and read the record card for every home on the plat.

We also read the district's adopted budget, notice and agenda book, the golf club's rules and the state filings, and tested every lot against FEMA's map and the county's evacuation zones.

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 Tern Bay 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 and Port Charlotte 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 this page 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

Jesse McGreevy is a top-reviewed Tern Bay Homes at Heritage Landing 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.

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Tim Goff, verified Google review

★★★★★ “Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly.” Michael and Debbie Kaprove, verified Google review

★★★★★ “Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Katie Whalen Polewski, 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 Tern Bay home? Get a free Heritage Landing home valuation, or Call Jesse direct at (239) 898-6072.

Buying on the Tern Bay plat? 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, our Heritage Landing buyer guide and our Punta Gorda guide.

Frequently Asked Questions, Buyer Edition

Tern Bay buyers ask most about the district bill, golf membership, flood zones, the difference between the old and new homes and the price range. The short answers below come from the county record, the district's budget, the golf club's rules, FEMA and Charlotte County; the sections above carry the detail and the sources.

What is Tern Bay at Heritage Landing?

The original single-family plat of Heritage Landing: Tern Bay Golf and Country Club Resort, recorded in 2005 in Plat Book 19, Page 18, with 231 homes on Longmeadow Drive, Golden Fern Drive, Keygrass Court, Purple Emperor Way, Oak Hammock Court and Halliana Lane in unincorporated Charlotte County.

Is Tern Bay a separate community from Heritage Landing?

No. Tern Bay was the project's name until Charlotte County renamed the development order to Heritage Landing in 2019. The name survives on this plat and in the Tern Bay Community Development District. Tern Bay homes share Heritage Landing's gate, master association and golf club.

Is Tern Bay in Punta Gorda?

It has a Punta Gorda 33955 mailing address, but it lies in unincorporated Charlotte County, outside the city limits. Charlotte County taxes, permits and serves it, and the Tern Bay Community Development District owns its streets and lakes.

How much do Tern Bay homes sell for?

The 14 resales recorded in the 12 months to August 31, 2026 ran from $465,000 to $815,000 at a $697,500 median. Over three years, 2006 and 2007 homes resold at a $535,000 median and 2019 to 2023 homes at $755,000.

How many homes are on the Tern Bay plat?

231 single-family homes, all built: 29 in 2006 and 2007 and 202 from 2019 to 2023. The plat also carries road, stormwater and commercial tracts and the land that became two coach-home condominiums.

Is Lennar still building on the Tern Bay plat?

No. The plat has no vacant homesites, and the county's last estimated builder-direct sale on it recorded in 2024. Lennar still holds the golf course tract and future-development tracts elsewhere in Heritage Landing.

Who built the Tern Bay homes?

Lennar built the 202 homes of 2019 to 2023. For the 29 homes of 2006 and 2007, the records we read point to Lennar's involvement in the first cycle too, but none names the builder of each house; the county deed index for each lot does.

What are the Community Development District fees on a Tern Bay home?

For fiscal 2027, $1,356.09 for operations on every home, plus a bond line of $1,706.89 for a Manor lot, $1,849.13 for an Estate lot or $1,498.10 on the first-cycle 2005A bonds, unless the bond was prepaid at closing. The tax bill shows your parcel's lines.

What are the HOA fees for a Tern Bay home?

Heritage Landing Master Association does not publish its assessment on a public page we could find, so we do not print one. The estoppel certificate states the exact amount, and Florida law requires the association to issue it.

Is golf membership included with a Tern Bay home?

The public record does not say. The club's rules refer to its recorded declaration for membership, and that declaration is not posted publicly. Ask for the club's estoppel figures and the declaration's membership article before you sign.

Can the public play the golf course?

Yes, within limits. The club takes public tee times two days in advance by phone at (941) 347-2222 and hosts outside tournaments, while members book up to 14 days ahead.

Is Tern Bay gated?

Yes. Heritage Landing's gate, staffed by Allied Universal and run on Entrance IQ since December 2025, covers the Tern Bay plat. Guests use QR passes, and the system records plates and video of every entry.

Do Tern Bay homes have pools?

Most do: 199 of the 231 record cards show an in-ground pool, 207 a screen cage and 191 a spa, and all 14 homes that resold in the last year had a pool.

Are Tern Bay homes on the water?

The roll flags 147 of 231 as waterfront, meaning a lake or pond behind the lot, and 137 of the plat's lot outlines touch the golf course and preserve tract. There is no boat access.

What flood zone is the Tern Bay plat in?

On FEMA's current map, 127 of 235 lots are in zone AE with a 9-foot base flood elevation, 67 in shaded zone X and 41 in zone D. None is in a VE zone. Check the specific lot.

Do I need flood insurance on a Tern Bay home?

A federally backed mortgage requires it in zone AE. In shaded X and zone D it is the lender's choice and yours. Few Tern Bay lots have a FEMA fill letter, so the elevation certificate sets the quote.

What hurricane evacuation zone is Tern Bay in?

Zone B, for every lot on the plat, on Charlotte County's storm-surge evacuation map.

Were Tern Bay homes damaged by Hurricane Ian?

We found no first-party damage report for the plat from Ian, Helene or Milton and do not infer one. Ask the seller for the insurance claim history and the county permit history, which shows any storm repairs.

Which schools serve Tern Bay homes?

East Elementary, Punta Gorda Middle and Charlotte High, all Charlotte County Public Schools, by the district's own boundary files. Confirm with the district's Boundary Locator.

Is Tern Bay a 55 plus community?

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

Can I rent out a Tern Bay home?

Under the master declaration's leasing rules, which are not public. The golf club lets a member transfer golf privileges to a tenant for at least 31 days, up to 12 times in 12 months, and suspends the owner's club access during the transfer.

Are pets allowed?

In homes, within the master declaration's limits; not in the club, whose rules say "pets are not permitted within the Club."

Can I have a golf cart on the streets?

Not as a designated right yet. The district reports that a golf-cart community designation for the streets is in progress with county coordination, and personal carts are barred from the course.

What do I need approval for before changing the house?

Pools, cages, fences, paint, shutters, generators and additions need the master association's architectural approval and then a Charlotte County permit. Florida law requires the association to approve hurricane protection that meets its adopted specifications.

How far is Tern Bay from downtown Punta Gorda?

About 17 minutes from the clubhouse, 14 minutes to Interstate 75 at Jones Loop Road and 22 minutes to Punta Gorda Airport, in free-flowing traffic.

What is the nearest hospital?

HCA Florida Fawcett Hospital and AdventHealth Port Charlotte, about 26 to 27 minutes from the clubhouse. Punta Gorda's hospital closed after the 2024 hurricanes.

What does the Tern Bay name mean on my tax bill?

It is the Tern Bay Community Development District, the unit of local government that bills the operating and bond assessments as non-ad valorem lines on the county tax bill.

How do Tern Bay homes compare with Heritage Landing's other single-family homes?

Larger, older on average and pricier: a $697,500 county median over 12 months against $460,000, $314.01 per heated foot against $213.68, with wider lots and more pools. Our Heritage Landing single-family homes guide covers the other plat.

Is the Tern Bay Homeowner's Association on the state list this community?

No. The active "Tern Bay Homeowner's Association, Inc." is a Tierra Verde association in Pinellas County. The Tern Bay plat's own 2005 association was dissolved in 2008, and the plat is governed by Heritage Landing Master Association today.

How do I buy on the Tern Bay plat with a buyer's agent?

Call Marc at (239) 287-5873 before you tour. We pull the tax bill lines, the golf declaration and the flood file for each home you like, and read our Heritage Landing buyer guide for the steps.

Frequently Asked Questions, Seller Edition

Tern Bay sellers ask most about price, speed, the district bill, golf membership and flood paperwork. These answers tie back to the recorded sales, the district budget and the club rules above, and to how McGreevy and Comisar list a Tern Bay home: priced on the record, with the paperwork ready.

Who is the best listing agent for Tern Bay homes at Heritage Landing?

The best Tern Bay listing agent prices your home on Tern Bay sales, not a Heritage Landing median, and hands buyers the district, golf and flood paperwork up front. McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, list that way. Call Jesse at (239) 898-6072.

What is my Tern Bay home worth?

It depends first on era and size: over three years, 2006 and 2007 homes resold at a $535,000 median and 2019 to 2023 homes at $755,000; homes of 2,400 square feet or more at $781,000. Start with our free Heritage Landing home valuation.

How many Tern Bay homes sold in the last year?

The county recorded 14 qualified Tern Bay resales from September 1, 2025 to August 31, 2026, with $9,712,000 in volume. The MLS shows seven Tern Bay closings for its 12 months to September 24, 2026.

Are Tern Bay prices dropping?

Not simply. The 12-month median of $697,500 is below 2025's $795,000 on six sales and above 2024's $689,500 on 12. Homes bought at the 2022 and 2023 peak have resold near or below their purchase price; homes bought from the builder in 2019 to 2021 have resold far above it.

How long does it take to sell a Tern Bay home?

The seven Tern Bay MLS closings of the last year took a median of 99 days to contract, from 37 to 211. A Golden Fern Drive home closed in September 2026 after 4 days. Pricing on Tern Bay sales from day one is the biggest lever.

What sale-to-list ratio should I expect?

The seven Tern Bay MLS closings of the last year sold at a median of 95.5 percent of the final list price, from 93.2 to 98.0 percent; none sold at or above list.

What is the highest recent Tern Bay sale?

$815,000 on Longmeadow Drive, recorded January 9, 2026, for a 2022 home of 2,449 heated square feet. Over the last five years the high was $859,000, on Golden Fern Drive in August 2022.

Why is my home worth more than a Heritage Landing single-family home in the later phases?

Lot, size and frontage. Tern Bay lots are 60 feet or wider on the county's lot map, the median home is 2,449 square feet, most have pools and many back onto water or the course. Buyers paid $314.01 per heated foot here against $213.68 in the later phases.

Does my home's age matter as much as its size?

On this plat, yes. The first-cycle homes of 2006 and 2007 resold at a $535,000 median over three years against $755,000 for the Lennar homes, partly size and partly the age of roofs, pools and openings.

Should I replace my roof before listing a 2006 or 2007 home?

Not automatically. Get a roof inspection and a four-point report first, then ask an insurance agent what a buyer will face. Sometimes a price credit works better than a new roof; sometimes the roof is what makes the home insurable.

What is a wind mitigation report and do I need one?

A form documenting roof deck, roof-to-wall connections and opening protection, which Florida insurers must credit. Order one before listing; for a 2019 to 2023 Tern Bay home it usually helps the buyer's quote.

Does my flood zone affect my sale?

It affects the buyer's insurance more than the price: last year's five AE-zone resales carried a $705,000 median against $710,000 for nine shaded-X resales. Attach your elevation certificate so buyers can quote on day one.

Should I get an elevation certificate before listing?

If you have one, find it; the county publishes certificates for 102 of the 231 Tern Bay homes. If you own one of the 29 first-cycle homes, none of which has a certificate in the county's layer, ordering one before listing saves the buyer a week.

What flood disclosure must I give a Tern Bay buyer?

Florida's flood disclosure, at or before the contract, stating any known flood damage, any flood insurance claims and any federal flood assistance received for the home.

Do I have to pay off the Community Development District bond when I sell?

No. The bond assessment runs with the property on the tax bill until its series is repaid, 2037 for the 2005A bonds and 2052 for the Series 2022 bonds, unless an owner chooses to prepay. The buyer takes over the yearly line.

How do I find my home's bond line?

On your county tax bill, or from the district's property search or district manager with your parcel number. The district's FAQ says much of the bond was prepaid by the developer at closing on some homes, so your line may differ from your neighbor's.

Does the district assessment increase affect my sale?

Buyers see it. The operating line rose from $377.44 in fiscal 2025 to $1,356.09 adopted for fiscal 2027, with a $1,750.00 cap for notice purposes. We show buyers the adopted budget and what it pays for, so the number is explained up front, not a surprise.

Does my golf membership transfer when I sell?

Membership follows the club's recorded declaration, not a listing remark. We request the club's estoppel figures at listing so any transfer charge or capital contribution is known before the buyer's inspection period ends.

Who orders the estoppel certificates?

The seller authorizes them and the title company usually requests them from the master association and the golf club. Florida caps a homeowners association's fee at $250 with no delinquency, plus $100 for delivery within three business days.

What association documents do I give my buyer?

The statutory disclosure summary before the contract, and the declaration, rules and budget, which the association must post on its owner website or app. If the summary is missing, the buyer can cancel within three days.

What if I added a pool cage, lanai or shutters without a permit?

Fix it before listing. Apply for the missing county permit or correct the work; an open permit or violation shows up in the buyer's permit search or on the estoppel certificate.

Can I put a For Sale sign on my Tern Bay home?

Sign rules come from the master declaration and its rules, which are not public. We check them before we list, and we lean on photography, video, drone and our buyer database, since a gated plat gets little drive-by traffic.

Can I hold an open house on the Tern Bay plat?

Only with the gate's guest process. We register visitors through the access system in advance, and many Tern Bay buyers prefer private showings arranged with the gate.

Can I sell my Tern Bay home while it is rented?

Yes, subject to the lease and the master declaration. A tenant's lease and any transfer of golf privileges to the tenant carry into the buyer's plans, so we review both before listing.

Can I sell my Tern Bay home if I live out of state?

Yes. Many Tern Bay owners have out-of-state mailing addresses. We run showings, inspections and the association and club paperwork locally, and closings can be done by mail or remote notarization.

How do I sell an inherited Tern Bay home?

Start with the probate or trust paperwork that gives someone authority to sign, then the tax bill, the estoppel requests and the flood file. A change of ownership can end the homestead exemption and its assessment cap, which changes the next tax bill, so plan the net sheet on the buyer's taxes, not the estate's.

Can I sell by owner?

You can. Expect to handle the district disclosure, the association disclosure summary, the flood disclosure, the estoppel requests and the gate's showing rules yourself, and to price without the off-MLS half of the comparables.

What seller closing costs apply in Charlotte County?

Commission is negotiable. Florida documentary stamp tax on the deed is $0.70 per $100 of price, usually paid by the seller, and in Charlotte County the seller customarily pays the owner's title policy; the contract controls. Add estoppel fees, recording and prorated taxes and district assessments.

Can I keep my homestead savings when I buy again in Florida?

Florida's portability rule lets a homestead owner carry up to $500,000 of the Save Our Homes difference to a new Florida homestead if they establish it within the time the statute allows. Ask the property appraiser before you close.

When is the best time to list a Tern Bay home?

Before the season. Six of the last year's 14 resales recorded in March, and none from September through December 2025, so homes listed in the fall and early winter meet the buyers who write in spring.

Should I price my Tern Bay home off the Heritage Landing median?

No. The community median of $352,500 is weighted by 420 terrace and 288 veranda condominiums. The Tern Bay median is $697,500, and the useful comparables are the Tern Bay sales of your era and size.

What sells fastest on the Tern Bay plat?

In the MLS rows of the last year, the quickest contracts went to homes priced at or near the plat's recent sales: an Oak Hammock Court home at 37 days and a Keygrass Court first-cycle home at 60. The three longest, at 137 to 211 days, still closed at 94.1 to 96.0 percent of their final list prices, and the MLS rows show only the final list price, not any earlier reductions.

Why hire McGreevy and Comisar to sell my Tern Bay home?

Because we read the whole record: all 14 recorded Tern Bay sales, not the seven on the MLS, your district bond line, your flood zone and elevation certificate, and the club's rules. We have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072, text or call.

Sources and Authoritative References

Every Tern Bay fact on this page traces to a primary record, grouped by issuer and numbered continuously: the Tern Bay Community Development District, the golf club, Charlotte County and its Property Appraiser and Clerk, the State of Florida, federal agencies, and a small number of news and industry records. 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, with the Series 2005 bond summary
6. Adopted Budget, Fiscal Year 2027, July 22, 2026
7. Notice to Homeowners, FY2027 Assessment and Cap Notice, mailed June 17, 2026
8. Agenda book for September 22, 2026, with the July 22, 2026 minutes and the Phase I water permit modification
9. Proposed Budget, Fiscal Year 2026, with revised unit counts

Heritage Landing Golf and Country Club

10. Heritage Landing Golf and Country Club home page
11. Course history and scorecard
12. Rates
13. Facilities
14. Contact
15. Local Rules
16. Event Calendar
17. Golf Club Rules and Regulations, amended May 9, 2024

Charlotte County development orders and planning

18. Heritage Landing DRI page
19. Resolution 92-29, February 18, 1992
20. Resolution 93-244, December 14, 1993
21. Resolution 2004-050, March 9, 2004
22. Agreement 2005-005, Tern Bay
23. Resolution 2006-009, January 17, 2006
24. Resolution 2019-134, renaming the Tern Bay DRI to Heritage Landing
25. Resolution 2022-146
26. Burnt Store Area Plan
27. Burnt Store Road East-West Connector
28. Burnt Store Water Reclamation Facility Expansion

Charlotte County GIS

29. Charlotte County GIS web layers
30. Certificate of Elevation layer
31. Property Ownership layer
32. Lots layer
33. Subdivisions layer
34. FEMA letter of map revision layer
35. Storm Surge Evacuation Zones layer
36. Florida Building Code wind speeds layer
37. Coastal High Hazard Area layer

Charlotte County departments, Property Appraiser and Clerk

38. Charlotte County Property Appraiser
39. Property Appraiser record card, Tract CC, golf course and preserve tract
40. Charlotte County Clerk of the Circuit Court
41. Clerk's plat and condominium search
42. Charlotte County Tax Collector
43. Charlotte County Community Development
44. Building Construction
45. Building permits
46. Building codes
47. Emergency Management
48. Emergency Management, flood information
49. Charlotte County Utilities
50. Solid Waste
51. Parks

State of Florida

52. Division of Corporations, entity search "Tern Bay"
53. Tern Bay Golf and Country Club Resort, Inc., N05000009395
54. Tern Bay Development Co., LLC, L02000028955
55. Tern Bay Master Association, Inc., N15000011445
56. Division of Corporations, entity search "Heritage Landing"
57. Florida Statutes Chapter 190, Community Development Districts
58. Florida Statutes 190.048, district disclosure in sales contracts
59. Florida Statutes 720.303, association records and websites
60. Florida Statutes 720.3035, architectural control and hurricane protection
61. Florida Statutes 720.3045, installation, display and storage of items
62. Florida Statutes 720.305, fines and enforcement
63. Florida Statutes 720.3085, assessments and liens
64. Florida Statutes 720.30851, estoppel certificates
65. Florida Statutes 720.401, disclosure summary
66. Florida Statutes 689.302, flood disclosure
67. Florida Statutes 689.261, property tax disclosure
68. Florida Statutes 193.155, homestead assessments
69. Florida Statutes 196.031, homestead exemption
70. Florida Statutes 197.3632, non-ad valorem assessments
71. Florida Statutes 553.899, milestone inspections
72. Florida Statutes 553.844, windstorm loss mitigation for roofs and openings
73. Florida Statutes 627.0629, wind mitigation discounts
74. Florida Statutes 627.351, Citizens Property Insurance
75. Florida Statutes 201.02, documentary stamp tax on deeds
76. Florida Statutes 475.278, brokerage relationships
77. Florida Department of Business and Professional Regulation, licensee search
78. Florida Division of Emergency Management, Know Your Zone
79. Southwest Florida Water Management District
80. Florida Office of Insurance Regulation
81. Citizens Property Insurance Corporation
82. Florida State Parks, Charlotte Harbor Preserve State Park
83. Florida Department of Education, school grades

Schools

84. Charlotte County Public Schools, elementary attendance boundaries
85. Charlotte County Public Schools, middle school attendance boundaries
86. Charlotte County Public Schools, high school attendance boundaries
87. Charlotte County Public Schools, Boundary Locator
88. School Board Policy 5120, school assignment

Federal agencies

89. FEMA Letter of Map Revision 23-04-1652P, effective October 13, 2023
90. FEMA Letter of Map Revision 23-04-5839P, effective July 29, 2024
91. FEMA LOMR-F 24-04-0947A
92. FEMA LOMR-F 25-04-1014A
93. FEMA National Flood Hazard Layer map service
94. FEMA Flood Map Service Center
95. FEMA, Risk Rating 2.0
96. FloodSmart, National Flood Insurance Program
97. National Hurricane Center, Hurricane Ian report
98. National Hurricane Center, Hurricane Milton report
99. US Census Bureau Geocoder

Health care, travel and utilities

100. AdventHealth, agreement to acquire ShorePoint facilities
101. AdventHealth, ShorePoint Health Port Charlotte now AdventHealth Port Charlotte
102. HCA Florida Fawcett Hospital
103. Punta Gorda Airport
104. Southwest Florida International Airport
105. OSRM open-source routing engine
106. Florida Power and Light

News and industry records

107. Ryan Golf, Tern Bay Golf and Country Club Resort project record
108. Gulfshore Business, AdventHealth plans emergency facility in Punta Gorda, September 8, 2025

Records cited in plain text

109. Charlotte County Property Appraiser public roll and sales files and record cards for the 238 parcels on the Tern Bay Golf and Country Club Resort plat, qualified improved sales from 2009 to August 31, 2026, index built September 29, 2026 (our analysis).
110. Lot-by-lot test of the 235 Tern Bay lot outlines against FEMA flood zones, Charlotte County evacuation zones, the Coastal High Hazard Area and the golf course and preserve tract, September 29, 2026 (our analysis).
111. Southwest Florida MLS, residential closings in Heritage Landing Golf and Country Club, 12 months to September 24, 2026, per-listing rows pulled September 28, 2026 (member access, cited as text).

Downloadable Documents

The official Tern Bay documents below are published by the Tern Bay Community Development District, the golf club, Charlotte County and the State of Florida, and each link opens the issuer's own copy, so you always read the current version.

The Heritage Landing master declaration and the golf club declaration are not published online; they are recorded in the Charlotte County official records, and the master association must post its governing documents on its owner website or app.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Tern Bay Homes at Heritage Landing. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.