Heritage Landing - Terrace Condominiums

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

McGreevy and Comisar wrote this guide first for Terrace owners who are thinking about selling, and second for buyers who want the real record before they tour: what each plan and floor has sold for, which of the fourteen buildings carries a FEMA fill letter, what the Tern Bay district bills every unit, and which paperwork a Florida condominium seller now has to hand over. Terrace Condominiums at Heritage Landing is a 420-home condominium neighborhood of fourteen four-level, 30-unit buildings inside the master-planned community of Heritage Landing in Punta Gorda, Florida. It is the largest single product in Heritage Landing and the most affordable way through the gate, with a county-recorded median of $235,000 over the last twelve months. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008.

One fact about the Terrace buildings changes how you read everything else. Charlotte County numbers every Terrace home with three or four digits: the building, then the floor, then the position. In Building 1 the homes run from 111 to 118, 121 to 128, 131 to 138 and 141 to 146. That is eight homes on each of the first three floors and six on the fourth, thirty in all, and the same pattern repeats in all fourteen buildings. So the Terraces are four levels of homes, not the three stories that some descriptions give them, and the plan, the floor and the view each move the price.

This guide is built from the Charlotte County Property Appraiser's roll, unit cards and qualified sales file for all 420 homes and the six common-element parcels, the Tern Bay Community Development District's adopted budget and agenda books, FEMA's letters of map change, the Florida Department of Business and Professional Regulation's condominium register, the Florida Division of Corporations, the Florida Statutes and the Southwest Florida MLS. Charlotte County is a county-first market for us, so the county's recorded deeds lead every price on this page and the MLS supplies days on market and sale-to-list. If you own a Terrace home and are weighing a sale, start with the market snapshot, the structural study section and the seller section, then call Jesse. If you are buying, the building-by-building record below shows which of the 420 homes fits before your first showing.

Why McGreevy and Comisar Are the Best Realtor for Terrace Condominiums at Heritage Landing

McGreevy and Comisar are the best realtor for Terrace Condominiums at Heritage Landing because the proof is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, $900 million in personal sales, and a Terrace read built from all 542 county-recorded qualified sales since 2020 and all 426 Terrace parcel cards.

If you're searching for the best realtor for Terrace Condominiums at Heritage Landing in Heritage Landing, Punta Gorda, whether you're ready to sell your Terrace Condominiums at Heritage Landing 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 at the Terraces for reasons particular to these buildings. Every one of the fourteen buildings holds the same thirty homes in the same three plans, so buyers compare Terrace listings with each other line by line, and a seller wins or loses on details a portal cannot see: whether the building has a FEMA fill letter, whether the unit faces a lake, which floor it sits on, and whether the seller bought from Lennar at the 2022 peak or at the 2020 or 2025 lows. The county itself values a lake-view Terrace home about $47,000 above a non-lake home of the same plan. A listing agent who prices a Terrace condominium off the Heritage Landing median, or off the last sale in a different building, leaves money on the table or leaves the home on the market.

Recent Terrace Condominiums at Heritage Landing track record (all brokerages, county recorded deeds): In the last 12 months Terrace Condominiums at Heritage Landing has seen 34 resales and 3 builder-direct sales, 37 in all (Charlotte County Property Appraiser qualified improved sales recorded September 5, 2025 to August 31, 2026; the newest Terrace sale in the file is dated August 27, 2026), from $168,000 to $285,000, at a median of $235,000 (37 sales, an odd count, so the median is an actual sale), dollar volume $8,542,000, the same 37 sales and the same median shown in our Heritage Landing guide. The 34 resales alone recorded a median of $237,500 (an even count, so the midpoint of $235,000 and $240,000). The highest-priced Terrace sale in the window was $285,000, a first-floor 1,301 square foot end unit in Terrace VI in February 2026. On the Southwest Florida MLS, 22 Terrace closings in the 12 months to September 24, 2026 recorded a median 44 days on market and a 95.2% median sale-to-list ratio. The county record does not name the listing office on each sale, so we state no represented-sale count for the Terraces here; ask us and we will walk you through all thirty-seven.

For Terrace sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At the Terraces it has to reach the right audience in the right month: on the county roll, 193 of the 420 owners have a Florida mailing address, and the rest mail their tax notices to Michigan, Ohio, New York, Illinois, New Jersey, Wisconsin, Pennsylvania and Canada. Your next buyer may be shoveling snow in Grand Rapids when your listing goes live. We also build the paperwork file before the first showing: the association's structural integrity reserve study or the statement that none was completed, any milestone or turnover inspection report, the resale disclosure package under section 718.503 of the Florida Statutes, the estoppel certificate, the FEMA letter for your building and the Tern Bay district lines on your tax bill.

For Terrace buyers: the first question is the building's paperwork, because each of the six Terrace associations sets its own dues, reserves and rules. The second is the building and the floor, which set the flood letter, the view and the price band. The third is the full carrying cost, which starts with $2,351.77 a year to the Tern Bay district for fiscal 2027 before condominium dues, master association dues and taxes. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Terrace unit; 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 Terrace Condominiums at Heritage Landing home? Get a free Heritage Landing home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Terrace Condominiums at Heritage Landing? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read our Heritage Landing buyer guide.

Living in the Terrace Condominiums as a Homebuyer

Living in the Terrace Condominiums means a two- or three-bedroom home of 1,120 to 1,301 square feet in one of fourteen four-level buildings along Heritage Landing Boulevard, a covered parking space under the association's carports, lakes behind most buildings, and the Heritage Landing gate, golf course and clubhouse a few minutes' drive away.

The Terraces are the entry point to Heritage Landing. They hold 420 of the community's 1,545 homes, more than any other product, and they sit along the main boulevard between the entrance and the clubhouse. What follows is what daily life looks like, drawn from the county's unit and common-element cards, the state's condominium register, the district's own records and the Florida Statutes.

What Are the Terrace Condominiums at Heritage Landing?

The Terrace Condominiums are six separate residential condominiums built by Lennar Homes between 2020 and 2025 and governed by Chapter 718 of the Florida Statutes. The state register lists each one as "a phase condo": Terrace I (project PR76824, recorded April 27, 2020), Terrace II (PR77005, January 15, 2021), Terrace III (PR77096, August 16, 2021), Terrace IV (PR77206, July 13, 2022), Terrace V (PR77270, August 11, 2023) and Terrace VI (PR77419, October 21, 2024) (Florida DBPR condominium register extract, read September 29, 2026). The Charlotte County Property Appraiser's roll carries exactly 420 Terrace homes and six common-element parcels, and the Tern Bay Community Development District bills exactly 420 units under the heading "Terrace (30 Unit plex)" (Tern Bay CDD, Adopted Budget FY2027).

Each condominium has its own not-for-profit association filed with the Florida Division of Corporations, from Terrace I at Heritage Landing Condominium Association, Inc., filed September 21, 2018, to Terrace VI at Heritage Landing Condominium Association, Inc., filed April 18, 2023. Above them sit Heritage Landing Master Association, Inc. and the Tern Bay district, which the governance section below takes layer by layer.

Fourteen Buildings, Six Associations

Source: Charlotte County Property Appraiser roll and unit cards for all 420 homes, read September 29, 2026 (sample card, a Terrace I home). Sixty plus sixty plus sixty plus sixty plus ninety plus ninety is 420.

Why it matters to you: the building decides your association, your dues, your reserve study, your FEMA letter and the age of your roof. Two Terrace listings on the same boulevard can sit in different condominiums with different budgets.

Four Levels of Homes in Every Building

The unit numbers on the county roll describe the building. The last digit is the position on the floor and the digit before it is the floor: in Building 7, home 731 is on the third floor, and home 745 is on the fourth. Every Terrace building has positions 1 to 8 on floors one, two and three, and positions 1 to 6 on floor four. The floor count is our reading of the county's unit numbering, which owners' own listings of fourth-floor homes bear out, not a building-code story determination.

Source: Charlotte County Property Appraiser roll, our tabulation of all 420 unit numbers and county square footages.

Why it matters to you: a buyer who wants a first-floor home with no elevator wait has eight choices per building; a buyer who wants the top-floor view has six, and none of them is the largest plan.

Three Plans, and What Each Is Called on the Record

Every Terrace building holds eight homes of 1,120 square feet, sixteen of 1,154 square feet and six of 1,301 square feet on the county's heated-area field. Lennar's own sales article described the Terraces as "approximately 1,120 to 1,301 square feet," with "Gourmet kitchens with stainless steel appliances," "Private lanais with serene views of the community" and "Hurricane protection windows for peace of mind" (Lennar Resource Center, Terrace Condominium in Heritage Landing).

• 1,120 square feet: 112 homes. The MLS and most county cards describe these as two-bedroom, two-bath homes.
• 1,154 square feet: 224 homes, the standard plan. Two bedrooms and two baths on the card; MLS listings often show about 1,194 to 1,198 square feet because the MLS measures differently.
• 1,301 square feet: 84 homes, the end units on floors one to three. MLS listings describe them as three-bedroom, two-bath homes of about 1,407 square feet; most county cards record two bedrooms, so confirm the bedroom count in the unit itself.

Why it matters to you: on this page every price per square foot uses the county's heated area, so every Terrace home is compared on the same basis, whatever a listing says.

Who Owns at the Terraces?

The county's records answer the question better than a brochure. 193 of the 420 Terrace owners have a Florida mailing address on the September 2026 roll. The rest receive their tax notices elsewhere, led by Michigan (27), Ohio (23), New York (23), Illinois (21), New Jersey (20), Wisconsin (16) and Pennsylvania (13), with at least seven in Canada, most of them in Ontario (Charlotte County Property Appraiser unit cards, mailing addresses, read September 29, 2026; our count). Thirty-nine of the 420 homes are titled to a limited liability company, a rough measure of investor and rental ownership.

That makes the Terraces a mixed building: a full-time Florida core, a large seasonal group from the Great Lakes and the Northeast, and some owners who rent by the month in season. For a buyer, expect a quieter building from June to October and a full pool deck in February. For a seller, your likeliest buyer is a Midwestern or Northeastern retiree or second-home buyer, so the listing has to be live and polished before they start searching in the fall.

A Day at the Terraces

A February morning at the Terraces might start on a lanai over one of the lakes the county flags as waterfront, with a walk along the boulevard's lit pedestrian bridges and a four-minute drive to the clubhouse at 14571 Heritage Landing Boulevard for a tee time or a class. From Terrace I, our routing test put downtown Punta Gorda's Laishley Park 18 minutes away, Fishermen's Village 19 minutes and Burnt Store Marina 15 minutes. Visitors come through the district's gate on a QR pass the resident issues, and the Terrace buildings share covered carports, a pool and paved parking that belong to each condominium.

What you do not do at the Terraces is maintain the building. Under Chapter 718 each association maintains, repairs and insures its common elements, which on the county's Terrace I card include carport structures, a gunite pool, block walls, fencing and paving. Changes to the outside of your home, from windows to hurricane protection, go through your association first and then through Charlotte County's building division for a permit.

What the Terraces Do Not Have, or Have Not Published

Six things buyers sometimes assume. No public fee schedule: none of the six Terrace associations posts its budget or dues on any public page we reached. No boat access: Heritage Landing has no marina; its water access is a kayak launch into the preserve. No age restriction on the public record: no 55-and-over registration or restriction is published for any Terrace condominium. No public SIRS detail: the state's structural integrity reserve study databases could not be queried by our tools on September 29, 2026, so each study's status has to come from the association. No exemption from Florida's condominium safety laws: at four levels of homes, every Terrace building sits inside both the structural integrity reserve study and the milestone inspection regimes. No settled golf answer for a resale buyer: Lennar's sales article said "All residents receive a social membership with the purchase of their new home," but that was builder marketing for new sales, and the golf club's rules point to its recorded declaration for who is a member.

Buying a Terrace Condominium, Step by Step

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

1. Choose the building, then the floor and plan. In the last twelve months the county recorded Terrace resales from $184,500 to $285,000, and the 1,301 square foot end units led at a $275,000 median.
2. Check the building's FEMA letter. Eleven of the fourteen buildings carry a fill letter on the county card; three do not.
3. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes a resale seller must give you the declaration, articles, bylaws and rules, the year-end financial statement and budget, the question-and-answer sheet, the most recent structural integrity reserve study or a statement that none was completed, and any milestone and turnover inspection reports. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays.
4. Order the estoppel certificates on day one, from the condominium association under section 718.116 and from the master association under section 720.30851.
5. Price the carrying cost, including $2,351.77 a year to the Tern Bay district for fiscal 2027 unless the bond portion was prepaid, and any special assessment.
6. Insure before the deadline. Get an HO-6 quote on the actual unit and ask for the association's master policy declarations, including its flood coverage.

If you would like a second set of eyes on a Terrace file, call Marc at (239) 287-5873 or read our Heritage Landing buyer guide. Sellers can see what a Heritage Landing home is worth or call Jesse direct at (239) 898-6072.

Terrace Condominiums Market Snapshot: What the Terrace Homes Actually Sell For

Terrace Condominiums at Heritage Landing recorded 37 qualified sales in the twelve months to August 31, 2026 at a $235,000 median, from $168,000 to $285,000; the 34 resales ran at a $237,500 median, and the three builder-direct sales, all in Terrace VI, at $185,000. The figures match our Heritage Landing guide exactly.

Data updated: September 2026 (Charlotte County Property Appraiser roll, unit cards and qualified sales file, local index built September 29, 2026, newest Terrace sale recorded August 27, 2026; Southwest Florida MLS per-listing closed rows, pulled September 28, 2026)

We tracked every one of the 542 qualified sales the Charlotte County Property Appraiser has on file for the Terrace Condominiums since the first closing in May 2020, and matched each one to its condominium, building, floor, plan and county waterfront flag; every table in this section is built from those rows, not from an automated estimate.

This section lists all thirty-seven sales of the last year (by building, floor and plan, never by unit number), splits them by condominium, plan, floor and view, adds the 24-month, 36-month and 60-month windows, lays out the builder and resale record year by year since 2020, shows what happened to owners who resold, adds what the Southwest Florida MLS says about days on market, and closes with what the county itself now says the homes are worth.

The Leading Window: Twelve Months of County Recorded Sales

Source: Charlotte County Property Appraiser qualified improved sales, our analysis; price per square foot uses the county's heated area and is the median of per-sale ratios. "Builder-direct" is our estimate, the first qualified sale of a home within a year of the year it was built, the same rule our Heritage Landing guide uses.

All Thirty-Seven Sales, One by One

Source: Charlotte County Property Appraiser qualified sales file and unit cards, our analysis. Floor is read from the unit number, as explained above.

Three patterns stand out. The 1,301 square foot end units took five of the six highest prices, from $275,000 to $285,000. The newest buildings, Terrace VI's 14191, 14201 and 14211, took most of the lowest, because their homes are not on the county's waterfront flag and because Lennar's own 2025 closeout sales in those buildings set a low bar. And a first-floor Terrace VI end unit that Lennar sold for $165,000 in August 2025 resold for $285,000 in February 2026; the county file does not say why, and we do not guess about any individual owner, but the pair shows how far apart two sales of the same home can sit when one is a builder closeout and the other a finished resale.

Ready to Sell or Buy a Terrace Condominium? Talk to the Team That Read All 420 Unit Cards

Terrace Condominiums at Heritage Landing is the largest product inside Heritage Landing, and its 37 county-recorded sales in the last year ran from $168,000 to $285,000 across three plans and four floors, so pricing one takes the building's own record, not a portal estimate. Sellers can get a free Heritage Landing home valuation built on the building, plan, floor and view of your home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before touring Heritage Landing Boulevard.

By Condominium

Source: Charlotte County Property Appraiser qualified sales, September 5, 2025 to August 31, 2026, our analysis. Counts under ten are thin; read them as a guide, not a market rate.

Terrace II's two buildings at 14061 and 14071 led the year, helped by three 1,301 square foot end units among six sales. Terrace VI's median is the lowest because three of its eleven sales were Lennar's last closeouts and none of its ninety homes is on the county's waterfront flag.

By Plan

Source: Charlotte County Property Appraiser qualified resales, twelve months from September 5, 2025 and 24 months from September 5, 2024, both to August 31, 2026, our analysis.

The end unit carries a premium of roughly $40,000 to $50,000 over the two smaller plans, for 147 to 181 more square feet and, on the MLS, a third bedroom. The 1,120 and 1,154 plans trade almost interchangeably; the 34 square feet between them is not a number buyers pay for.

By Floor

Source: Charlotte County Property Appraiser qualified resales, our analysis; floor read from the unit number.

Upper floors sell a little higher, but the plan explains part of it: the third floor's lead over two years is helped by 1,301 square foot end units, which the fourth floor does not have. Plan for plan over 24 months, the 1,154 square foot plan resold at a $224,000 median on the first floor (12 sales), $228,750 on the second (8), $248,000 on the third (4) and $241,000 on the fourth (6); the samples are small, but the direction is consistent. At the Terraces, as in most Florida condominium buildings, buyers pay a little for height and view and a little less for the stairs they do not have to climb.

Lake View: What the County's Waterfront Flag Is Worth

The Charlotte County Property Appraiser flags 280 of the 420 Terrace homes as waterfront: every home in Buildings 2 through 9, eleven in Building 1 and 29 in Building 10. None of the ninety homes in Terrace VI and none in Building 11 carries the flag. The flag is the county's lake-frontage code, not a view certificate, so confirm the outlook of any specific home in person.

Source: Charlotte County Property Appraiser unit cards and qualified resales, our analysis.

Buyers have paid about $20,000 to $22,500, or roughly 10% per square foot, more for a flagged home. The county's own 2026 values go further, as the last table in this section shows.

Builder-Direct Versus Resale, Year by Year

Source: Charlotte County Property Appraiser qualified improved sales, all Terrace history, our analysis. The resale medians for 2021 to 2026 match the Terrace row in our Heritage Landing guide.

Three phases stand out. From 2020 to 2021 Lennar sold the first buildings at medians under $200,000. In 2022 and 2023 the builder's prices rose to about $275,000 and resales peaked at a $349,000 median. From 2024 the resale median fell each year, to $235,000 so far in 2026, and in 2025 Lennar closed out Terrace VI at a $187,450 median, well below the same year's resales. No builder-direct Terrace sale has recorded since November 5, 2025, so 2026 sellers compete only with other resales.

What Lennar Charged, Building by Building

Source: Charlotte County Property Appraiser qualified sales, first sale of each home within a year of its year built, our analysis. 410 of the 420 homes recorded a qualified builder-direct first sale on this rule.

The table is the most useful single fact for a Terrace seller, because what you paid and when explains most of what you can net today.

What Happened to Owners Who Resold

In the last 12 months we matched every Terrace resale to the same home's earlier recorded sale. Thirty-three of the 37 sales had one.

Source: Charlotte County Property Appraiser qualified sales, our analysis. Gross price change only, before commissions, closing costs, improvements, carrying costs or any rental income.

That spread is why no two Terrace sellers have the same decision. An owner who bought Building 1 or 2 from Lennar at $176,000 in 2020 has room to price competitively and still net a gain; an owner who bought Building 7 or 8 at the 2022 to 2023 peak is weighing the same market against a higher basis. We run that math with every Terrace seller before the listing price is set.

Widening the Window: 24, 36 and 60 Months

Source: Charlotte County Property Appraiser qualified improved sales to August 31, 2026, our analysis; odd counts report the middle sale.

The wider windows tell the recent story plainly. The 60-month resale median of $292,000 carries the 2022 and 2023 peak; the 24-month resale median of $240,000 sits about 18% below it, and the trailing twelve months at $237,500 a little lower. That matches the Heritage Landing attached-home market generally, which softened after the post-Ian insurance and condominium-law changes and after Lennar's 2025 closeout pricing.

What the Southwest Florida MLS Shows for the Terraces

Charlotte County is a thin market for the Southwest Florida MLS, which is why the county record leads this page. Matching the MLS per-listing rows for Heritage Landing Golf and Country Club to the fourteen Terrace street addresses gives 22 Terrace closings from September 25, 2025 to September 24, 2026, at a median sold price of $238,500 (an even count, the mean of $237,000 and $240,000), a median of 44 days on market (the mean of 43 and 45) and a median sale-to-list ratio of 95.2%, the median of the per-sale ratios (Southwest Florida MLS, per-listing rows pulled September 28, 2026). Eight of the 22 went under contract in 30 days or fewer, and two closed at their full list price. The fastest marketed sale in the rows took four days: a fourth-floor 1,120 square foot plan at 14081 Heritage Landing Boulevard that closed at $245,000 in August 2026, against a $249,770 list price.

For comparison, the MLS reports the Terrace and Veranda condominiums together as 38 closings at a $259,250 median, 66.5 days and 96.0% of list. The Terraces alone sold faster than that blended figure but a little further below list. The MLS count of 22 is lower than the county's 34 resales because not every Terrace resale is listed on the MLS; three MLS closings in September 2026, at $205,000, $237,000 and $255,000, are newer than the county file and will appear in the next county extract.

What the County Says a Terrace Home Is Worth

The Charlotte County Property Appraiser's 2026 preliminary roll values every Terrace home at one of six figures, set by plan and by the county's waterfront flag:

Source: Charlotte County Property Appraiser unit cards, "2026 Preliminary Tax Roll Values, as of January 1, 2026," read September 29, 2026; the card notes these values "are NOT certified (final) values" and that final values are certified in mid-October. Total for the 420 homes: $80,437,064. The 280 flagged homes carry the higher figure and the 140 unflagged homes the lower one, count for count.

Two cautions. The county's just value "reflects 193.011 adjustment," the statutory allowance for the costs of sale, so it sits below market by design. And the county's $47,000-plus gap between lake and non-lake homes is larger than the roughly $20,000 gap in actual resale medians. The twelve-month resale median of $237,500 is 15% above the $205,989 value of a flagged 1,154 square foot home and 51% above the $156,944 value of an unflagged one. That gap is your negotiating room as a buyer and your pricing argument as a seller, and it is why an automated estimate built on county values underprices a finished non-lake Terrace home.

What Property Tax Looks Like at the Terraces

The Terraces are in unincorporated Charlotte County, taxing district 162 on every card, outside the City of Punta Gorda. A buyer's taxes reset after purchase to the county's next valuation of the home, and a homestead owner pays less, so the right figure for a specific unit comes from the county's tax estimator, which the property appraiser says "utilizes the most recently certified millage rates." The Tern Bay district's operating and bond assessments are collected on the same tax bill and are covered in the fee section below.

Selling a Terrace condominium? 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 Tall Are the Terrace Buildings, and Why Does Height Matter?

The Terrace buildings at Heritage Landing hold four levels of homes, eight on each of the first three floors and six on the fourth, by the county's unit numbering. Height matters because Florida's two post-Surfside condominium safety laws apply to buildings three habitable stories or higher, so every Terrace building falls inside both.

Reading the Height From the County Record

The county does not publish a story count for a condominium building, but it does publish every unit number, and the Terrace numbers are consistent across all fourteen buildings: 11 to 18, 21 to 28, 31 to 38 and 41 to 46 after the building number. Owners' own rental listings describe fourth-floor Terrace homes with elevator access, which fits. Our Heritage Landing guide and some other descriptions call the Terraces three-story buildings; on the record, homes sit on four levels. For the safety laws the difference does not change the answer, because the threshold is three.

The Two Laws in One Paragraph

After the June 2021 collapse of Champlain Towers South in Surfside, Florida added two duties for condominium buildings of three habitable stories or more. The first is a structural integrity reserve study at least every ten years under section 718.112 of the Florida Statutes, which sets the reserves an association must collect for the roof, structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and "any other item that has a deferred maintenance expense or replacement cost that exceeds $25,000." The second is a milestone inspection of the building's structure under section 553.899, which applies to buildings "three habitable stories or more in height as determined by the Florida Building Code." A building-code story determination belongs to the county's building official, not to a roll; the unit numbering is simply strong evidence that each Terrace building clears the threshold.

What the Laws Mean for a 2020 to 2025 Building

For a new building, the laws are less about repairs today and more about paperwork and reserves. A Terrace building is years from its first milestone inspection, but its association has to plan reserves for the roof, the structure, the waterproofing and the windows from the start, and it cannot vote to skip those reserves. A buyer should expect to see a reserve schedule built on the study, and a seller should expect the buyer's lender and insurer to ask for it.

Has Each Terrace Association Completed Its Structural Integrity Reserve Study?

Whether each Terrace association has completed its structural integrity reserve study is not published on any public page we reached. Terrace I, II and III, recorded before July 1, 2022, faced a December 31, 2025 deadline once owners controlled them; Terrace IV, V and VI run on a ten-year clock from creation, with a developer turnover report.

The Deadlines, Condominium by Condominium

Sources: Florida DBPR condominium register extract; section 718.112(2)(g); section 718.301, read September 29, 2026.

The statute's wording for the older group is exact: "Associations existing on or before July 1, 2022, which are controlled by unit owners other than the developer, must have a structural integrity reserve study completed by December 31, 2025." For the newer group, section 718.112 says that "Before a developer turns over control of an association to unit owners other than the developer, the developer must have a turnover inspection report" meeting the study's criteria for each qualifying building. Which Terrace associations are owner-controlled today is itself a question for the records, as the governance section explains.

What the State's SIRS Databases Show

The Division of Florida Condominiums, Timeshares, and Mobile Homes publishes two databases of completed SIRS reporting forms, one for submissions before July 2025 and one for July 2025 onward, and says "Only complete submissions of the SIRS Reporting Form are displayed in the databases" (Florida DBPR, SIRS Reporting and Database). Both are interactive applications, and our research tools could not query them on September 29, 2026, so we cannot say which Terrace associations appear (SIRS submitted prior to July 2025; SIRS submitted July 2025 and after). Search them yourself by "Terrace" and the county, Charlotte. The Division notes that under 2025 legislation, House Bill 913, associations confirm a completed study through their online account.

What Is Not Published, and How to Get It

The six studies, their reserve schedules, each association's reserve balance and any assessment tied to them are not posted on any public page we reached. The route is direct. A resale seller must provide the most recent study or a statement that none has been completed under section 718.503, and an owner can request it as an official record, which the association must make available within 10 working days of a written request under section 718.111. Associations operating 25 or more units must also post their official records, including the study, on a website or app open to owners, and every Terrace association operates 60 or more.

Reading the Budget Against the Study

A study tells you what the building needs; the budget tells you whether the owners are paying for it. For budgets adopted on or after December 31, 2024, the members of an association that must obtain a study "may not determine to provide no reserves or less reserves than required" for the study's items. The 2025 amendments allow a board, with a majority of the voting interests, to pause or reduce reserve contributions for up to two budgets through 2028 to fund repairs a milestone inspection recommends. Put the study and the budget side by side: if the recommended yearly contribution for the roof and structure is larger than the budget line, expect higher dues or a special assessment.

When Are the Terrace Milestone Inspections Due?

The Terrace buildings' first milestone inspections are not due for decades: under Florida law the first inspection comes by December 31 of the year a building turns 30, which for Terrace buildings finished between 2020 and 2025 means 2050 to 2055, unless Charlotte County requires the first one at 25 years.

The Rule, and the Local Option

Section 553.899 requires the first milestone inspection by December 31 of the year a building reaches 30 years of age, or at 25 years if the local enforcement agency determines that environmental conditions warrant it, and every ten years after. A phase one inspection is a visual examination by a licensed architect or engineer "of habitable and nonhabitable areas of a building, including the major structural components"; a phase two inspection follows only if phase one finds "substantial structural deterioration." The association must distribute the summary to owners within 45 days of receiving the report (section 553.899).

Where Each Building Sits on the Timetable

Source: Charlotte County Property Appraiser year built for each building; the statute measures age from the certificate of occupancy, which can differ from the roll year, so read this as a guide. We found no Charlotte County page setting an earlier local schedule.

What the Schedule Means for Owners and Buyers

For a Terrace owner today, the milestone law matters mostly through the reserve study and the turnover report, not through an imminent inspection. The local enforcement agency is Charlotte County's Building Construction Services, because the Terraces are in the unincorporated county. The Florida Building Commission's milestone inspection fact sheet and the Division's inspections page explain the program in plain terms.

Who Governs the Terrace Condominiums?

The Terrace Condominiums are governed by six separate Chapter 718 associations, one for each condominium, each with its own board, budget, reserves and insurance, layered under Heritage Landing Master Association, Inc., the Heritage Landing Golf Club and the Tern Bay Community Development District, a unit of local government.

The Six Associations on the State's Records

Source: Florida Division of Corporations, Terrace I detail and the matching records for Terrace II to VI, read September 29, 2026. All six are active, and Terrace I to V filed their 2026 annual reports on April 29, 2026.

Who Manages the Buildings: Three Records, Three Answers

The public record does not agree on a single manager, which is itself a signal that management changed recently. The state condominium register lists Terrace I, II and IV in care of SW Gateway, Terrace III in care of Gateway Management, both at a Port Charlotte post office box, and Terrace VI at 12734 Kenwood Lane in Fort Myers. The county roll's owner line for the Terrace I common elements reads "C/O TROPICAL ISLES MANAGEMENT" at that same Kenwood Lane address. The 2026 corporate filings for Terrace I to V moved the mailing address and registered agent to Precedent Hospitality and Management in St. Petersburg on April 29, 2026. Ask each board, in writing, who manages the building today and who issues the estoppel certificate.

Is Lennar Still in Control?

The record points two ways. On the September 2026 roll, the common-element parcels for Terrace IV, V and VI are still titled to Lennar Homes, LLC, while Terrace I, II and III hold their own. Terrace VI's 2026 annual report lists one of its three officers at 10481 Six Mile Cypress Parkway in Fort Myers, the address a Southwest Florida Water Management District permit in the district's agenda book gives for Lennar Homes, LLC. Under section 718.301, owners other than the developer are entitled to elect a majority of the board three months after 90 percent of the units are conveyed, or three years after 50 percent, whichever comes first, and every Terrace home has now been sold at least once. Whether each Terrace VI board seat has passed to owners, and whether Lennar has delivered its turnover inspection report, are the two questions to ask that association first.

Terrace VI's Registered Size

The state register lists Terrace VI at 180 units, while the county roll carries 90 Terrace VI homes in three buildings. A phase condominium's declaration must describe "all anticipated phases," and phases must be added within seven years of recording, extendable to ten with owner approval (section 718.403). The register does not explain the difference; it may reflect phases the declaration allowed but that were never built. Ask the association whether any further Terrace VI phase remains possible under its declaration.

How the Layers Split the Work

Sources: Tern Bay CDD, Adopted Budget FY2027; Tern Bay CDD agenda book, September 22, 2026, with the July 22, 2026 minutes; Charlotte County Property Appraiser roll. At the July meeting the district engineer said who owns the condominium access roads is set out "in the individual condo documents."

How Did the Terrace Condominiums Come to Be?

The Terrace Condominiums came to be as Lennar's highest-density product at Heritage Landing: six phase condominiums recorded from April 2020 to October 2024, fourteen identical 30-unit buildings built from 2020 to 2025, and 410 recorded first sales from May 2020 to November 2025, spanning the pandemic rush, the 2022 peak and the 2025 closeout.

The Land Before Lennar

The land was entitled in 1992 as Caliente Springs, renamed Tern Bay in the 2000s and renamed Heritage Landing by Charlotte County Resolution 2019-134 on Lennar's petition, which raised the residential cap to 1,810 units (Resolution 2019-134). The 2022 amendment shifted 50 units from single-family to multifamily, 810 and 1,000, the change that makes room for the attached buildings along the boulevard (Resolution 2022-146). Our Heritage Landing guide tells the longer story.

Building by Building, 2020 to 2025

Terrace I's association was filed with the state in September 2018, before its condominium was recorded in April 2020. Its two buildings, 14091 and 14081, recorded their first sales from May 2020, at a $176,000 median. Terrace II and III followed in 2021, Terrace IV in 2022 and 2023, when Lennar's first-sale prices peaked at a $293,100 median in Building 7, Terrace V in 2023 and 2024, and Terrace VI in 2024 and 2025. The last builder-direct Terrace sale on the county file recorded November 5, 2025.

From Builder to Resale Market

In the last 12 months we followed every Terrace sale from the builder era into the resale market: in 2025 the builder's first sales still made up 60 of the year's 88 qualified Terrace sales; in 2026, through August, all 27 were resales. The Terraces are now a pure resale market for the first time, which helps sellers, because they no longer compete with a builder's closeout price down the boulevard.

What Does It Cost to Own a Terrace Condominium? The Fee Stack

Owning a Terrace condominium means paying up to five layers: county property taxes, the Tern Bay CDD operating assessment of $1,356.09 and a Series 2022 bond assessment of $995.68 for fiscal 2027, master association dues, and condominium dues. The district figures are public; the association amounts are not.

Data updated: September 2026 (Tern Bay CDD Adopted Budget FY2027, adopted July 22, 2026)

The Layers, One Table

The District Line, Worked Out

A Terrace unit carrying the full Series 2022 bond pays $1,356.09 plus $995.68, or $2,351.77 to the Tern Bay district for fiscal 2027. The district's FAQ says "a significant portion of this capital assessment will be prepaid by the developer at the time of closing" on some homes, so a neighbor's bond line can differ from yours (Tern Bay CDD FAQs). The operating line was $377.44 in fiscal 2025 and $800.00 billed in fiscal 2026 before the fiscal 2027 figure, a rise explained by the district as its "first year of operations" after taking over work the developer had carried (FY2027 Notice to Homeowners).

What the Condominium Dues Should Cover, and What to Ask

Because the Terrace budgets are not public, we cannot tell you what the dues include, and we do not repeat figures from listing sites. What Chapter 718 does settle is the split of insurance: the association's policy covers the building "as originally installed or replacement of like kind and quality," while the owner insures items such as "floor, wall, and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments" (section 718.111). Ask the association for its current budget, which line items it covers (insurance, reserves, building maintenance, pool, carports, landscaping, water, cable or internet), any special assessment voted or proposed, and the current delinquency rate.

Why the Carrying Cost Matters More at the Terraces

On a $235,000 condominium, a district bill of $2,351.77 is about 1% of the price every year before dues and taxes, a larger share than on a $700,000 house paying a larger bond line. Buyers who compare the Terraces with an older Punta Gorda condominium without a district should add the district line to the monthly cost, and sellers should show it plainly rather than let a buyer discover it at the tax bill.

What Amenities Come With a Terrace Condominium?

A Terrace condominium comes with the amenities each association owns, which on the county's cards include covered carports, a pool and paved parking, plus the Heritage Landing common areas the Tern Bay district maintains. Access to the golf club's course and clubhouse runs through the club's declaration and membership rules, not the condominium deed.

What the County Cards Show Each Condominium Owns

The Terrace I common-element card lists 22 carport structures totalling 24,450 square feet built in 2020 and 2021, gunite pool line items totalling 1,840 square feet, block walls, aluminum fencing and about 180,000 square feet of asphalt paving (Charlotte County Property Appraiser, Terrace I common elements). The Terrace V card lists 13 carport structures of 13,950 square feet built in 2024 (Terrace V common element), and the Terrace VI card four carport structures and a paver driveway (Terrace VI common element). Which carport space goes with a given unit is set by the declaration and the association's assignments, so confirm it in writing.

The Community Amenities

The club's own description lists "a stunning resort style pool featuring gradual entry and lap lanes, a total of three restaurants including an outdoor pool café, two full service bars, tennis, pickleball, bocce ball, guard gated entry, fitness center, aerobics room, full service spa offering nails and massage" (Heritage Landing Golf and Country Club). The course is an 18-hole, par-71 layout of 7,122 yards from the back tees (course page). The district maintains the kayak launch path into the preserve and the lit pedestrian bridges.

The Golf Question for a Terrace Buyer

Lennar's sales article told new-home buyers that "All residents receive a social membership with the purchase of their new home." The golf club's rules define membership "as set forth in the Declaration" and let a member transfer golf privileges to a tenant for at least 31 days, up to 12 times in 12 months (Golf Club Rules and Regulations, amended May 9, 2024). What a resale Terrace buyer receives, and what it costs, is set in the club's recorded declaration and shown on its estoppel, not in a listing remark. We confirm it for every Terrace contract.

Declarations, Bylaws and the Documents That Govern a Terrace Home

The documents that govern a Terrace home are its condominium's recorded declaration with exhibits, articles and bylaws, the association's rules, the Heritage Landing master declaration and the golf club declaration. The county roll prints recording references for Terrace I, II and III; the rest come from the Charlotte County Clerk or the seller.

Where the Declarations Are Recorded

The common-element entries on the county roll carry the recording references: Terrace I at condominium book 4568, page 873, with later entries at 4574/1410, 4579/1704, 4592/1574 and 4607/1920; Terrace II at 4693/1142, 4702/1676 and 4704/32; and Terrace III at 4823/1860, 4869/1856 and 4881/1818. The Terrace IV, V and VI entries print no book and page. Recorded instruments can be searched through the Charlotte County Clerk's official records, and a resale seller must provide the declaration in any case.

The Resale Package, Item by Item

Under section 718.503, a Terrace owner selling a home must furnish the declaration, articles of incorporation, bylaws and rules, the most recent year-end financial statement and budget, the question-and-answer sheet required by section 718.504, the structural integrity reserve study or a statement that none has been completed, and any milestone and turnover inspection reports. If the buyer did not receive them seven days before signing, the contract must say it is voidable by the buyer for seven days after receipt, excluding Saturdays, Sundays and legal holidays.

The Estoppel Certificates

The estoppel certificate from the Terrace association under section 718.116 states the regular assessment for the unit, the period it covers, any special assessment and any amount owed. The master association issues its own under section 720.30851, and the golf club states its charges separately. Order all three on the day the contract is signed.

Is the Terrace Community a 55+ Community?

The Terrace Condominiums are not published as a 55-and-over community: no age restriction appears in any public record we read, and the golf club's membership definition covers dependent children under 21. Many owners are retirees or seasonal residents, but that is a pattern of buyers, not a rule.

A buyer who needs certainty should read the declaration's use restrictions, because an age restriction would appear there, and Florida's registration of housing for older persons would appear in the state's records. For a seller, an unrestricted building is a larger buyer pool: working buyers, second-home buyers and investors all qualify, subject to the rental rules below.

Can You Rent Out a Terrace Condominium?

Terrace owners can rent within the limits their condominium declaration and rules set, which are not published publicly. Florida law protects existing owners from later rental amendments, and the golf club lets a member transfer golf privileges to a tenant for 31 days or more, up to 12 times a year.

What the Law Settles

Section 718.110 provides that an amendment "prohibiting unit owners from renting their units or altering the duration of the rental term or specifying or limiting the number of times unit owners are entitled to rent their units during a specified period applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment." A Terrace buyer takes title subject to every rental amendment adopted before closing, so read the current declaration, not an old copy.

What the Club Settles

Under the club rules, forms and the lease go to the club 15 days ahead, the board sets an administrative fee, and the owner's own club access is suspended while the transfer runs (club rules). Seasonal rental demand is real: Semrush records about 50 monthly searches for "heritage landing punta gorda rentals."

What to Ask Before You Buy to Rent

Ask the association for the minimum lease term, the number of leases allowed a year, any tenant approval and fee, and whether the building's insurer or the master association adds conditions. Ask the club for its tenant golf-transfer forms and fee. If you plan to rent by the month in season, confirm that a 30-day or monthly term is allowed before you write the offer.

Pet Rules at the Terrace Condominiums

Pet rules at the Terrace Condominiums are set in each condominium's declaration and rules, which are not published publicly, so the number, size and type of pets allowed must be confirmed with the association before you buy. The golf club's rules bar pets from the club itself.

For a buyer with a dog, ask three questions in writing: how many pets are allowed per unit, whether there is a weight or breed limit, and whether pets may use the common stairs and hallways. For a seller, a pet-friendly building is worth saying plainly in the listing once the documents confirm it, because many retiree buyers travel with a dog.

What Flood Zone Are the Terrace Condominiums In, Building by Building?

Every Terrace home's county card shows FEMA flood zone AE with a base flood elevation of 9 feet, but FEMA fill letters have removed eight of the fourteen buildings' structures from the high-risk zone and cover three more, while three buildings, 14041, 14051 and 14061, carry no fill letter at all. The answer is building by building.

Data updated: September 2026 (Charlotte County Property Appraiser unit cards for all 420 homes, read September 29, 2026; FEMA letters of map change as issued)

The Map, and the Two Revisions Behind It

The effective flood map for the Terraces is panel 12015C0409G, dated December 15, 2022, and every unit card reads zone 9AE, base flood elevation 9 feet NAVD88, inside the special flood hazard area. FEMA's "Heritage Landings LOMR," case 23-04-1652P, effective October 13, 2023, revised the community's coastal zones from VE to AE (FEMA LOMR 23-04-1652P), and "Heritage Landings II LOMR," case 23-04-5839P, took effect July 29, 2024 (FEMA LOMR 23-04-5839P). No Terrace building sits in a VE zone.

The Fill Letters, Building by Building

Sources: FEMA LOMR-F 24-04-0947A, January 4, 2024; FEMA LOMR-F 24-04-0951A, January 5, 2024; FEMA LOMR-F 25-04-1014A, December 27, 2024, which "supersedes our previous determination"; FEMA LOMR-F 25-04-4557A, June 25, 2025; Charlotte County Property Appraiser unit cards. FEMA's own building numbers do not always match the county's: FEMA calls 14081 "Building 1" and 14091 "Building 2," so read the letters by street address.

What a Fill Letter Changes, and What It Does Not

A letter of map revision based on fill says a structure, or a piece of land, is above the base flood. For the 24-04-0947A buildings FEMA wrote that "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement to protect its financial risk on the loan." The card still prints zone AE, because the card reports the map panel; the letter is the document a lender and an insurer rely on. Every letter also notes that portions of the property may remain in the flood zone. For 14201 the 2025 letter removes a "Portion of Property," the building pad, rather than naming the structure, so ask the association for any elevation certificate for that building.

What Zone AE 9 Means for the Three Buildings Without a Letter

For 14041, 14051 and 14061, the 1-percent-annual-chance flood is modeled at 9 feet above the NAVD88 datum. A federally backed mortgage requires flood coverage on a building in the special flood hazard area; for a condominium the association's master flood policy covers the building, and the unit owner buys contents and improvements coverage. The association's elevation certificate for the building, and its flood policy declarations, are the two papers to request.

The Seller's Flood Disclosure

Florida sellers must disclose known flood history, prior flood insurance claims and federal flood assistance on the state's disclosure form (section 689.302). For a Terrace listing we attach the building's FEMA letter so buyers and lenders see the answer before they ask.

Hurricanes, Wind and Insurance at the Terrace Condominiums

Terrace Condominiums at Heritage Landing were built from 2020 to 2025 under the current Florida Building Code, with hurricane protection windows by Lennar's own description, in storm-surge evacuation zone B. Each association insures its building; each owner insures the interior with an HO-6 policy.

The Storm Record

Hurricane Ian made landfall in southwest Florida on September 28, 2022, and Helene and Milton followed in 2024 (National Hurricane Center, Ian; Helene; Milton). The Terrace buildings standing at the time were one to three years old. We found no first-party damage report for any Terrace building. The Tern Bay district's 2026 notice reported a cleanout of 167 storm inlets, after which residents reported that street flooding in heavy rain "has been fully resolved" (FY2027 Notice to Homeowners). That is maintenance, not a storm-resilience claim.

Zones and Standards

How the Insurance Splits

The association's master policy insures the building as originally built; the owner insures interior finishes, fixtures, appliances and cabinets, which section 718.111 lists by name. Ask for the master policy declarations, including the wind deductible, because a large deductible can be passed to owners by special assessment after a storm. For flood, the National Flood Insurance Program sets premiums property by property under Risk Rating 2.0, and FloodSmart explains condominium unit coverage. Citizens Property Insurance now requires flood coverage on many policies under section 627.351, phased in by value.

Wind Mitigation Credits

Florida requires insurers to offer credits for wind-resistant construction (section 627.0629). For a condominium the building's features, roof attachment and opening protection, sit in the master policy, while an HO-6 owner may still benefit from documented opening protection. The Florida Office of Insurance Regulation and the Department of Financial Services' consumer services help with complaints and comparisons.

Which Schools Serve the Terrace Condominiums?

Every Terrace home is zoned to East Elementary, Punta Gorda Middle and Charlotte High, all run by Charlotte County Public Schools, which earned a district A for 2026. The assignment is the same for every Heritage Landing home in the district's own boundary files.

Sources: Charlotte County Public Schools elementary, middle and high boundary files; Florida Department of Education school grades; drive times computed with OSRM on September 29, 2026, free-flowing traffic.

The district asks families to confirm an assignment with its Boundary Locator and assigns by School Board Policy 5120. Searches for "Heritage Landing schools" sometimes return St. Johns County schools near St. Augustine; those serve a different Heritage Landing.

County Permits and Building Records at the Terrace Condominiums

Permits for work at the Terrace Condominiums come from Charlotte County's Building Construction Services, because the buildings are in the unincorporated county, not the City of Punta Gorda. Exterior and structural work also needs the association's written approval first, and the Tern Bay district issues no permits.

What Needs a Permit

Replacing windows or doors, adding hurricane protection, changing electrical or plumbing, and replacing a water heater or air conditioner generally need a county permit, and inside a condominium the association's approval comes first. The county's flood office applies the 50 percent rule in the flood zone: an improvement costing half the structure's market value or more must bring the building up to current flood rules, which is why unit renovations in a Zone AE building are reviewed with the building in mind.

The Records a Buyer Should Pull

Ask the seller and the association for permits on the unit and the building: the certificate of occupancy date for the building (the milestone clock runs from it), any roof or elevator permits, and any post-storm repair permits. The county's building division and its inspections page explain the process and the phone line for inspection status.

What Is Being Built or Changed Near the Terrace Condominiums?

Near the Terrace Condominiums, the Tern Bay district is designing new streetlights for the Terrace buildings the district numbers 7 to 11, Lennar recorded a Heritage Landing Phase III plat in August 2026, and Charlotte County is planning an east-west road and a sewer plant expansion on the Burnt Store corridor.

New Streetlights Along the Terraces

The district's September 22, 2026 agenda book lists an "Additional Streetlights" program covering 260 homes, including Terrace buildings 7 through 11 ("150 doors"), with the note that the district "worked with FPL and has design approval; need CDD Board approval. Estimated install late Dec or early Jan" (Tern Bay CDD agenda book). The same minutes record a street sign put in "back by the Terraces."

Inside the Heritage Landing Entitlement

About 265 of the 1,810 homes the development order allows are not built, and Lennar still holds the golf course tract and several future-development tracts on the September 2026 roll. A plat named Heritage Landing Phase III was recorded on August 24, 2026 in Plat Book 28, Page 33. What it creates has not been read from the plat sheets, so we do not say whether it adds attached buildings.

On the Corridor

Charlotte County adopted a preferred route for the Burnt Store Road east-west connector in 2024, with final design, right-of-way and construction not funded (Burnt Store Road East-West Connector), and is expanding the Burnt Store Water Reclamation Facility (project page). The Burnt Store Area Plan lists the corridor's approved neighborhoods.

Daily Logistics at the Terrace Condominiums

Daily logistics at the Terrace Condominiums run through the Heritage Landing gate, each association's parking and carports, Charlotte County utilities and a Punta Gorda 33955 address. The buildings sit near the Burnt Store Road end of Heritage Landing Boulevard, a few minutes' drive from the clubhouse.

Gate, Guests and Deliveries

Since December 2025 the district's Entrance IQ system gives visitors QR passes that scan in under a minute, reads license plates and records video of every entry, with Allied Universal staffing the gate (FY2027 Notice to Homeowners). Residents issue the passes, so an owner who is away can still let in a contractor or a buyer's showing.

Parking and Carports

The association owns the carports and parking; the district chair told residents in July 2026 that the condominium access roads are parking easements dedicated to the master association. Which covered space goes with a unit, and whether guests and trucks may park overnight, are set in the declaration and rules.

Utilities, Mail and Trash

Water and sewer come from Charlotte County Utilities, power from Florida Power and Light, and solid-waste service through Charlotte County's service for the unincorporated county, often arranged by the association for a condominium building. Addresses are Punta Gorda, FL 33955, with the building number and unit on every address.

Drive Times From the Terraces

Estimates computed with OSRM on September 29, 2026 in free-flowing traffic, from building addresses located with the US Census Bureau geocoder. Seasonal traffic adds time from January to April. See Punta Gorda Airport, Southwest Florida International Airport, AdventHealth Port Charlotte and HCA Florida Fawcett Hospital.

How Do the Terrace Condominiums Compare With the Rest of Heritage Landing?

Terrace Condominiums are the largest, newest-feeling and least expensive product in Heritage Landing: 420 homes at a $235,000 county median against $297,500 for the Verandas, $400,000 for the Coach Homes and $460,000 to $697,500 for single-family homes, and they carry the lowest district bond line, $995.68.

Data updated: September 2026 (Charlotte County Property Appraiser sales recorded September 5, 2025 to August 31, 2026; Tern Bay CDD FY2027 budget; Southwest Florida MLS, pulled September 28, 2026)

The Benchmark Table

Sources: Charlotte County Property Appraiser roll and qualified sales, our analysis and our Heritage Landing guide; Tern Bay CDD, Adopted Budget FY2027. Every home pays the same $1,356.09 operating line.

What the Table Says

On the county yardstick, the Terraces give a buyer Heritage Landing's gate, golf setting and district services at the lowest entry price, in exchange for less space, shared walls, four levels and a condominium association's budget on top of the district bill. They are also the product most exposed to Florida's condominium-safety laws, because they are the only product in Heritage Landing tall enough to be covered.

Terrace Condominiums vs Veranda Condominiums: Which Should You Choose?

Terrace Condominiums and Veranda Condominiums are the two condominium flats along Heritage Landing Boulevard. Choose a Terrace for the lowest price of entry and a lake-view upper floor; choose a Veranda for more space in a smaller, two-story building outside the reserve-study and milestone laws, at about $60,000 more.

Data updated: September 2026 (county sales September 5, 2025 to August 31, 2026; Southwest Florida MLS rows to September 24, 2026)

Why This Is the Natural Comparison

Both are Lennar condominiums of the same era on the same boulevard, both pay the same $1,356.09 operating line, and both appeal to the same seasonal and retiree buyers. A buyer touring one almost always tours the other, and a Terrace seller's closest competition is often a Veranda listing a few buildings away.

The Decision Table

Sources: Charlotte County Property Appraiser roll and qualified sales; Tern Bay CDD FY2027 budget; Southwest Florida MLS per-listing rows, matched by street address, our analysis; section 553.899 and section 718.112.

Who Should Choose a Terrace

Choose a Terrace if price per month matters most, if you want a lake-view upper-floor home at the lowest entry price in Heritage Landing, or if you want a lock-and-leave second home in a building that moves quickly when priced right; Terrace MLS listings went under contract in a median of 44 days. Budget for the reserve study's effect on dues.

Who Should Choose a Veranda

Choose a Veranda if you want more room, fewer neighbors per building and a building outside the reserve-study and milestone rules. Expect to pay about $60,000 more at the median and to wait longer on the MLS. Our Veranda Condominiums at Heritage Landing guide has the building-by-building record; for more space still, compare our Coach Homes at Heritage Landing guide.

Honest Pros and Cons of Owning a Terrace Condominium

A Terrace condominium's strengths are the lowest entry price in a gated golf community, newer construction, lake views from many buildings and a quick median sale; its weaknesses are unpublished dues, a district bill of $2,351.77, reserve-study exposure, three buildings without a fill letter and a resale market that is down from its peak.

Pros

• Price. A $235,000 county median, the lowest of any Heritage Landing product, inside a gated community with an 18-hole course.
• Newer buildings. Built 2020 to 2025 under the current Florida Building Code, with hurricane protection windows by the builder's description.
• Lake views. The county flags 280 of 420 homes as waterfront, and buyers pay for it.
• Speed. A median of 44 days on market for MLS-listed Terrace sales in the last year.
• Flood letters. Eleven of fourteen buildings have a FEMA fill letter on the county card.
• No builder competition. Every 2026 Terrace sale has been a resale.
• Lowest district bond line in Heritage Landing, $995.68.

Cons

• Unpublished dues and reserves. None of the six associations posts its budget publicly.
• The district bill. $2,351.77 for fiscal 2027, up from a $377.44 operating line in fiscal 2025.
• Reserve-study exposure. At four levels, every building must fund structural reserves that owners cannot vote away.
• Three buildings without a letter. 14041, 14051 and 14061 remain in zone AE on the card.
• Resale softness. The resale median fell from $349,000 in 2023 to $235,000 in 2026, and owners who bought from Lennar in 2023 and 2024 resold at a median 15.8% below their purchase price.
• Management in flux. Three records name three different managers.
• Shared walls. Thirty homes per building means neighbors above, below and beside.

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Terrace Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser qualified sales file, newest Terrace sale recorded August 27, 2026; Southwest Florida MLS per-listing rows, pulled September 28, 2026)

• County recorded, trailing twelve months, September 5, 2025 to August 31, 2026: In the last 12 months Terrace Condominiums at Heritage Landing has seen 34 resales and 3 builder-direct sales, 37 in all, dollar volume $8,542,000, median $235,000 (n = 37, odd), low $168,000, high $285,000. Resales alone: median $237,500 (n = 34, even; $235,000 and $240,000).
• 24 months, county recorded: 147 sales, 63 of them resales at a $240,000 median.
• Days on market and sale-to-list, Southwest Florida MLS, 22 Terrace closings September 25, 2025 to September 24, 2026: median 44 days and 95.2% of list; median sold $238,500. The Terrace and Veranda condominiums together: 38 closings, 66.5 days, 96.0%.
• By plan, resales, 12 months: 1,301 square foot end units $275,000; 1,154 square feet $232,500; 1,120 square feet $225,000.
• The county record does not name the listing office on each sale, so we state no represented count.

We tracked all 542 qualified Terrace sales the county has on file since 2020 and read every one of the 37 sales of the last year against the county card and the 2026 preliminary value for the same home; that record, not a portal estimate, is what a Terrace listing is priced from.

Selling a Terrace Home Is Different in Eight Ways

• The structural study file. Under section 718.503 your buyer receives the association's structural integrity reserve study or a statement that none has been completed, plus any turnover inspection report. The state's databases could not be queried when we checked, so we obtain the study, the budget and the reports from the association before listing.
• Your purchase year. Owners who bought from Lennar in 2020 and 2021 have resold at a median gain of 28.2%; owners who bought in 2023 and 2024 at a median 15.8% below their price. We start with your basis and your net.
• The FEMA letter for your building. Eleven buildings have a fill letter and three do not. We put the letter, or the association's elevation certificate, in the listing file on day one.
• The lake flag. The county values a flagged home about $47,000 above an unflagged one of the same plan; buyers have paid about $20,000 more. We price with both in view.
• Plan and floor. End units lead by $40,000 to $50,000; upper floors add a little. We compare you only with your own plan.
• The district bill. Your buyer will see $2,351.77 a year to the Tern Bay district, unless your bond was prepaid. We show it up front, with the adopted budget.
• The golf answer. Whether golf or social privileges pass to your buyer is set in the club's declaration; we confirm it from the club before we advertise it.
• Season and geography. More than half of Terrace owners mail from outside Florida, led by Michigan, Ohio, New York, Illinois and New Jersey. We market to those buyers in the fall, before they arrive.

Showings, Signs and the Association

Showings run through the Heritage Landing gate on a QR pass the seller issues, so an out-of-state owner can sell without being here. Whether an association limits signs, lockboxes, open houses or buyer approval is set in its rules and declaration, which are not public; we confirm them before the first showing and build any approval time into the closing date.

What Is Your Terrace Condominiums at Heritage Landing 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 Terrace sales that fit your home: same plan, similar floor, the same side of the lake flag, adjusted for your building's FEMA letter and your updates. An automated estimate cannot tell a lake-view third-floor end unit in Terrace II from a first-floor unit in Terrace VI, and at the Terraces that difference has been worth tens of thousands of dollars.

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

Until a Terrace seller page is built, our Heritage Landing seller guide covers the community-wide process.

Is now a good time to sell a Terrace condominium?

For a home priced to its own plan, floor and building, with the association's study and budget in hand, yes: the season starts in November, Lennar is no longer selling against you, and 27 Terrace resales recorded in the first eight months of 2026. A home that answers a buyer's first three questions stands out.

How do I price a 1,301 square foot end unit?

Against the other end units. In the last twelve months nine 1,301 square foot resales recorded a $275,000 median, from $212,000 to $285,000; a lake-view upper-floor end unit sits at the top of that range.

Will the reserve study hurt my sale?

A completed study helps; uncertainty hurts. The task is to have the study, the budget and any assessment decision ready for the buyer on day one, so the seven-day review under section 718.503 is spent reading, not waiting.

I bought from Lennar in 2023. Can I sell without a loss?

It depends on your building, plan and price paid. Owners who bought in 2023 and 2024 have resold at a median 15.8% below their purchase price, before costs. We will show you the resales of your plan and your building and a written net sheet before you decide.

What paperwork should I gather before listing?

The section 718.503 package including the reserve study or statement, the current budget and question-and-answer sheet, the master insurance declarations, the FEMA letter for your building, your most recent tax bill with the district lines, any carport assignment and the name of the current manager for the estoppel request.

Do I need the association's approval to sell?

Whether a Terrace declaration gives the association a right to approve buyers is not public; we confirm it from your documents before listing and build any approval period into the contract.

Your Local Real Estate Experts

Terrace owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read all 426 Terrace parcel cards, the six associations' state filings, the district's budget and every recorded Terrace sale before writing this guide.

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 Terrace Condominiums at Heritage Landing guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Terrace sellers; Marc leads buyer representation, which at the Terraces means reading the reserve study, the budget, the building's FEMA letter, the district lines and the rental and pet rules before you write an offer.

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.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Terrace Condominiums at Heritage Landing realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them.” Stephen Joslin, verified Google review

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review

★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn't miss a thing throughout the process!” Rob Coats, 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 Terrace Condominiums at Heritage Landing home? Get a free Heritage Landing home valuation, or call Jesse direct at (239) 898-6072.

Buying at the Terraces? 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 directly through the Florida Department of Business and Professional Regulation's public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. For the community-wide picture, see our Heritage Landing guide and our Punta Gorda guide. Our guides to the Veranda Condominiums, the Coach Homes, Heritage Landing single-family homes and Tern Bay homes cover the other Heritage Landing neighborhoods.

Frequently Asked Questions, Buyer Edition

These Terrace Condominiums at Heritage Landing buyer questions are answered from the county roll, unit cards and sales file, the state's condominium and corporate records, the Tern Bay district's budget and minutes, FEMA's letters and the Florida Statutes, read September 25 to 29, 2026. Where the public record stops, we say so and name the document that holds the answer.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer every one from the record.

What are the Terrace Condominiums at Heritage Landing?

Six Lennar condominiums, Terrace I to VI, with 420 homes in fourteen 30-unit buildings along Heritage Landing Boulevard in Punta Gorda, built from 2020 to 2025 and governed under Chapter 718 of the Florida Statutes.

Where are the Terrace buildings?

On Heritage Landing Boulevard, Punta Gorda 33955, at 14041, 14051, 14061, 14071, 14081 and 14091, then 14121 to 14161, then 14191 to 14211, between the Burnt Store Road entrance and the clubhouse.

Are the Terraces inside the City of Punta Gorda?

No. Every Terrace card reads "In City of Punta Gorda: NO," taxing district 162. The Terraces are in unincorporated Charlotte County with a Punta Gorda mailing address.

How many floors do the Terrace buildings have?

Four levels of homes by the county's unit numbering: eight homes on each of the first three floors and six on the fourth.

What sizes are the Terrace floor plans?

1,120, 1,154 and 1,301 square feet on the county's heated area. Each building has eight, sixteen and six of them, respectively.

How many bedrooms do Terrace condos have?

The 1,120 and 1,154 square foot plans are two-bedroom, two-bath homes. The 1,301 square foot end units are listed on the MLS as three bedrooms, though most county cards record two, so confirm in the unit.

How much does a Terrace condo cost?

The county recorded 37 Terrace sales in the twelve months to August 31, 2026 at a $235,000 median, from $168,000 to $285,000; the 34 resales ran at a $237,500 median.

Are there new Terrace condos for sale from Lennar?

No builder-direct Terrace sale has recorded since November 5, 2025, and every Terrace home on the September 2026 roll belongs to an owner other than Lennar. The Terraces are a resale market.

What are the Terrace HOA fees?

Not published. Each of the six associations sets its own dues in its budget; the exact figure for a unit comes from the estoppel certificate under section 718.116, and the master association issues its own under section 720.30851.

What are the Terrace CDD fees?

For fiscal 2027, $1,356.09 operating plus $995.68 on the Series 2022 bond, or $2,351.77 a year on the tax bill, unless the bond portion was prepaid when the home was first sold.

Do Terrace condos come with golf?

Lennar's sales article said every new-home buyer received a social membership. What passes to a resale buyer, and at what cost, is set in the golf club's recorded declaration and shown on its estoppel; we confirm it for every contract.

Is there an elevator?

Owners' listings describe elevator access to fourth-floor homes. Confirm elevator service, maintenance contracts and reserve funding in the association's budget and reserve study.

Do Terrace condos have garages or carports?

The county's common-element cards list covered carport structures for Terrace I, V and VI. Which space goes with a unit is set by the declaration and the association's assignments.

Is there a pool at the Terraces?

The Terrace I common-element card lists gunite pool line items. The Heritage Landing clubhouse also has a resort-style pool with lap lanes, by the club's description.

Are Terrace condos in a flood zone?

Every unit card shows zone AE 9. Eight buildings' structures were removed from the high-risk zone by FEMA letter 24-04-0947A, three more are covered by 2024 and 2025 fill letters, and 14041, 14051 and 14061 have none.

Do I need flood insurance for a Terrace condo?

In a building with a structure-removal letter, federal law does not require flood insurance, though a lender may. In the three buildings without a letter, a lender will. The association's master flood policy is the first document to see either way.

What evacuation zone are the Terraces in?

Zone B on Charlotte County's storm-surge evacuation map.

Were the Terraces damaged by Hurricane Ian?

We found no first-party damage report for any Terrace building. Buildings 1 to 6 were finished and sold before Ian in September 2022; ask the association for any storm claims and repair permits.

Do the Florida condo safety laws apply to the Terraces?

Yes. Both the structural integrity reserve study and the milestone inspection apply to buildings of three habitable stories or more, and the Terrace buildings hold four levels of homes.

When is the Terrace milestone inspection due?

By December 31 of the year each building turns 30, which is 2050 to 2055 by the roll's year built, or five years sooner if Charlotte County requires it at 25.

Has my Terrace association done its reserve study?

Not published publicly. Terrace I to III faced a December 31, 2025 deadline once owner-controlled; Terrace IV to VI need a developer turnover inspection report and a study within ten years of creation. Ask for the study or the statement that none was completed.

Who manages the Terrace buildings?

The records disagree: the state register names SW Gateway or Gateway Management, the county roll names Tropical Isles Management for Terrace I, and 2026 corporate filings route Terrace I to V through Precedent Hospitality and Management. Ask each board in writing.

Is Lennar still on the Terrace boards?

The Terrace IV, V and VI common elements are still titled to Lennar on the 2026 roll, and one Terrace VI officer lists Lennar's Fort Myers address. Ask Terrace VI whether turnover has occurred.

Is the Terrace community 55 and over?

No age restriction appears in any public record we read.

Can I rent my Terrace condo?

Within the declaration's limits, which are not published. A later rental amendment binds only owners who consent and later buyers. The golf club allows tenant golf transfers of at least 31 days, up to 12 a year.

Are pets allowed in the Terraces?

Pet limits are in each declaration and rules; ask the association before you buy. Pets are not allowed in the golf club.

Which Terrace buildings face the lakes?

The county flags every home in Buildings 2 to 9, eleven in Building 1 and 29 in Building 10 as waterfront; none in Building 11 or Terrace VI. Confirm the view in person.

Is a lake view worth paying for?

Over 24 months, flagged Terrace homes resold at a $247,000 median against $224,500 for unflagged ones.

What schools serve the Terraces?

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

How far are the Terraces from downtown Punta Gorda?

About 18 to 20 minutes to Laishley Park and 19 to 20 minutes to Fishermen's Village, by our routing estimate.

What is the nearest hospital?

AdventHealth Port Charlotte and HCA Florida Fawcett Hospital, each about 27 to 29 minutes away by our routing estimate.

How do I buy a Terrace condo with a buyer's agent?

Call Marc at (239) 287-5873 or read our Heritage Landing buyer guide; we pull the association's study, budget and FEMA letter before you write an offer.

Frequently Asked Questions, Seller Edition

These Terrace Condominiums at Heritage Landing seller questions are answered from the same county, state and district records, with every price answer drawn from the 542 qualified Terrace sales the Charlotte County Property Appraiser has on file since 2020, and every paperwork answer from the Florida Statutes that govern a condominium resale.

Who is the best listing agent for a Terrace condo at Heritage Landing?

The one who prices from your building, plan, floor and flood letter, not from the Heritage Landing median. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, read every recorded Terrace sale before we set a price; call Jesse direct at (239) 898-6072.

What is my Terrace condominium worth?

It depends first on your plan. Twelve-month resales ran at $275,000 for 1,301 square foot end units, $232,500 for 1,154 and $225,000 for 1,120. Start with a free Heritage Landing home valuation and Jesse will match your home to the sales that fit it.

How many Terrace condos sold last year?

Thirty-seven on the county's qualified sales file for the twelve months to August 31, 2026: 34 resales and 3 builder-direct sales, at a $235,000 median.

How long does it take to sell a Terrace condo?

The 22 MLS-listed Terrace sales in the twelve months to September 24, 2026 went under contract in a median of 44 days, and eight took 30 days or fewer.

What is the sale-to-list ratio at the Terraces?

A median of 95.2% of the last list price for those 22 MLS closings, with two closing at full list and none above.

What was the highest Terrace sale last year?

$285,000, a first-floor 1,301 square foot end unit in Terrace VI, recorded in February 2026.

Should I sell my Terrace condo now or wait?

The builder has stopped selling, the season starts in November and resale prices have held near $235,000 through 2026 after falling from the 2023 peak. The right answer depends on your basis and plans; we run the recorded numbers with you first.

I bought from Lennar in 2021. What have similar owners netted?

Thirteen owners who bought from Lennar in 2020 or 2021 and resold in the last year recorded a median gross gain of 28.2%, before costs.

I bought from Lennar in 2023 or 2024. What should I expect?

Seven such owners resold in the last year at a median 15.8% below their purchase price, before costs. Price, timing and whether to lease first are decisions to make with your own numbers in front of you.

Does my building's FEMA letter help my sale?

Yes. A letter that removes your building's structure from the high-risk zone means federal law does not require flood insurance, though a lender may. We put it in the listing file so the buyer's insurance quote does not stall the contract.

My building has no FEMA letter. Will that hurt?

Buildings 14041, 14051 and 14061 remain in zone AE 9 on the card. Buyers with a mortgage will need the association's master flood policy information and a contents quote; having both ready removes the delay.

Does a lake view add to my price?

Over 24 months, homes the county flags as waterfront resold at a $247,000 median against $224,500 for unflagged homes, about 10% more per square foot.

Does the floor I am on change the price?

A little. Over 24 months the 1,154 square foot plan resold at a $224,000 median on the first floor, $228,750 on the second, $248,000 on the third and $241,000 on the fourth.

Will the Tern Bay CDD scare buyers away?

Not when it is shown clearly. The fiscal 2027 line is $1,356.09 operating plus $995.68 bond for a Terrace unit, the lowest bond line in Heritage Landing. We put both lines and the adopted budget in the listing packet.

Do I have to pay off the CDD bond when I sell?

No. The bond assessment stays with the property and is collected on the tax bill through 2052 unless an owner prepays. Florida requires the contract to disclose the district under section 190.048.

What is an estoppel certificate, and who orders it?

It is the association's written statement of what is owed on your unit. The closing agent usually requests it from the Terrace association under section 718.116 and from the master association under section 720.30851.

What documents must I give a Terrace buyer?

Under section 718.503: the declaration, articles, bylaws and rules, the year-end financial statement and budget, the question-and-answer sheet, the structural integrity reserve study or a statement that none was completed, and any milestone or turnover inspection reports.

What if my association has not finished its reserve study?

You must give the buyer a statement that none has been completed. Buyers read that as uncertainty about future dues, so we ask the board for its timetable and any engineer's engagement letter to include with it.

Can the buyer cancel after signing?

If the buyer did not receive the section 718.503 documents at least seven days before signing, the contract is voidable for seven days after receipt, excluding weekends and legal holidays. We deliver the package with the first offer.

Does my golf or social membership transfer when I sell?

Transfer terms are set in the golf club's recorded declaration and shown on the club's estoppel. We confirm them with the club before we advertise any golf privileges.

How much does it cost to sell a Terrace condo?

Commission is negotiable. In Charlotte County the seller customarily pays the owner's title policy and the documentary stamp tax on the deed, $0.70 per $100 of price under section 201.02, plus estoppel fees, recording and prorated taxes and assessments; the contract controls. We give every seller a written net sheet.

Can I sell my Terrace condo with a tenant in it?

Yes, subject to the lease and the association's leasing rules. A tenant in season can make showings harder, so we plan showing windows in the lease or time the listing for the lease end.

Should I renovate before listing?

Usually not beyond fresh paint, fixtures and a deep clean. Interior changes need association approval and sometimes a county permit, and buyers in a $235,000 building rarely pay back a full kitchen.

Is a wind mitigation inspection worth ordering?

For a condominium, most wind features are covered by the master policy, but documented opening protection can still help an HO-6 buyer. We ask the association for its building mitigation report first.

How do buyers find Terrace listings?

On the MLS and the portals it feeds, and through buyer agents who know Heritage Landing. We add video, drone and a building fact sheet so a Michigan or Ohio buyer can decide before flying down.

Can we list my Terrace condo off-market?

Yes. Some owners prefer a quiet sale to our buyer database first; we weigh the smaller buyer pool against privacy with you.

What sells fastest at the Terraces?

Lake-view homes priced to their plan, with the study, budget and FEMA letter ready. The fastest MLS sale in the last year went under contract in four days.

How do Terrace prices compare with the Verandas?

The Verandas recorded a $297,500 county median in the last year against $235,000 for the Terraces, for about 200 more square feet at the typical plan in a two-story building. See our Veranda Condominiums at Heritage Landing guide.

Will new Lennar building in Heritage Landing affect my price?

No builder-direct Terrace sale has recorded since November 2025. Lennar still holds future-development tracts and recorded a Phase III plat in August 2026, but we have not seen what it creates; we watch the county file monthly.

Do I need the association's approval to sell?

Whether a Terrace declaration requires buyer approval is not published. We confirm it from your documents and build any approval period into the closing date.

What do I need to disclose when I sell?

Known material defects, flood history and claims on the state's flood disclosure form under section 689.302, and any special assessment you know of. The association's estoppel covers the amounts owed.

How is selling a Terrace condo different from selling a canal home in Punta Gorda?

Buyers compare Terrace homes with identical units in thirteen other buildings, so pricing is about plan, floor, view and paperwork rather than water frontage and seawalls, and the district bill and the reserve study replace the canal assessment as the cost questions.

How do I get started selling my Terrace condo?

Call Jesse direct at (239) 898-6072 or start with a free Heritage Landing home valuation. We will pull your building's record, your association's documents and your net before you commit to anything; our Heritage Landing seller guide explains the steps.

Sources and Authoritative References

Every Terrace Condominiums at Heritage Landing fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Charlotte County's property appraiser, clerk and GIS, the Tern Bay district, the golf club, the State of Florida, federal agencies, schools, health care and travel, and the builder's own statements. We cite no realtor, portal or listing site.

Charlotte County Property Appraiser

1. Unit card, a Terrace I home in Building 1 (flood zone, fill letter, 2026 preliminary value)
2. Unit card, a Terrace I home in Building 2
3. Unit card, a Terrace II home in Building 4 (no fill letter)
4. Unit card, a Terrace III home in Building 6 (no fill letter)
5. Unit card, a Terrace IV home in Building 7
6. Unit card, a Terrace V home in Building 9
7. Unit card, a Terrace VI home in Building 12 (non-waterfront value tier)
8. Common-element card, Terrace I (carports, pool, association owner of record)
9. Common-element card, Terrace II
10. Common-element card, Terrace III (recording references)
11. Common-element card, Terrace IV (titled to Lennar Homes, LLC)
12. Common-element card, Terrace V (carports, titled to Lennar Homes, LLC)
13. Common-element card, Terrace VI (titled to Lennar Homes, LLC)
14. Charlotte County Property Appraiser tax estimator
15. Charlotte County Property Appraiser, tax rolls and statistics

Charlotte County Government and Clerk

16. Charlotte County Clerk of Court, official records search
17. Charlotte County, Heritage Landing development of regional impact
18. Charlotte County Resolution 2019-134, renaming Tern Bay to Heritage Landing
19. Charlotte County Resolution 2022-146, unit mix and buildout date
20. Charlotte County Resolution 92-29, the original development order
21. Charlotte County GIS web layers (flood zones, letters of map change, evacuation zones, wind speeds)
22. Charlotte County storm-surge evacuation zone map
23. Charlotte County Building Construction Services
24. Charlotte County building inspections
25. Charlotte County Utilities
26. Charlotte County, Burnt Store Area Plan
27. Charlotte County, Burnt Store Road East-West Connector
28. Charlotte County, Burnt Store Water Reclamation Facility Expansion

Tern Bay Community Development District

29. Tern Bay CDD, home page
30. Tern Bay CDD, About the District
31. Tern Bay CDD, Board Meeting Information
32. Tern Bay CDD, FAQs (bond prepayment at closing)
33. Tern Bay CDD, Adopted Budget Fiscal Year 2027 (July 22, 2026), Terrace unit schedules
34. Tern Bay CDD, FY2027 Notice to Homeowners (mailed June 17, 2026)
35. Tern Bay CDD, agenda book for September 22, 2026, with the July 22, 2026 minutes and the streetlight program
36. Tern Bay CDD, Proposed Budget FY2026 with revised unit counts

Heritage Landing Golf and Country Club

37. Heritage Landing Golf and Country Club, home page and amenity description
38. Heritage Landing Golf and Country Club, Course
39. Heritage Landing Golf and Country Club, Rates
40. Heritage Landing Golf Club, Rules and Regulations (amended May 9, 2024)

State of Florida: Condominium and Corporate Records

41. Florida DBPR, condominium register extract (Terrace I to VI projects, units, managing entities)
42. Florida DBPR, SIRS Reporting and Database
43. Florida DBPR, SIRS submitted prior to July 2025
44. Florida DBPR, SIRS submitted July 2025 and after
45. Florida DBPR, reserve threshold
46. Florida DBPR, condominium inspections: SIRS and milestone
47. Florida DBPR, Division of Florida Condominiums, Timeshares, and Mobile Homes
48. Florida DBPR, public licensee search
49. Florida Division of Corporations, Terrace I at Heritage Landing Condominium Association, Inc.
50. Florida Division of Corporations, Terrace II at Heritage Landing Condominium Association, Inc.
51. Florida Division of Corporations, Terrace III at Heritage Landing Condominium Association, Inc.
52. Florida Division of Corporations, Terrace IV at Heritage Landing Condominium Association, Inc.
53. Florida Division of Corporations, Terrace V at Heritage Landing Condominium Association, Inc.
54. Florida Division of Corporations, Terrace VI at Heritage Landing Condominium Association, Inc.
55. Florida Division of Corporations, entity search "Heritage Landing" (master association and golf club)
56. Florida Building Commission, milestone inspection fact sheet
57. Florida House Bill 913 (2025), enrolled text

Florida Statutes

58. Chapter 718, Condominiums
59. Section 718.103, definitions
60. Section 718.110, amendments, including rental amendments
61. Section 718.111, insurance, official records and websites
62. Section 718.112, structural integrity reserve studies
63. Section 718.116, assessments and estoppel certificates
64. Section 718.301, transfer of association control
65. Section 718.403, phase condominiums
66. Section 718.503, resale disclosure
67. Section 718.504, prospectus and question-and-answer sheet
68. Section 553.899, milestone inspections
69. Section 190.048, community development district disclosure
70. Section 720.30851, homeowners association estoppel certificates
71. Section 689.302, flood disclosure
72. Section 627.0629, wind mitigation discounts
73. Section 627.351, Citizens Property Insurance
74. Section 201.02, documentary stamp tax on deeds
75. Section 196.031, homestead exemption

Flood, Storm and Insurance

76. FEMA LOMR 23-04-1652P, Heritage Landings LOMR
77. FEMA LOMR 23-04-5839P, Heritage Landings II LOMR
78. FEMA LOMR-F 24-04-0947A, eight Terrace buildings
79. FEMA LOMR-F 24-04-0951A, Phase II-B Tract MF-1
80. FEMA LOMR-F 25-04-1014A, superseding determination
81. FEMA LOMR-F 25-04-4557A, including 14201 Heritage Landing Boulevard
82. FEMA National Flood Hazard Layer
83. FEMA Flood Map Service Center
84. FEMA, Risk Rating 2.0
85. FloodSmart, National Flood Insurance Program
86. Citizens Property Insurance Corporation
87. Florida Office of Insurance Regulation
88. Florida Department of Financial Services, consumer services
89. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
90. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
91. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
92. Southwest Florida Water Management District

Schools, Health Care and Travel

93. Charlotte County Public Schools, elementary attendance boundaries
94. Charlotte County Public Schools, middle school attendance boundaries
95. Charlotte County Public Schools, high school attendance boundaries
96. Charlotte County Public Schools, Boundary Locator
97. Charlotte County School Board Policy 5120
98. Florida Department of Education, School Grades
99. AdventHealth, ShorePoint Health Port Charlotte now AdventHealth Port Charlotte
100. HCA Florida Fawcett Hospital
101. Lee Health
102. Punta Gorda Airport
103. Southwest Florida International Airport
104. US Census Bureau geocoder
105. OSRM open-source routing engine

Builder

106. Lennar Resource Center, "Don't Miss Your Chance to Own a Terrace Condominium in Heritage Landing"

Records Cited in Plain Text

107. Charlotte County Property Appraiser public roll and sales extracts (20260927 roll and sales files), qualified improved sales for every parcel whose short legal begins THL, T2H, T3H, T4H, T5H or T6H, local index built September 29, 2026, newest Terrace sale recorded August 27, 2026; our analysis of 542 qualified sales since May 2020.
108. Charlotte County Property Appraiser unit cards for all 420 Terrace homes and six common-element parcels, read September 29, 2026; our tabulation of building, floor, plan, flood letters, waterfront flag, mailing state and 2026 preliminary values.
109. Southwest Florida MLS, Residential, Development Heritage Landing Golf and Country Club, closed September 25, 2025 to September 24, 2026, per-listing rows pulled September 28, 2026 in a member session, matched to the fourteen Terrace street addresses.
110. Semrush Keyword Magic, US database, "heritage landing" queries, pulled September 29, 2026.

Downloadable Documents

The official documents below are published by the issuing authority, and each link opens the issuer's own copy. The Terrace declarations, budgets, rules and structural integrity reserve studies are not posted publicly; buyers receive them under section 718.503.

Market data from Southwest Florida MLS, pulled September 2026.

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