The Plantation

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

McGreevy and Comisar are the #1 team in Southwest Florida since 2012 for selling and buying in The Plantation, and we price every home here from the public record: the recorded sale, which of the two halves the home sits in, the lot's Arborwood CDD class, the FEMA panel and, in Somerset, where the club stands. Top 1% Real Estate Agents Nationally Since 2008. Sellers first, buyers always: call Jesse direct at (239) 898-6072.

The Plantation is a gated golf community in Fort Myers, Florida, made of two neighborhoods, Somerset at The Plantation and Bridgetown at The Plantation, east of Interstate 75 on Treeline Avenue. The Lee County roll dated October 4, 2026 counts 1,834 homes across the two halves, 1,614 single-family homes and 220 condominium units, and Somerset holds the private 18-hole course of The Plantation Golf and Country Club (Lee County GIS, City Limits Annexations layer; The Plantation Golf and Country Club).

This guide is built the way we price a listing here. It starts from 108 Lee County recorded sales in the 12 months to September 25, 2026, the county roll dated October 4, 2026, the Arborwood Community Development District's FY 2026/2027 budget, Bridgetown's recorded declaration and its amendments, the club's own dated documents and FEMA's flood layers. If you own here, the market section shows what homes like yours have sold for, half by half and street by street. If you are buying, the fee, golf and neighborhood sections show what you will pay, what you must request before closing, and where the record goes silent.

Why McGreevy and Comisar Are the Best Realtor for The Plantation

McGreevy and Comisar are the best realtor for The Plantation because the case is a matter of record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Plantation market read built on 108 recorded sales, the Arborwood CDD budget, Bridgetown's recorded documents and FEMA's maps.

If you're searching for the best realtor for The Plantation, whether you're ready to sell your home in The Plantation 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. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026).

The Plantation, last 12 months (Lee County record): In the last 12 months we tracked 108 The Plantation closings in the Lee County record at a $562,500 median, from $315,500 to $1,180,000; every one was a resale. Days to contract and sale-to-list: Information not available at time of publishing (checked 2026-10-28). Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. The market section below breaks those 108 sales out by half, by product, by price band and by street.

For luxury The Plantation sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed. A sale in The Plantation also runs on paperwork that has to be ordered in the right sequence. Neither association publishes its assessment amount, so the estoppel certificate is the document that states it, and Florida caps what an association may charge for one. The Arborwood CDD line on your tax bill depends on your half, your lot width and your lot's bond history, from $89.45 to $1,779.04 for FY 2026/2027, so we put the class in the listing file (Arborwood CDD, August 3, 2026 hearing book). If you are selling in Bridgetown, your buyer pays a $2,000 Resale Reserve Fund Conveyance Fee at closing, and we disclose it before the first showing (Bridgetown at The Plantation, Governing Documents).

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

McGreevy and Comisar is a top-reviewed The Plantation realtor on Google; these are five-star reviews in clients' own words.

★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review

Selling your home in The Plantation? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings). See how we sell a home in The Plantation, or start with a free home valuation for The Plantation.

Buying a home in The Plantation? Call Marc at (239) 287-5873 for a personalized buyer consultation. See how we help buyers buy a home in The Plantation, or read how we represent buyers in Southwest Florida.

Key Takeaways: What Should The Plantation Buyers and Sellers Know?

The Plantation comes down to eight facts a buyer or seller should hold before anything else: how many homes there are and how the two halves split them, what sold and for how much, where the golf course sits, who owns the club, the CDD line on the tax bill, Bridgetown's published rules, the flood map and the build history.

• Size and setting: The Plantation is a gated golf community of 1,834 homes in the City of Fort Myers, split into two separate associations, Somerset at The Plantation and Bridgetown at The Plantation (Lee County GIS, Subdivisions layer; Sunbiz, Somerset at The Plantation Community Association).
• What sold: in the 12 months to September 25, 2026 the county recorded 108 sales at a $562,500 median, every one a resale; Somerset single-family homes ran at $735,000 and Bridgetown at $520,000 (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).
• Two halves, two products: Somerset holds the private 18-hole Hurdzan and Fry course and all 220 condominium units; Bridgetown is entirely single-family with its own amenity center and no golf right in its declaration (Bridgetown at The Plantation, Governing Documents; Lee County GIS, ParcelAddress layer).
• The club: Heritage Golf Group has owned and operated The Plantation Golf and Country Club since October 2025; membership is by application in Full Golf and Social categories, and the course was being re-grassed for a reopening the club anticipated in late 2026 (Heritage Golf Group release, October 29, 2025; club, Capital Improvements).
• The district charge: every home sits inside the Arborwood Community Development District, whose FY 2026/2027 line on the tax bill runs from $89.45 to $1,779.04 depending on the half, lot width and bond history (Arborwood CDD, August 3, 2026 hearing book).
• Bridgetown's published rules: one-month minimum leases, no more than three leases a year, no limit on the number of pets, and a $2,000 Resale Reserve Fund Conveyance Fee paid by buyers (Bridgetown, FAQ; Bridgetown, Governing Documents).
• Flood: FEMA maps every one of the 42 points we checked, lake-edge and golf-edge lots included, as Zone X, and the pending 2027 map revision leaves The Plantation's panels unchanged (FEMA National Flood Hazard Layer; FEMA Pending NFHL).
• Build history: Centex Homes began The Plantation in the mid-2000s and the last homes closed under the Pulte name in 2021, so a buyer here is choosing among resales built from 2006 to 2021 (U.S. SEC, Centex Form 8-K, August 18, 2009; Pulte Bridgetown page, 2019 archive capture).

Table of Contents

This guide to The Plantation lets a seller or a buyer jump to the record that answers the question: the recorded sales, the history and the Arborwood plan, the associations and the fee stack, Somerset, Bridgetown and the condominiums, the club, flood and insurance, schools and drive distances, what is being built nearby, the Arborwood Preserve comparison and the FAQs.

Start here

• Why McGreevy and Comisar Are the Best Realtor for The Plantation
• Key Takeaways: What Should The Plantation Buyers and Sellers Know?
• Table of Contents
• What Is It Like Living in The Plantation as a Homebuyer?

Market, history and plan

• What Does The Plantation Market Look Like Right Now?
• How Did The Plantation Come to Be?
• What Is the Arborwood Master Plan, and What Was Built at The Plantation?

Governance, costs and neighborhoods

• How Is The Plantation Governed?
• What Does It Cost Each Year to Own a Home in The Plantation?
• Which Neighborhoods Make Up The Plantation?
• What Is Somerset at The Plantation?
• What Is Bridgetown at The Plantation?
• What Are the Coach-Home Condominiums at Somerset?

Golf, amenities and daily life

• What Is The Plantation Golf and Country Club?
• Does a Home in The Plantation Come With Golf?
• What Amenities Does The Plantation Have Beyond Golf?
• Is There Boating, a Marina or a Beach at The Plantation?
• Where Do Plantation Residents Dine and Socialize?

Storms, flood and insurance

• How Does The Plantation Handle Hurricanes?
• What Flood Zone Is The Plantation In?
• What Should Buyers Know About Insurance in The Plantation?

Schools, health, distances and what is coming

• What Schools Serve The Plantation?
• Where Is the Nearest Hospital and Urgent Care?
• How Far Is The Plantation From the Airport, Beaches and Shopping?
• What Is Being Built Near The Plantation?
• What Are the Day-to-Day Logistics in The Plantation?

Comparisons

• How Does The Plantation Compare With Nearby Fort Myers Communities?
• The Plantation or Arborwood Preserve: Which Fits Your Plans?
• What Are the Honest Pros and Cons of The Plantation?

Selling, buying and the record

• Thinking of Selling Your Home in The Plantation? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• The Plantation Frequently Asked Questions: Buyer Edition
• The Plantation Frequently Asked Questions: Seller Edition
• Sources and Authoritative References
• Downloadable Documents

What Is It Like Living in The Plantation as a Homebuyer?

Living in The Plantation means owning in a gated golf community of 1,834 homes inside the City of Fort Myers, in one of two separate associations, Somerset or Bridgetown, with an Arborwood CDD line on the tax bill, a private club you join by application, FEMA Zone X maps and I-75 Exit 131 a short drive from the Somerset entrance.

A buyer here is really choosing three things at once: which half, which product and which lot. Somerset holds the golf course, the Great House clubhouse and every condominium unit; Bridgetown is all single-family homes around its own amenity center. Each half has its own association, its own manager, its own CDD class table and its own resale pool. The sections below take the questions in the order buyers ask them, and the deeper sections further down the page carry the full tables.

What kind of community is The Plantation?

The Plantation is a master-planned golf community: one development plan, one community development district and two separate community associations over a single gated site, with four condominium associations layered inside Somerset (Arborwood CDD, Documents; Sunbiz, Bridgetown at The Plantation Community Association). The county roll dated October 4, 2026 counts 1,834 dwelling units: 1,614 single-family homes and 220 condominium units, with zero vacant residential lots. Somerset holds 731 single-family homes plus all 220 condominium units (951 homes); Bridgetown holds 883 single-family homes and no condominiums. Homes were built from 2006 to 2021; the median year built is 2014 across all dwelling units and 2015 for single-family homes alone.

Lee County's subdivision record flags both halves as gated, and Bridgetown publishes its gate procedure (Lee County GIS, Subdivisions layer; Bridgetown, FAQ). Guests at Bridgetown enter a homeowner-issued access code or call the homeowner from the kiosk directory, owners create guest passes in the MyQ Community app, and resident vehicles open the gates with RFID tags sold by the management company. Gate staffing is not stated on any first-party page, and Bridgetown's recorded declaration says its entry gates "may or may not be manned".

Bridgetown's recorded declaration contains no age restriction, and we found no recorded age restriction for The Plantation in the documents we could read; Somerset's own declaration governs Somerset.

Where is it, and is it really inside the City of Fort Myers?

The Plantation is inside the City of Fort Myers, with Fort Myers addresses in ZIP 33913. Every point we sampled sits inside city limits, in Lee County tax district 090, "City of Fort Myers", and in the City of Fort Myers fire district; there is no separate Census-designated place (Lee County GIS, City Limits Annexations layer). The land came into the city as the 2,243.63-acre "Arborwood" annexation, Ordinance 3135, adopted August 18, 2003 (City of Fort Myers, Ordinance 3135). City zoning on the sampled lots is MDP-3, "Master Development Plan 3", and water and wastewater come from the City of Fort Myers Utilities franchise rather than Lee County Utilities (Lee County GIS, Utilities layers).

On the map, The Plantation lies east of Interstate 75, north of Daniels Parkway and south of Colonial Boulevard, with Treeline Avenue along its west side (City of Fort Myers, Ordinance 3226). Somerset is entered from Dartington Drive at Treeline Avenue and Bridgetown from Kingsbridge Boulevard at Treeline Avenue, which the association calls its "Treeline gate"; large commercial vehicles use the Plantation Gardens Drive entrance (Lee County GIS, Road Centerlines; Bridgetown, FAQ).

One name trap: Town Plantation, a rental community on Treeline Avenue, is a separate development and is not part of either association.

Somerset and Bridgetown: one gate name, two associations

The Plantation is one name over two associations. State corporate records show two community associations and no master association; the Arborwood CDD is the shared layer. Somerset at The Plantation Community Association, Inc. was filed on August 29, 2006 and has a five-member board; Bridgetown at The Plantation Community Association, Inc. was filed on January 22, 2007 and has a seven-member board; both are Active (Sunbiz, Somerset association; Sunbiz, Bridgetown association). Somerset is managed by FirstService Residential, which announced the account in October 2019 (FirstService Residential, October 15, 2019); Bridgetown's association site lists Castle Group as management (Bridgetown at The Plantation).

In practice that means a Somerset buyer and a Bridgetown buyer sign up for different rule books, different estoppel certificates and different amenity centers, even though they share a street name on the shopping list and a district line on the tax bill. We always name the half before we quote a figure, and so does every table on this page.

Who built the homes?

Centex Homes began The Plantation in the mid-2000s, and after Centex joined PulteGroup in 2009 the remaining homes were built and sold under the Pulte name through 2021. Centex Homes registered the Florida marks SOMERSET AT THE PLANTATION, BRIDGETOWN AT THE PLANTATION and THE PLANTATION on March 7, 2006, with first use on August 23, 2005 (Sunbiz, mark SOMERSET AT THE PLANTATION). The Declaration for Bridgetown at The Plantation was made by Centex Homes, a Nevada general partnership, as declarant and builder, and recorded on February 23, 2007 as Lee County Instrument 2007000062257 (Bridgetown, Governing Documents). Pulte Homes and Centex shareholders approved their merger on August 18, 2009 (U.S. SEC, Centex Form 8-K).

The county record marks the end of new construction: the last builder-direct closings (an estimate) ran through 2021, and every recorded sale since 2022 is a resale.

Is golf part of every home?

Golf is not part of every home in The Plantation. Membership at The Plantation Golf and Country Club is by application to the club, which is owned and operated separately from the two homeowner associations. Bridgetown's recorded declaration conveys no club right (club, Membership Categories; Bridgetown, Governing Documents). The course itself is a Somerset feature: the golf land is 20 parcels of about 115 acres, every one platted as a Somerset at The Plantation tract, and no golf parcel carries a Bridgetown legal description (Lee County GIS, ParcelAddress layer).

The club publishes two membership categories, Full Golf and Social, and Full Golf members may add the optional Heritage Plus reciprocal upgrade. Initiation, dues and food minimums are not published, and whether any Somerset lot carries a club obligation depends on Somerset's own declaration, which we could not read; ask for the club's current membership plan and the Somerset documents before you write an offer.

What are the amenity centers like?

The Plantation has two association amenity centers plus the private club. Bridgetown's amenity center, with its office at 11741 Kingsbridge Boulevard, lists a lap pool, a main pool, a spa, 3 bocce courts, 5 tennis courts, 4 pickleball courts, a children's playground, a fire pit and a tiki bar (Bridgetown portal). Somerset's amenity center at 10401 Dartington Drive, called Somerset Hall in builder and news materials, is recorded by the county as one building built in 2010 with 11,666 square feet of heated space, on 5.90 acres, with a pool (Lee County GIS, ParcelAddress layer).

Somerset's manager listed in 2019 a resort-style pool, community spa, billiards and card rooms, a library, an internet lounge and six tennis courts (FirstService Residential, October 15, 2019). Somerset's current amenity list and hours sit behind the residents' portal and are not published. The amenities section further down the page carries both centers side by side.

How do the fee layers fit together?

Owning in The Plantation means paying several separate layers, and only some of them are published. The Plantation is inside the Arborwood Community Development District, and every home carries a CDD line on its Lee County tax bill: for FY 2026/2027 that line runs $89.45 to $1,621.45 in Bridgetown and $247.04 to $1,779.04 in Somerset, before the early-payment discount, depending on lot width and the lot's bond history (Arborwood CDD, August 3, 2026 hearing book). The same bill carries City of Fort Myers fire, solid waste and stormwater lines; the City set the fire assessment at $239.80 for FY 2027 (City of Fort Myers, FY 2026-2027 Budget in Brief). Neither association publishes its assessment amount; ask for an estoppel certificate. A condominium owner adds a condominium association, a club member adds dues billed by the club, and a Bridgetown buyer pays the $2,000 Resale Reserve Fund Conveyance Fee once, at closing. The fee stack section below lays out every layer with its amount, period and source.

What is the flood and storm picture in one paragraph?

FEMA's National Flood Hazard Layer returned Zone X, area of minimal flood hazard, at all 42 points we tested in The Plantation, the ten interior points plus 32 lake-edge, golf-edge and condominium lots, and the pending revision scheduled to take effect March 2, 2027 does not change the panels or zones here (FEMA NFHL, Flood Hazard Zones; FEMA Pending NFHL). Every tested point is in Lee County Evacuation Zone D (Lee County GIS, Evacuation Zones), and the design wind speed at every tested point is 160 mph for Risk Category II (Lee County GIS, Design Wind Speed Zones). Zone X is a mapping category, not a promise, and lenders, insurers and Citizens rules still apply; the hurricane, flood and insurance sections take each piece in turn.

Which schools are in its zones?

For 2026-2027 every tested point in both halves of The Plantation falls in elementary proximity Zone J, middle school Zone EE and high school East sub-zone 2 (E2) of the School District of Lee County (School District of Lee County, Elementary School Zones 2026-2027; Middle School Zones; High School Zones). Treeline Elementary, one of the Zone J schools, sits at 10900 Treeline Avenue, about 0.2 straight-line mile from the Bridgetown gate. Lee County runs a choice-zone plan rather than single-school boundaries, so the schools section lists every school in each zone with its 2026 state grade, and the district's Student Enrollment office confirms placement and transportation for a specific address (Student Enrollment Plan 2026-2027).

What can you reach by car?

The Plantation sits close to the interstate and the airport. By route miles we measured on October 21, 2026 with OSRM routing, I-75 Exit 131 at Daniels Parkway is 1.1 miles from the Somerset entrance and 3.2 from the Bridgetown gate, and Exit 136 at Colonial Boulevard is 7.2 and 5.1. Southwest Florida International Airport's terminal is 5.2 miles from the Somerset entrance (7.3 from Bridgetown), Gulf Coast Town Center 5.0 (7.1), Gulf Coast Medical Center 5.1 (7.2), FGCU 7.0 (9.2), downtown Fort Myers 11.7 (9.5), Fort Myers Beach at Times Square 15.3 (17.4), the Sanibel Causeway toll plaza 16.6 (18.7) and Naples Fifth Avenue South 33.5 (35.6). Those are distances, not drive times; traffic on Daniels Parkway and Treeline Avenue varies by season and hour.

What do we walk a Plantation buyer through first?

When we represent a buyer in The Plantation, we work the same five records before we talk about kitchens. First, the half: Somerset or Bridgetown decides the association, the manager, the rules and the amenity center, and a Somerset condominium adds a condominium association on top. Second, the lot's Arborwood CDD class: two neighbors on the same street can carry different CDD lines because the debt share follows lot width and how much of the original bonds the lot's builder or owners prepaid, so we read the class from the district's FY 2026/2027 table before we compare two homes. Third, the estoppel certificates: they state what each association charges, and in Bridgetown we flag the $2,000 Resale Reserve Fund Conveyance Fee the buyer pays at closing. Fourth, the FEMA panel and the home's build year, because the panel tells the lender what it needs and the build year tells the insurer whether a four-point inspection is coming. Fifth, in Somerset, the club application: membership is by application to the club, so we ask the seller what the membership status is and ask the club for its current plan.

★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review

What Does The Plantation Market Look Like Right Now?

The Plantation's market is an all-resale market: the county recorded 108 sales in the 12 months to September 25, 2026 at a $562,500 median, from $315,500 to $1,180,000, with Somerset single-family homes at a $735,000 median, Bridgetown at $520,000 and the Somerset condominiums at $445,000, and no builder-direct closings (an estimate) since 2021.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).

Source for every figure in this section: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis (Lee County Property Appraiser). "12 months" means September 26, 2025 to September 25, 2026. Price per square foot is per square foot of county heated area, the roll's measurement, and is never set against an MLS living-area figure.

The county record, 12 months and longer

The Plantation recorded 108 qualified sales in the 12 months to September 25, 2026, the first window with ten or more sales, so it leads; the longer windows show the trend underneath it.

The medians step down from $595,000 over 60 months to $562,500 over the last 12 months, which matches what the calendar-year table below shows: a 2022 peak followed by a softer 2025.

Every sale was a resale

All 108 recorded sales in the 12 months to September 25, 2026 were resales: the tool's builder-direct count (an estimate) is zero. The county record shows 137 builder-direct closings in 2019, 98 in 2020 and 83 in 2021, then none from 2022; Somerset's last builder-direct year was 2019 (43 closings) and Bridgetown's was 2021 (83). A buyer in The Plantation today is buying from an owner, which means the seller's disclosures, the estoppel certificates and the home's own maintenance record matter more than any builder warranty.

Single-family homes, condominiums, Somerset and Bridgetown side by side

The Plantation's 108 sales split cleanly by half and by product: 93 single-family homes (39 in Somerset and 54 in Bridgetown) and 15 condominium units, all of them in Somerset.

Counting its condominiums, Somerset as a whole recorded 54 sales at a $665,000 median ($298.17 per heated square foot), the same number of sales as Bridgetown at a higher median. Over 24 months the single-family median was $597,500 on 182 sales, Somerset single-family $749,950 on 76 and Bridgetown $497,000 on 106; over 60 months Somerset single-family homes ran at $800,000 on 209 sales.

Price bands

The Plantation's 12-month sales cluster between $500,000 and $750,000, with a real upper tier above it.

Twenty-seven of the 108 sales closed at $750,000 or more, and the bottom band is where Bridgetown's compact-lot plats and a few condominium units meet.

Street by street

The street table shows where in The Plantation the prices sit. Rows with 3 to 8 sales print a median labelled thin; rows with 1 or 2 sales print the sale prices themselves, never a median. Condominium buildings are summarized in the condominium section, never by unit.

A thin median on three to eight sales moves with every sale, so we read these rows as a map of where the price tiers sit, not as a value for any one home.

The top of the market: Somerset's estate streets

The top of The Plantation's market is a handful of Somerset streets. Chadsford Circle, the Parcel Four-A section of 68 homes, recorded 4 sales at a thin $915,000 median; Kingsmill Way recorded 5 at a thin $875,000; Gladstone Way sold twice, at $950,000 and $960,000; and Salisbury Court twice, at $910,000 and $925,000. Four sales in the 12 months cleared $1,000,000, and the 12-month high was $1,180,000, a Somerset single-family home. Kingsmill Way runs through Somerset's original plat and Parcel Two, Salisbury Court is in Parcel Two and Gladstone Way in Parcel Three, so the estate tier is spread across several sections rather than gathered in one enclave.

The entry point: Bridgetown's compact-lot plats and the coach-home condominiums

The entry point to The Plantation is on the Bridgetown side and in the Somerset condominiums. Bridgetown's Clarendon Street plat (Clarendon Street, Glenhurst Street and Moorhouse Place) recorded 11 sales at a $375,000 median, $263.47 per heated square foot; Glenhurst Street alone recorded 8 at a thin $376,000, Avingston Terrace 3 at a thin $350,000 and Westmoreland 3 at a thin $457,500. The condominiums, all inside Somerset, recorded 15 sales at a $445,000 median, from $325,000 to $520,000. Glastonbury at The Plantation recorded 7 sales at a $431,000 median in the 12 months, and 13 at the same $431,000 median over 24 months; The Islands, Barbados I and Antigua I together recorded 8 at a $455,000 median, and 15 at $450,000 over 36 months.

At the other end of Bridgetown, Thurston Chase, where every home is 2,488 square feet or larger on the roll, recorded 3 sales at a thin $750,000, and the Phases One to Four legal recorded 21 sales at $595,000. Bridgetown is not one price point; it runs from compact plats to large-lot sections.

The long arc, 2019 to 2026

The Plantation's calendar years show the build-out ending, a 2022 peak and a softer 2025, with 2026 to September 25 steadier.

Read the early rows with care: 2019 to 2021 mixed new Pulte closings with resales, so the medians blend two markets. Somerset single-family calendar medians ran $855,000 in 2022, $820,000 in 2023, $740,000 in 2024, $732,400 in 2025 and $740,000 in 2026 to September 25. Bridgetown's ran $595,000, $558,000, $572,500, $435,000 and $530,000. Bridgetown's 2025 figure reflects a heavier share of compact-lot resales that year, so it is a change in mix, not a price cut a buyer can apply to any one home.

Price per square foot, and why the denominator matters

The Plantation sold at $275.63 per square foot of county heated area across all 108 sales in the 12 months to September 25, 2026: single-family $287.33, Somerset single-family $328.19, Bridgetown $270.14 and the condominiums $225.18. The gap between Somerset and Bridgetown is a mix of lot size, golf frontage and product, not a premium a buyer can apply to one home. The denominator is the county's heated area, which usually differs from the living area in a listing, so these figures are never set against an MLS price per square foot. Use them to compare halves and products inside The Plantation, then price the specific home on its own comparable sales.

Days on market and sale-to-list

Days on market, sale-to-list ratio, active inventory and months of supply for The Plantation come from the MLS, not the county record. Days on market: Information not available at time of publishing (checked 2026-10-28). Sale-to-list: Information not available at time of publishing (checked 2026-10-28). Active inventory and months of supply: Information not available at time of publishing (checked 2026-10-28).

What a seller should read into these numbers

A seller in The Plantation should read three things into the record. First, the half and the product set the comparable pool: a Somerset single-family home is priced against a $735,000 median, a Bridgetown home against $520,000 and a condominium against $445,000. Second, the street rows show where the tiers sit, and a thin median is a guide, not an appraisal. Third, every buyer here is weighing resale against resale, so condition, the CDD class and a clean estoppel carry real weight in the offer. If you are comparing agents for a sale here, see how we rank the best real estate agents in Fort Myers and what we track for every Fort Myers community.

What is listed today?

This page carries recorded sales, not listings. To see what is listed today, see Fort Myers homes for sale on our team's site.

Buying in The Plantation? Call Marc at (239) 287-5873

Buying in The Plantation starts with the half, the lot's CDD class and the club question, and Marc works all three before you tour. From the Somerset entrance, I-75 Exit 131 is 1.1 route miles away. Call Marc at (239) 287-5873, see how we help buyers buy a home in The Plantation, or read how we represent buyers in Southwest Florida. Selling instead? Get a free home valuation or Call Jesse direct at (239) 898-6072.

How Did The Plantation Come to Be?

The Plantation came to be when farmland east of I-75 was annexed into the City of Fort Myers in 2003 as Arborwood, approved as a Development of Regional Impact in 2004, named Somerset and Bridgetown by Centex Homes in 2005 and 2006, and built out from 2006 to 2021, under the Pulte name after the 2009 merger.

Farmland and wetlands before 2004

Before development, the land that became The Plantation was agricultural fields, wetlands and forest at 20 to 24 feet NGVD, according to the Arborwood CDD's engineer's report of October 11, 2004 (Arborwood CDD, Engineer's Report, October 11, 2004). That report's land plan set aside 552.2 acres of preserves and 386.1 acres of lakes against 786.1 acres of residential land.

The Arborwood annexation and DRI

The Plantation's legal life began with two City of Fort Myers ordinances. Ordinance 3135, adopted August 18, 2003, annexed 2,243.63 acres as "Arborwood" (City of Fort Myers, Ordinance 3135). Ordinance 3226, adopted September 20, 2004, approved the Arborwood Development of Regional Impact on 2,479.13 acres, with 4,050 single-family and 2,450 multifamily units, 36 holes of golf and 170,000 square feet of town center commercial (City of Fort Myers, Ordinance 3226). The Plantation became the largest residential part of that DRI. The Arborwood Community Development District was established on June 14, 2004 to finance and maintain the shared infrastructure (Arborwood CDD, Documents). The master plan section below sets the approved numbers against what was built.

Worthington Holdings Southwest, the master developer

Worthington Holdings Southwest, LLC was the master developer and original landowner of Arborwood: it petitioned for the annexation and applied for the DRI (City of Fort Myers, Ordinance 3135). State records show the company formed on April 10, 2002 and administratively dissolved on September 27, 2019 (Sunbiz, Worthington Holdings Southwest).

Centex Homes names Somerset and Bridgetown

Centex Homes gave The Plantation its names. The marks SOMERSET AT THE PLANTATION, BRIDGETOWN AT THE PLANTATION and THE PLANTATION were first used on August 23, 2005 and registered in Florida on March 7, 2006, all to Centex Homes (Sunbiz, mark THE PLANTATION; Sunbiz, mark BRIDGETOWN AT THE PLANTATION). On the district's record, Bridgetown is "Parcel B" and Somerset, with the golf course, is "Parcels D/E" (Arborwood CDD, August 3, 2026 hearing book).

The 2006 plan: about 2,300 homes

Plans reported in January 2006 called for about 2,300 homes; the community was built out at 1,834. That January 8, 2006 news report described about 1,581 acres and "approximately 2,300 homes, including carriage, villa, twin villa, single-family and estate homes", from 1,645 to 3,833 square feet, and named "Kingsmill Manor" as the first Somerset neighborhood (Naples Daily News, January 8, 2006). Bridgetown's 2007 declaration anticipated villa and condominium neighborhoods; it was built entirely as single-family homes.

The first homes and the course, 2006 to 2008

The first qualified home sale in The Plantation recorded on December 5, 2006, in Somerset's original plat, and the first Bridgetown sale on March 14, 2007 (Lee County recorded sales, our analysis). The club dates the course to 2008; a June 2008 Florida Weekly report said play opened in December 2007 (club scorecard, November 21, 2025; Florida Weekly, June 25, 2008). The same June 2008 report had Somerset Hall under construction as "the second of three amenity facilities", with plans of 1,557 to 3,193 square feet under air. The 18-hole course was designed by Dr. Michael Hurdzan and Dana Fry and plays to 7,141 yards from the back tees.

Pulte takes over the name, 2009 to 2021

After Pulte Homes and Centex shareholders approved the merger on August 18, 2009, The Plantation's remaining homes were marketed as Pulte (U.S. SEC, Centex Form 8-K). The declarant entity did not change on paper: Bridgetown declarant amendments in 2013 and 2015 were executed for Centex Homes by Centex Real Estate Corporation, its managing general partner (Bridgetown, Governing Documents). PulteGroup hired Hampton Golf to manage the club in December 2010 (Golf Inc., December 19, 2010). In 2013 Pulte was building the 1,911-square-foot Vanderbilt model in Somerset (Naples Daily News, September 1, 2013), and Pulte's 2019 Bridgetown designs ran from the 1,372-square-foot Steel Creek to the 2,852-square-foot Stonewater (builder marketing, Pulte Bridgetown page, November 17, 2019 capture). Pulte released the final Bridgetown homesites, "nearly 70", in August 2020 (Naples Daily News, August 29, 2020). The last builder closings ran through 2021; every recorded sale since 2022 is a resale.

A timeline you can check

Every date below links to the record that holds it, so a buyer, a seller or an appraiser can check The Plantation's history line by line.

What Is the Arborwood Master Plan, and What Was Built at The Plantation?

The Plantation is the largest residential part of the Arborwood Development of Regional Impact, a 2,479.13-acre City of Fort Myers entitlement approved in 2004 for 6,500 homes and 36 holes of golf. By January 2026 the whole DRI held 4,510 homes and one 18-hole course, and 1,834 of those homes are The Plantation's.

A master plan is a ceiling, not a promise, and the Arborwood record shows the gap between the two plainly. The development orders set how much could be built; the district's land plan set how the ground would be used; the plats and the county roll show what was actually built. For a buyer, that gap explains three things you will notice on a first drive: the single golf course where two were allowed, the absence of a town center at the corner, and the fact that Bridgetown, which its 2007 declaration expected to hold attached and condominium neighborhoods, is all single-family homes today. For a seller, the same record is what lets us describe the community to a buyer with numbers instead of adjectives.

The entitlement in numbers

The Plantation's entitlement lives in two City of Fort Myers ordinances. Ordinance 3226, adopted September 20, 2004, approved the Arborwood DRI on 2,479.13 acres with 4,050 single-family and 2,450 multifamily units, 36 holes of golf and 170,000 square feet of town center commercial (City of Fort Myers, Ordinance 3226). The restated development order, Ordinance 3851, indexed November 19, 2018, kept 4,050 single-family units, set 2,050 multifamily units plus 400 town center multifamily units, for 6,500 in all, kept the 36 holes and carried phasing from 2004 to 2023 (City of Fort Myers, Ordinance 3851). The DRI's January 2026 monitoring report, filed with the district, says the DRI "has been developed with 4,510 residential dwelling units and one 18-hole golf course", and that no commercial has been applied for or built (Arborwood CDD, February 16, 2026 board book).

Two acreage figures circulate for the same land, and both are right for what they measure. The annexation of August 18, 2003 brought 2,243.63 acres into the City as "Arborwood" (City of Fort Myers, Ordinance 3135); the DRI approved a year later covers 2,479.13 acres. The Plantation itself accounts for 1,834 of the 4,510 dwelling units the DRI reports as built.

Planned versus built

The plan and the roll disagree in three places, and each disagreement is a fact a buyer can use.

Plans reported in January 2006 called for about 2,300 homes; the community was built out at 1,834. Bridgetown's 2007 declaration anticipated villa and condominium neighborhoods; it was built entirely as single-family homes. The district's own land plan of October 11, 2004, drawn on 2,466.9 acres, shows how much of the ground was never meant for houses at all: 786.1 acres of residential land against 386.1 acres of lakes, 552.2 acres of preserves, 85.4 acres of golf and maintenance, 10.0 acres for a clubhouse and 14.5 acres for a recreation center (Arborwood CDD, Engineer's Report, October 11, 2004). Today the district's FY 2026/2027 budget measures Bridgetown at 669.06 gross acres and Somerset at 817.73, with the golf course at 116.23 (Arborwood CDD, August 3, 2026 hearing book). Of those acres, 332.43 in Bridgetown and 481.41 in Somerset are preserve and lake.

Parcel B and Parcels D/E on the district record

The Arborwood CDD does not use the marketing names. On the district record, Bridgetown is "Parcel B" and Somerset, with the golf course, is "Parcels D/E" (Arborwood CDD, August 3, 2026 hearing book). The South Florida Water Management District permit family 36-04853-P covers "Somerset At Plantation And Bridgetown"; the Bridgetown land was permitted in 2004 as "Arborwood Parcel B", 656.4 acres, and the master modifications name the Arborwood CDD as applicant (SFWMD Approved Environmental Resource Permits).

Why this matters in practice: when you read a CDD budget, an engineer's report or a water management permit for The Plantation, you are looking for Parcel B (Bridgetown) or Parcels D/E (Somerset), not for the names on the gate. The FY 2026/2027 budget assesses Bridgetown as 985 assessment units, Somerset as 954 assessment units and the Somerset golf course as 116 units. Those are billing units, not homes: the county roll counts 883 homes in Bridgetown and 951 in Somerset.

MDP-3 zoning, not a PUD

The Plantation is zoned by the City of Fort Myers, not by Lee County. City zoning on the sampled lots is MDP-3, "Master Development Plan 3", and no Lee County planned-development case covers the community (Lee County GIS, City of Fort Myers zoning layer; Lee County GIS, Planned Developments layer). That follows from the 2003 annexation: once the land joined the City, the City's master development plan district and the DRI order became the land-use rule book.

For an owner, the practical reading is simple. Zoning questions go to the City of Fort Myers. Architectural questions go to your association's review committee first, because the recorded declaration and rules of your half set what you may change on the lot. Searching Lee County's planned-development records for The Plantation returns nothing, and that is the expected answer, not a gap.

The second 18 holes that were never built

Both development orders allowed 36 holes of golf at Arborwood, and one 18-hole course was built. The DRI's January 2026 report counts "one 18-hole golf course" in the whole DRI, and it records no commercial applied for or built, so the 170,000-square-foot town center of the 2004 order was not built either (Arborwood CDD, February 16, 2026 board book). The course that exists sits entirely inside Somerset: the golf land is 20 parcels of about 115 acres, every one platted as a Somerset at The Plantation tract (Lee County GIS, ParcelAddress layer).

We do not know where a second course would have gone, and no record we read says. What a buyer can rely on is the present record: one private 18-hole course, one clubhouse, and the rest of the land built as homes, lakes and preserves.

Where Arborwood Preserve fits

The Plantation shares the Arborwood development and its CDD with Arborwood Preserve, the newer community on its east side. On the district record Arborwood Preserve is Parcel C, which the CDD budget labels the "Lennar Parcels", with 694 projected units, and it pays the Series 2014 A-1 and A-2 bonds maturing in May 2036; The Plantation pays the Series 2018 bonds (Arborwood CDD, August 3, 2026 hearing book).

So the two communities share a district board, a meeting room and a shared layer of operations and maintenance, but not a debt schedule, an association or a builder record. The side-by-side comparison further down this page sets The Plantation and Arborwood Preserve against each other on the same county basis.

How Is The Plantation Governed?

The Plantation is governed in layers: two separate community associations, Somerset and Bridgetown, with no master association above them; four condominium associations inside Somerset; the Arborwood Community Development District, an independent special district that maintains shared infrastructure; and a private golf club owned apart from all of them.

Each layer has its own documents, its own board and its own bill, and a buyer should know which layer answers which question. The associations answer for architecture, rules, amenity centers and dues. The condominium associations answer for the buildings, the insurance on them and the reserves. The CDD answers for lakes, preserves, stormwater and the bonds that paid for them. The club answers for golf and the Great House. The City of Fort Myers answers for zoning, fire, trash, stormwater fees and water and sewer.

Two community associations, no master

State corporate records show two community associations and no master association; the Arborwood CDD is the shared layer. No master or umbrella association appears in the state's name lists for THE PLANTATION, SOMERSET AT or BRIDGETOWN (Sunbiz, entity name list "THE PLANTATION"; Sunbiz, "SOMERSET AT"; Sunbiz, "BRIDGETOWN").

That structure is unusual for a gated golf community of 1,834 homes, and it changes how you buy. There is no single "Plantation HOA" fee, no single estoppel and no single rule book. A Somerset home answers to Somerset's association; a Bridgetown home answers to Bridgetown's; a Somerset condominium answers to its condominium association and, through its location, to Somerset. Whether condominium owners are also members of the Somerset association is not stated in any record we could read, so a condominium buyer asks for both sets of documents.

Somerset at The Plantation Community Association

Somerset at The Plantation Community Association, Inc. is a Florida not-for-profit corporation, Active, filed August 29, 2006, with a five-member board and its principal address at 10401 Dartington Drive, the Somerset amenity center (Sunbiz, Somerset at The Plantation Community Association). FirstService Residential manages it: the company announced the account in October 2019 and runs the current residents' portal (FirstService Residential, October 15, 2019; Somerset at the Plantation, FirstService Residential Connect). The association's own website is member login only (Somerset at The Plantation).

Somerset covers 951 homes on the county roll: 731 single-family homes and all 220 condominium units. Somerset's recorded declaration, amendments and rules were not available for us to read: the Clerk's records system did not answer and the association posts its documents behind a login. So on this page Somerset's leasing, pet, vehicle and lake rules are stated as unknown, and Somerset's Declaration and Rules govern. A Somerset buyer gets them in the resale package and should read them before the inspection period ends.

Bridgetown at The Plantation Community Association

Bridgetown at The Plantation Community Association, Inc. is Active, filed January 22, 2007, with a seven-member board and its office at 11741 Kingsbridge Boulevard (Sunbiz, Bridgetown at The Plantation Community Association). The association's site lists Castle Group as management (Bridgetown at The Plantation).

Bridgetown publishes its recorded documents, which is why this page can say much more about Bridgetown's rules than Somerset's. The Declaration was made February 2, 2007 by Centex Homes as declarant and recorded February 23, 2007 as Lee County Instrument 2007000062257. A Use Restrictions certificate was recorded September 22, 2022 as Instrument 2022000299743, the amended and restated bylaws were recorded in 2022, and a fine schedule was approved May 22, 2025 (Bridgetown, Governing Documents). Article XXI of the declaration states that Bridgetown "is part of an established uniform community development district known as Arborwood Community Development District", and owners covenant to pay its assessments. Bridgetown's regular assessments are shared equally by lot and billed quarterly; the amount is not published (Bridgetown, FAQ).

Four condominium associations inside Somerset

Somerset's 220 condominium units sit in five condominiums governed by four condominium associations, all Active: Glastonbury at The Plantation (filed 2011), Barbados I at Somerset (2006), The Islands at Somerset (2006, governing Islands I and Islands II) and Antigua I at Somerset (2009) (Sunbiz, Glastonbury at The Plantation Condominium Association; Sunbiz, Barbados I at Somerset; Sunbiz, The Islands at Somerset; Sunbiz, Antigua I at Somerset).

A condominium owner in The Plantation therefore deals with a Chapter 718 condominium association for the building, Somerset's community association for the neighborhood, and the Arborwood CDD for the district line on the tax bill. Each condominium's budget, reserves and insurance are its own, and none of them is published; the coach-home section below lists the documents to request.

The Arborwood CDD: what a district is and what it owns

The Arborwood Community Development District is an independent special district under Chapter 190, Florida Statutes, established June 14, 2004 by Rule 42RR-1, Florida Administrative Code, with a five-member board of supervisors (Florida Auditor General, Arborwood CDD financial report, FY 2025). A CDD is a unit of local government that finances and maintains shared infrastructure and recovers the cost through assessments on the land it serves. Arborwood's assessments are collected on the Lee County property tax bill, and the sampled 2025 bills carry an "ARBORWOOD CDD" line equal to the FY 2025/26 class amounts (Arborwood CDD, August 3, 2026 hearing book; Lee County Tax Collector, property tax search).

What the district maintains shows up in its budget lines and permits. The lakes and drainage are permitted under SFWMD permit family 36-04853-P with the Arborwood CDD as applicant, and the district's audits record lake bank erosion work in fiscal 2023 and fiscal 2025 (Florida Auditor General, Arborwood CDD, FY 2023). Somerset's own operations line pays for aquatic control, lake bank erosion, preserve maintenance, a field inspector and stormwater drains. The debt that built the system is the Series 2018 bonds: Series 2018 A-1, $24,465,000 original par at an average rate of 3.02 percent, maturing May 2036, with $16,360,000 outstanding on January 1, 2026; and Series 2018 A-2, $8,740,000 at an average rate of 4.65 percent, maturing May 2036, with $5,670,000 outstanding. All parcels except Parcel C pay them. The golf course pays its own CDD line: for FY 2026/2027, $67,433.02 of operations and maintenance plus $123,556.00 of Series 2018 debt, $190,989.02 in all, paid by the course owner.

The district's board meets in the Somerset amenity center community room at 10401 Dartington Drive, and its agendas, budgets and audits are posted on the district's Documents page (Arborwood CDD, Documents).

The club is separate from both associations

The Plantation Golf and Country Club, at 10500 Dartington Drive, is a private club owned and operated by Heritage Golf Group, separate from the Somerset and Bridgetown associations and from the CDD (The Plantation Golf and Country Club; Heritage Golf Group, October 29, 2025). Membership is by application to the club, and Bridgetown's recorded declaration conveys no club right. The club section below covers the course, the Great House, the ownership history and what the records say about membership.

Who governs what

What Does It Cost Each Year to Own a Home in The Plantation?

Owning a home in The Plantation each year means the Lee County property tax, an Arborwood CDD line of $89.45 to $1,779.04 for FY 2026/2027, City of Fort Myers fire, solid waste and stormwater lines, and association dues that neither association publishes, plus condominium and club charges where they apply.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).

The honest version of a fee section says which layers are published and which are not, and here the split is sharp. Everything on the tax bill is public: the millage, the CDD class tables, the City's assessments. Nothing the associations charge is public, except Bridgetown's one-time $2,000 Resale Reserve Fund Conveyance Fee. We show every layer below with its amount where one exists, the period, what it covers and the source, and we say "not published" in those words where it does not. Market figures elsewhere on this page come from the Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.

The Fee Stack

The CDD line, Bridgetown

Every Bridgetown home pays one of fifteen FY 2026/2027 CDD classes, quoted gross before the early-payment discount (Arborwood CDD, August 3, 2026 hearing book). The class labels are the budget's; the county roll shows every Bridgetown home as single-family.

The units add to 985, the budget's Bridgetown assessment-unit count; the budget also lists two Bridgetown classes, 55 ft (2) and 75 ft (1), that hold no units. The three lots at $89.45 are paying only the operations and maintenance part, which is what a lot pays once its bond share is paid off.

The CDD line, Somerset

Somerset's seventeen FY 2026/2027 classes run from $247.04 to $1,779.04 gross (Arborwood CDD, August 3, 2026 hearing book). The multifamily classes are the condominium units.

The multifamily units add to 220, the same as the condominium units on the roll, and all seventeen classes add to 954, the budget's Somerset assessment-unit count.

Why two neighbors can pay different CDD amounts

Every CDD line in The Plantation is two numbers added together. The first is operations and maintenance. In Bridgetown it is $75.70 shared across the district plus $13.75 for Bridgetown-only costs, $89.45 in all; in Somerset it is $78.09 shared plus $168.95 for Somerset-only costs (aquatic control, lake bank erosion, preserve maintenance, a field inspector and stormwater drains), $247.04 in all (Arborwood CDD, August 3, 2026 hearing book). That is the line a lot pays once its bonds are paid off.

The second number is the lot's share of the Series 2018 debt, and it is where neighbors part ways. The debt share is set by lot width, and then by how much of the original bonds the lot's builder or owners prepaid. Take 55-foot Bridgetown lots on the same street: a lot in class 55 ft (1) pays $743.45, a lot in class 55 ft (3) pays $1,093.45, and each of the two lots in class 55 ft (5), whose bond share is paid off, pays $89.45. Nothing about the houses explains the difference; the bond history of each lot does. The Series 2018 bonds behind the debt part of the line mature in May 2036; the operations part continues.

What to do with that: before you compare two homes, read each lot's CDD line on its most recent tax bill, and if a payoff interests you, ask the district manager for that lot's prepayment letter. Per-lot payoff amounts are not published.

The City's fire, solid waste and stormwater lines

Because The Plantation is inside the City of Fort Myers, its tax bill carries City non-ad valorem lines a Lee County home outside the City would not (City of Fort Myers, "What is a non-ad valorem assessment?"). The City of Fort Myers Fire Rescue assessment was $218.00 per dwelling unit on the 2025 bill and is $239.80 for FY 2027. City residential solid waste was $240.55 on the 2025 bill, marked "No Change" for FY 2027, and the Lee County solid waste line was $36.56 (City of Fort Myers, FY 2026-2027 Budget in Brief; Lee County Tax Collector). City stormwater on the 2025 bills we read ran $23.40 to $46.80; the City does not publish the basis, so the figure varies from home to home. Trash and recycling pickup is Tuesday and yard waste is Friday, according to Bridgetown's FAQ.

Property taxes: the 2025 rate and the 2026 City vote

The 2025 bill carried 16.5034 mills; for 2026 the City adopted 6.9000 mills for its own levy, and the final 2026 total is 16.9702 mills. The 2025 total for tax district 090, "City of Fort Myers", was built from county general 3.7623, school local 2.2480 and state 3.0710, City of Fort Myers 6.5000, library 0.4218, South Florida Water Management District 0.0948, Everglades 0.0327 and Okeechobee 0.1026, hyacinth control 0.0192, mosquito control 0.2116 and the West Coast Inland Navigation District 0.0394 (Lee County Tax Collector).

At its September 21, 2026 final hearing the City adopted an operating millage of 6.9000 for FY 2026/2027, up from 6.5000; the rollback rate was 6.6465 and the vote was 5 to 2 (City of Fort Myers, FY 2026-2027 Budget in Brief; Gulfshore Business, September 22, 2026). The final 2026 total for district 090 is 16.9702 mills: county general 3.7623, school local 2.2480 and state 3.0230, City of Fort Myers 6.9000, library 0.4218, water management 0.0948, 0.0327 and 0.1026, hyacinth control 0.0190, mosquito control 0.2096, West Coast Inland Navigation District 0.0394 and the City's voter-approved parks debt service 0.1170 (Lee County Property Appraiser, 2026 Taxing District Millage Book, district 090, printed October 9, 2026).

The arithmetic is worth having in your head. 16.9702 mills is $16.9702 per $1,000 of taxable value, or $1,697.02 per $100,000, $46.68 more than the 2025 rate of 16.5034; the City's move from 6.5000 to 6.9000 mills accounts for $40.00 of that. Taxable value, not price, is the base, and it depends on exemptions and the assessment cap Florida Statutes s. 193.155 places on a homestead (Florida Statutes s. 193.155). For a real bill on a real home, read the parcel at the Lee County Tax Collector. A buyer's taxes are reset by the sale, so the seller's bill is a floor to start from, not the number you will pay.

What association dues cost, and how to get the real number

Neither association publishes its assessment amount; ask for an estoppel certificate. Bridgetown's FAQ says its regular assessments are shared equally by lot and billed quarterly, on January 1, April 1, July 1 and October 1, with late fees and interest from the 10th (Bridgetown, FAQ). Somerset's amount and billing period sit behind its residents' portal. The condominium associations publish nothing either.

Two documents give a buyer the real number. The first is the association's adopted annual budget, which Florida Statutes s. 720.303 requires an association to keep and make available. The second is the estoppel certificate under Florida Statutes s. 720.30851, a written statement of what a specific account owes, which Florida caps at $299, plus $119 if expedited and up to $179 if the account is delinquent (Florida Statutes s. 720.30851; DBPR estoppel fee schedule). In practice the title company orders the estoppel after you are under contract, so we ask the listing side for the current budget and the most recent assessment notice before you write an offer.

A year of known costs, worked

Here is a year of the costs that are published, for five example homes. The taxable values are assumptions chosen to show the arithmetic, not estimates of anyone's bill. Ad valorem uses the final 2026 rate of 16.9702 mills for district 090. "Other bill lines" are City fire $239.80 (FY 2027), City solid waste $240.55 and Lee County solid waste $36.56 (2025 bill), plus the stormwater figure on a 2025 bill for that home type: $28.08 on a Bridgetown sample, $23.40 on a condominium sample and $46.80 on a Somerset sample. Association, condominium and club charges and insurance are unknown on every row and are not estimated.

Check the non-ad valorem part of each row: 577.45 + 544.99 = 1,122.44; 743.45 + 544.99 = 1,288.44; 745.04 + 540.31 = 1,285.35; 1,693.04 + 563.71 = 2,256.75; 1,779.04 + 563.71 = 2,342.75. The CDD line is quoted gross; paying the bill in November earns up to the 4 percent early-payment discount, so the Bridgetown 55 ft line becomes $713.71 ($743.45 x 0.96). Add the association, any condominium association, insurance and, if you join, the club, and you have the full cost; the first three come from the estoppel, the condominium budget and a carrier quote for the specific home.

If you own here and want the same arithmetic run on your home with its real CDD class and taxable value, start with what is your The Plantation home worth? or our free home valuation, and Call Jesse direct at (239) 898-6072.

Which Neighborhoods Make Up The Plantation?

The Plantation is made of 26 recorded sections in two halves: eight Somerset single-family sections with 731 homes, five Somerset condominiums with 220 units, and thirteen Bridgetown sections with 883 single-family homes, every one built between 2006 and 2021 on plats recorded from 2005 to 2019, per the October 4, 2026 county roll.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).

A buyer meets these sections as street names. The section decides the lot sizes, the build years and often the plan family, and it is how we group sales when a single street is too thin to read. The names buyers search most are the halves, Somerset at The Plantation and Bridgetown at The Plantation, and the largest condominium, Glastonbury at The Plantation. Counts below are from the Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis (Lee County Property Appraiser).

Somerset's single-family sections

The years are the plat years in the roll's legal descriptions. Somerset's single-family homes run from 1,637 to 3,936 square feet of county heated area, and 575 of the 731 carry a pool flag on the county GIS layer (Lee County GIS, ParcelAddress layer). Parcel Four-B on Epping Way is the compact section, with a median lot of about 8,200 square feet (an approximation from the GIS layer). A Golf Course Replat recorded in 2016 holds club tracts, not homes.

Somerset's five condominiums

The years here are the condominium recording years on the state register, which gives the same 220 units as the county roll (DBPR condominium extract). New Market Street carries two products, the 19-home single-family section and the Barbados I condominium, so a buyer searching that street name can land in either.

Bridgetown's thirteen sections

Bridgetown's homes run from 1,125 to 3,936 square feet of county heated area, and 426 of its 883 homes carry a pool flag on the GIS layer. Tiverton Trace is the street; "Triverton Trace" is a plat name that holds only tracts. Phase Four's legal description carries no instrument, and plat instrument numbers stay off this page.

Three lot tiers in Bridgetown

Bridgetown's thirteen sections fall into three lot tiers, read from county GIS polygon areas, so treat the sizes as approximations. The compact tier is the Clarendon Street plat, Westmoreland, Phase Four and Avingston Terrace: median lots of about 6,800 to 7,300 square feet with homes of about 1,350 to 1,600 square feet. Avingston Terrace is the most uniform section in the community, 36 homes that are all 1,553 square feet with 2 bedrooms on the roll. The top tier is Thurston Chase, with a median lot near 11,650 square feet and every home 2,488 square feet or larger. The remaining sections, the original phases and the named plats of 2013 to 2019, sit between the two.

The tiers line up with the plans Pulte sold. Pulte's 2019 Bridgetown designs ran from the Steel Creek at 1,372 base square feet and the Taft Street at 1,433 through the Crestview (1,574), Abbeyville (1,671), Summerwood (1,861) and Martin Ray (1,968) to the Pinnacle (2,488), Tangerly Oak (2,589) and Stonewater (2,852), at 2019 starting prices of $237,990 to $414,990 (Pulte Homes, Bridgetown, November 17, 2019 capture, historical builder marketing). The county roll's most common heated sizes match those base sizes, 1,433, 1,861 to 1,862, 1,968, 2,488 and 2,852 square feet; that is a match by size only, so we never tell a buyer a specific home is a specific plan without the permit or the original contract.

Names that are not neighborhoods

Several names attach to The Plantation that are not neighborhoods inside it, and a few belong to other places entirely.

• Kingsmill Manor. A January 2006 news report named it as the first Somerset neighborhood; no roll legal description and no corporation uses the name. Kingsmill Way is a Somerset street.
• Tiverton Trace and Triverton Trace. Tiverton Trace is the Bridgetown street; Triverton Trace is a plat name that holds tracts only.
• Somerset Hall and Bridgetown Hall. Plan and news names for amenity buildings, not neighborhoods.
• Town Plantation. Town Plantation, a rental community on Treeline Avenue, is a separate development and is not part of either association (Florida YIMBY, March 20, 2022).
• Lee Plantation and Plantation Estates. Mobile-home communities in ZIP 33908, elsewhere in Fort Myers.
• Plantation Preserve and Plantation Pines. Separate subdivisions in ZIP 33966 with their own associations.
• Somerset in ZIP 33967. A separate subdivision near San Carlos Park with the bare legal description SOMERSET, excluded from every figure on this page by its ZIP.
• The City of Plantation and a Plantation Golf and Country Club in Venice. Different counties, different places.

What Is Somerset at The Plantation?

Somerset at The Plantation is the golf half of The Plantation: 951 homes, 731 single-family homes and all 220 condominium units, around the private 18-hole course and The Great House, with its own association managed by FirstService Residential. In the 12 months to September 25, 2026 its single-family homes sold at a $735,000 median.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).

Somerset is entered from Dartington Drive at Treeline Avenue, the entrance closest to I-75 Exit 131 and the airport. It holds the community's estate streets, its compact Epping Way section and every condominium in The Plantation, so it spans the widest price range of either half.

Somerset at a glance

Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis; Sunbiz; CDD hearing book; Lee County GIS, ParcelAddress layer.

The golf side of The Plantation

Somerset is the golfing half of The Plantation in the most literal sense: the golf land is 20 parcels of about 115 acres, every one platted as a Somerset at The Plantation tract, and no golf parcel carries a Bridgetown legal description (Lee County GIS, ParcelAddress layer). The Great House clubhouse sits at 10500 Dartington Drive, inside Somerset's entrance.

Living beside the course is not the same as belonging to the club. Membership at The Plantation Golf and Country Club is by application to the club, which is owned and operated separately from the two homeowner associations. We could not read Somerset's recorded declaration, so this page does not say whether any Somerset lot carries a club obligation; a Somerset buyer asks the seller for the membership status and asks the club for its current plan. The club section below takes the course and membership in detail.

Estate streets and compact streets

Somerset's price range is a street-by-street story. At the top are the estate streets. In the 12 months to September 25, 2026, Chadsford Circle, the whole of Parcel Four-A, recorded 4 sales at a $915,000 median and Kingsmill Way 5 sales at $875,000, both thin samples; Gladstone Way recorded two sales, at $950,000 and $960,000, and Salisbury Court two, at $910,000 and $925,000. Sussex Street in Parcel Five recorded 5 sales at a $700,000 median, Chrasfield Chase 4 at $660,000 and Surrey Place 3 at $682,000, all thin.

At the other end, Epping Way in Parcel Four-B is Somerset's compact single-family street, median heated area 1,862 square feet on lots of about 8,200 square feet (approximate); it recorded 3 sales at a $550,000 median in the same window, a thin sample. Medians on 3 to 5 sales are thin and read as a guide, not a market rate; streets with one or two sales show the prices instead. Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.

Somerset's amenity center

The Somerset amenity center at 10401 Dartington Drive, called Somerset Hall in builder and news materials, is recorded by the county as one building built in 2010 with 11,666 square feet of heated space on 5.90 acres, with a pool (Lee County GIS, ParcelAddress layer). Somerset's manager listed in 2019 a resort-style pool, community spa, billiards and card rooms, a library, an internet lounge and six tennis courts (FirstService Residential via PRWeb, October 17, 2019). The South Florida Water Management District issued a permit for "Somerset Recreation Center Court Additions" on April 29, 2022 (SFWMD permits), and a second Somerset recreation parcel on Lonsdale Terrace carries a pool on the county layer, which reads as a neighborhood pool (inferred).

Somerset's current amenity list and hours sit behind the residents' portal and are not published. The same room hosts the Arborwood CDD's public meetings.

Somerset's 12-month market

In the 12 months to September 25, 2026 Somerset as a whole, condominiums included, recorded 54 sales at a $665,000 median, $298.17 per square foot of county heated area. Its single-family homes recorded 39 sales at a $735,000 median, from $473,000 to $1,180,000, at $328.19 per heated square foot. Over 24 months the single-family count was 76 at a $749,950 median, and over 60 months 209 at $800,000.

By calendar year the Somerset single-family median was $855,000 in 2022, $820,000 in 2023, $740,000 in 2024, $732,400 in 2025 and $740,000 in 2026 to September 25. Those medians move with the mix of streets that sold in a given year as much as with prices, so read them as a range the market has held since 2024 rather than as a trend line. Every Somerset sale since 2020 has been a resale; the last builder-direct year was 2019 (an estimate). Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.

What Somerset's records do not publish

Somerset at The Plantation publishes far less than Bridgetown. We could not read Somerset's recorded declaration, amendments or rules, so its leasing minimum, pet rules, vehicle and parking rules, lake rules and any transfer or capital contribution fee are unknown on this page, and Somerset's Declaration and Rules govern. The association's assessment amount is not published, and neither is its current amenity list or hours. Whether condominium owners are also members of the Somerset association, and whether any Somerset lot carries a mandatory club membership, are stated in documents we could not read. All of these come in the resale package and the estoppel certificate, and we request them at the start of a Somerset transaction, not at the end.

A dedicated Somerset at The Plantation sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

What Is Bridgetown at The Plantation?

Bridgetown at The Plantation is the northern half of The Plantation: 883 single-family homes on thirteen recorded sections, with its own association managed by Castle Group, an amenity center on Kingsbridge Boulevard, published recorded rules and no golf right in its declaration. In the 12 months to September 25, 2026 it recorded 54 sales at a $520,000 median.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).

Bridgetown is entered from Kingsbridge Boulevard at Treeline Avenue, the association's "Treeline gate", and it is the half nearer Colonial Boulevard, downtown and Cape Coral. Its homes range from compact two-bedroom plans to large homes on Thurston Chase, which is why its median sits below Somerset's while its top sale reached $885,000.

Bridgetown at a glance

Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis; Sunbiz; Bridgetown, Governing Documents.

Thirteen plats, all single-family

Bridgetown was recorded in thirteen residential sections, and the roll codes every one of its 883 homes as single-family. Bridgetown's 2007 declaration anticipated villa and condominium neighborhoods; it was built entirely as single-family homes (Bridgetown, Governing Documents). Some sections have small lots and uniform plans of about 1,433 square feet, which Pulte sold as single-family homes; the roll uses the single-family code for all of them.

The sections were platted over thirteen years. Phases One and Two were recorded in 2006 and sold first, from March 2007; Phase Three was recorded in 2006 and built from 2014; the Maitland Way plats followed in 2012 and 2014, Dennington Road in 2013, the Clarendon Street plat and Clifton Terrace in 2014, Westmoreland in 2017, Thurston Chase and Battersea Place in 2018 and Remington Chase in 2019. Pulte released the final Bridgetown homesites, "nearly 70", in August 2020 (Naples Daily News, August 29, 2020), and the last builder-direct closings (an estimate) recorded in 2021.

Bridgetown by plat family

Homes add to 883 and sales to 54. Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. The spread is the point: in the same 12 months a compact Clarendon Street plat home sold at a $375,000 median while Thurston Chase's three sales had a $750,000 median, inside the same association and behind the same gate.

The Bridgetown amenity center

Bridgetown's amenity center, with its office at 11741 Kingsbridge Boulevard, lists a lap pool, a main pool, a spa, 3 bocce courts, 5 tennis courts, 4 pickleball courts, a children's playground, restrooms, a storage building, a fire pit and a tiki bar (Bridgetown portal). The county records Bridgetown's recreation tract at 6.10 acres with three buildings, the first built in 2012, and 15,227 square feet of heated space (Lee County GIS, ParcelAddress layer). A 2013 amendment to the declaration makes the recreation area, Tract RRR, common area for owners, their families, tenants and guests, not the general public (Bridgetown, Governing Documents).

Bridgetown publishes its hours, and the amenities section below sets them beside Somerset's center.

Bridgetown's recorded rules

Bridgetown's rules are recorded and posted, so a buyer can read them before writing an offer (Bridgetown, Governing Documents; Bridgetown, Sales and Leasing; Bridgetown, FAQ). The headline rules:

• Leasing: written leases, minimum term one month, a copy to the association before the lease starts, no more than three leases of a lot in any 12 months, whole home only, no time-share.
• Pets: no limit on the number; restricted breeds are the New Guinea singing dog, pit bull and Presa Canario and their crosses.
• Vehicles: RVs and trailers too large for the garage may sit in a driveway no more than three consecutive nights; vehicles with commercial signs or wraps are garaged; the City prohibits street parking and the association enforces it from midnight to 6 am.
• Shutters: galvanized steel, clear (Lexan type), accordion and roll-down types are approved; panels put up after a watch or warning for Lee County need not be color matched if removed within 14 days.
• Ponds: catch-and-release fishing from mowed common banks only; no wading, swimming, boating, kayaking or canoeing, and no docks.
• Fines: most continuing violations run $100 per day to a $1,000 maximum after a 30-day cure, under the schedule approved May 22, 2025.

The logistics section further down covers how those rules work day to day. Somerset's equivalents are not published.

The $2,000 Resale Reserve Fund Conveyance Fee

Bridgetown charges a $2,000 Resale Reserve Fund Conveyance Fee on resales, paid by the buyer at closing into the association's reserve account. It was added as Section 8.12 of the declaration, recorded January 7, 2025 as Instrument 2025000005220 (Bridgetown, Governing Documents). The recorded exemptions include transfers between Bridgetown lots, inheritance, estate-planning transfers without a change of occupancy, transfers under divorce orders and foreclosure to the association.

For a buyer, it is a closing cost to put in the offer math from the first conversation. For a seller, it is a disclosure we make before the first showing, because a buyer who learns about it from the estoppel at the end of the deal treats it as a surprise. Somerset's equivalent, if any, is not published.

Bridgetown's 12-month market

In the 12 months to September 25, 2026 Bridgetown recorded 54 sales, all single-family, at a $520,000 median, from $315,500 to $885,000, or $270.14 per square foot of county heated area. Over 24 months it recorded 106 sales at a $497,000 median and over 36 months 153 at $525,000. By calendar year the Bridgetown median was $595,000 in 2022, $558,000 in 2023, $572,500 in 2024, $435,000 in 2025 and $530,000 in 2026 to September 25.

The 2025 figure needs a caution: Bridgetown's mix shifts year to year, and 2025's median reflects a heavier share of compact-lot resales, not a fall in what any one home was worth. Read the plat-family table above before you read a calendar median. Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.

A dedicated Bridgetown at The Plantation sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

What Are the Coach-Home Condominiums at Somerset?

The coach-home condominiums at The Plantation are five recorded condominiums inside Somerset, 220 units in all, built as two-story, four-unit buildings: The Islands I and II, Barbados I, Antigua I and Glastonbury at The Plantation, the largest at 108 units. In the 12 months to September 25, 2026 the 220 units recorded 15 sales at a $445,000 median.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).

They are the entry point to Somerset's side of The Plantation: the same Somerset gate, amenity center and golf course outside the door, on a condominium deed with its own association, budget and insurance. Between $325,000 and $520,000 in the last 12 months, they sit below every single-family street in Somerset.

Five condominiums, 220 units

All 220 units together recorded 15 sales in the 12 months to September 25, 2026 at a $445,000 median, from $325,000 to $520,000, or $225.18 per square foot of county heated area; over 24 months 22 sales at $441,200 and over 36 months 39 at $455,000. Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis; unit counts also on the state register (DBPR condominium extract).

Two-story, four-unit buildings

Each of the five condominiums is built as two-story, four-unit buildings, with two ground-floor and two second-floor homes; the county GIS layer shows 110 units at story 1 and 110 at story 2 (Lee County GIS, ParcelAddress layer). Condominium heated area runs from 1,509 to 2,582 square feet, and Glastonbury's units have 2 or 3 bedrooms.

The floor matters to a buyer in practical ways: a ground-floor unit and a second-floor unit in the same building share a roof and a structure but differ on stairs, privacy and outdoor space, and their insurance needs differ inside the unit. Price them separately; we do.

Glastonbury at The Plantation

Glastonbury at The Plantation is the largest condominium in the community, 108 units recorded in 2011, with buildings completed from 2011 to 2018, on Glastonbury Circle. Its units run from 1,550 to 2,065 square feet of county heated area, median 1,808, with 2 or 3 bedrooms. Glastonbury at The Plantation Condominium Association, Inc. was filed in 2011 and is Active (Sunbiz, Glastonbury at The Plantation Condominium Association). The state register lists one condominium, Glastonbury at The Plantation; the county roll also uses the wording "Glastonbury at Somerset" on eight units, so a buyer searching the records should try both names.

In the 12 months to September 25, 2026 Glastonbury recorded 7 sales at a $431,000 median, from $345,000 to $465,000. Because that is under ten sales, the first window with ten or more is 24 months: 13 sales at a $431,000 median, from $345,000 to $515,000, or $257.42 per square foot of county heated area. Glastonbury's units pay Somerset's multifamily CDD classes, which run from $745.04 to $1,695.04 for FY 2026/2027. Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.

A dedicated Glastonbury at The Plantation sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.

The Islands, Barbados I and Antigua I

The three smaller condominiums began in the Centex years. The Islands I at Somerset (32 units) and The Islands II at Somerset (12 units), both recorded in 2007, sit on Pennington Place and share one association, The Islands at Somerset Condominium Association. Barbados I at Somerset (44 units, recorded 2009) is on New Market Street, and Antigua I at Somerset (24 units, recorded 2009) is on Glastonbury Circle (DBPR condominium extract; Sunbiz, The Islands at Somerset).

They trade too rarely to read one at a time, so we read them together. In the 12 months to September 25, 2026 the three recorded 8 sales at a $455,000 median; the first window with ten or more sales is 36 months, with 15 sales at a $450,000 median and $223.33 per square foot of county heated area. Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.

SIRS and milestone inspections

Florida's SIRS and milestone inspection laws apply to condominium buildings of three habitable stories or more; The Plantation's condominium buildings are two stories (Florida Statutes s. 718.112; Florida Statutes s. 553.899; DBPR condominium FAQs). That is the rule that most worries condominium buyers on the Florida coast, and by its own terms it reaches taller buildings than these.

It does not mean the associations have no reserve obligations or no inspections: every Florida condominium association keeps a budget and reserve schedule under Chapter 718, and its board decides how to fund them. What any association's files contain is not something this page states. Ask for them, and read them, as the next section describes.

Documents a condominium buyer asks for

A coach-home buyer in The Plantation asks for four documents before the inspection period ends, and reads each one in full:

• The adopted annual budget and the reserve schedule of the condominium association, required under Florida Statutes s. 718.112, and the Somerset association's budget as well.
• The certificate of insurance for the building policy, so your carrier can write the unit-owner (HO-6) policy to fit what the association insures.
• The estoppel certificate from the condominium association and, if the owner is billed by Somerset too, from Somerset, each capped at $299 plus the expedite and delinquency charges (DBPR estoppel fee schedule).
• The declaration, bylaws and rules of the condominium, for leasing, pets, parking and alterations, and Somerset's documents for the same subjects.

The state's condominium public records page and its SIRS reporting page are where any statewide filings would appear (DBPR public records; DBPR SIRS reporting). We request every one of these at the start of a coach-home purchase, because the answers set the offer.

What Is The Plantation Golf and Country Club?

The Plantation Golf and Country Club is the private club inside Somerset at The Plantation: an 18-hole, par 72 course by Dr. Michael Hurdzan and Dana Fry, established 2008, and The Great House clubhouse at 10500 Dartington Drive, owned and operated since October 2025 by Heritage Golf Group, with membership by application.

The club describes itself plainly: "golf course access is exclusive to members and their guests" (club, Guest Information). For a buyer that sentence settles two questions. The course is not a public amenity of either association, and owning a home on a fairway is a view and a setting, not a tee time. For a seller on a golf lot it means the club's own state, its ownership, its renovation and its membership categories, is part of the story we tell buyers, because buyers ask.

The course

The scorecard also names bulkheads at holes 6, 9 and 12 and a lightning horn system. The golf land is 20 parcels of about 115 acres, every one platted as a Somerset at The Plantation tract, and the district's budget measures the course at 116.23 gross acres. Water is part of the course: the lakes it plays around are the community's stormwater lakes, maintained in part by the Arborwood CDD, which bills the course owner its own line each year.

The Great House

The clubhouse is The Great House, which the club calls "our full-service, colonial-style clubhouse" (club, Lifestyle; club, Membership). The county records the Great House at about 17,300 square feet of heated space and 43,500 square feet of total area, in one building built in 2008 (Lee County GIS, ParcelAddress layer). The difference between the two figures is the covered and unconditioned space: terraces, verandahs, service areas and the like.

The Great House holds the club's dining room, bar and grille and event rooms, and its terraces look over the course and the driving range. The dining section below lists what the club publishes about them.

Who owns and runs the club

The Plantation Golf and Country Club is owned and operated by Heritage Golf Group, which announced on October 29, 2025 that it had bought The Plantation and two other private Florida clubs from the managing partner of the three properties (Heritage Golf Group, October 29, 2025; Golf Course Industry, October 29, 2025). Lee County records show the golf parcels sold on October 28, 2025 for $18,500,000 (Lee County GIS, ParcelAddress layer; Gulfshore Business, November 12, 2025).

Hampton Golf's role goes back to the builder era: PulteGroup hired Hampton Golf to manage the club in December 2010 (Golf Inc., December 19, 2010), and Heritage Golf Group's October 29, 2025 release thanks Hampton Golf for the transition when it took the club over. Heritage Golf Group lists The Plantation Golf and Country Club and The Club at Pelican Preserve among its Fort Myers properties (Heritage Golf Group, Our Properties).

What the change of owner means for a home in The Plantation: the club's membership plan, dues and rules are set by the club's owner, not by either association, so a buyer reads the club's current documents rather than anything written under the previous owner.

The 2026 re-grassing

The club began re-grassing the course with Bimini Bermuda on April 1, 2026 and said it anticipated reopening in the fourth quarter of 2026 (club, Capital Improvements). The club describes the work as a multi-million-dollar course renovation, planting Bimini Bermuda throughout the course except the greens, with reopening pending grow-in. We found no reopening notice in the records we read, so the actual reopening date is unknown on this page.

For a buyer touring in late 2026, a course under grow-in looks different from a finished one; ask the club for its current status before you judge a golf-view lot by what you see that day. For a seller, we say plainly in the listing that the course is being re-grassed and point buyers to the club's own page, rather than letting a closed fairway speak for itself.

Practice, lessons and leagues

The club lists a practice facility, lessons and clinics, and three member leagues: the MGA, the WGA 9-Hole and the WGA 18-Hole (club, Lessons and Clinics; club, Golf). A pro shop and golf outings pages sit on the club's site as well (club, Pro Shop; club, Golf Outings). Schedules and fees for lessons and leagues are the club's to publish, and we do not repeat any.

The sister club at Pelican Preserve

The Plantation's club no longer hosts private events for non-members and refers them to The Club at Pelican Preserve, which the club describes as its sister club (club, Events and Weddings). Both clubs sit in Heritage Golf Group's Fort Myers portfolio (Heritage Golf Group, Our Properties). The comparison section further down this page sets Pelican Preserve's county record beside The Plantation's.

Does a Home in The Plantation Come With Golf?

A home in The Plantation does not come with golf by any record we could read: membership at The Plantation Golf and Country Club is by application to the club, which is owned and operated separately from the two homeowner associations, and Bridgetown's recorded declaration conveys no club right. Somerset's declaration was not available to read.

This is the question buyers ask most about The Plantation, and it is where loose answers do the most damage. Some pages call membership "optional", some imply it is "included". The records support neither word for Somerset, because the Somerset declaration that would say was not readable, and they support a clear "no club right" for Bridgetown. Here is what each record says.

The CDD runs the other way from what some buyers expect: the district bills the golf course owner its own FY 2026/2027 line of $190,989.02, and none of the CDD classes on a home's tax bill is a club charge.

What the club says: membership by application

The club's membership pages publish two categories, Full Golf and Social, and send prospective members to the membership office through a request form and a tour; joining runs through the club, which is what this page means by membership by application (club, Membership Categories; club, Membership Privileges). On October 11, 2026 the club's home page carried "Golf Waiting List memberships being accepted with playing access at local and travel clubs" (The Plantation Golf and Country Club), which reads as a wait for Full Golf places, with interim access elsewhere in the operator's network. The length of any waiting list is not published.

What Bridgetown's declaration says

Bridgetown's recorded declaration conveys no club membership or golf right (Bridgetown, Governing Documents). That is consistent with the ground: no golf parcel carries a Bridgetown legal description. A Bridgetown owner who wants to play applies to the club like anyone else the club accepts; buying in Bridgetown neither grants nor requires membership on the recorded documents.

What we could not read for Somerset

Somerset's recorded declaration, amendments and any club exhibit were not available to us: the Clerk's records system did not answer during research and the association's documents sit behind a login. So this page does not say whether any Somerset lot carries a mandatory or bundled club membership, and it never calls Somerset membership "optional" or "included". If you are buying in Somerset, we ask the seller in writing what the home's membership status is, request the Somerset declaration with the resale package, and ask the club for its current membership plan, before the inspection period ends.

Full Golf, Social and Heritage Plus

The club publishes two categories, Full Golf and Social, and Full Golf members may add the optional Heritage Plus upgrade, the operator's reciprocal network of other clubs (club, Membership Categories; Heritage Golf Group, Heritage Plus Network). The number of clubs in that network changes as the operator buys and sells, so we do not print one. Social membership covers the clubhouse side of the club; what each category includes is set out on the club's Membership Privileges page.

Dues and initiation are not published

The club does not publish its initiation fee, annual dues, food minimum or capital assessments, and no dated club document we read states them. Figures quoted on other websites are not sourced to the club, and we do not repeat them. Ask the club's membership office for its current schedule, in writing, and date it: under a new owner, last season's number is not this season's.

How we handle it in a transaction: on a Somerset listing we ask the seller, before we write the listing, whether they hold a membership, which category, and whether the club's plan lets anything pass to a buyer; we then say only what the club's own documents support. On a purchase we put the same questions to the seller in writing and build the answer into the inspection period, so a buyer who wants Full Golf knows whether there is a wait before the deposit goes hard. On a Bridgetown purchase the answer is simpler, because the recorded declaration settles it: no club right comes with the home, and membership is a separate application.

What Amenities Does The Plantation Have Beyond Golf?

Beyond golf, The Plantation has two association amenity centers: Bridgetown's on Kingsbridge Boulevard, with two pools, a spa, 5 tennis, 4 pickleball and 3 bocce courts, a fitness center, social rooms, a playground and a tiki bar; and Somerset's at 10401 Dartington Drive, whose 2019 list included a resort-style pool, spa and six tennis courts.

Each center belongs to its own half: Somerset owners use Somerset's, Bridgetown owners use Bridgetown's, and the club's Great House is a third, private facility. Bridgetown publishes its list and hours; Somerset's current list and hours sit behind its residents' portal. The table below sets the two side by side from the published record.

Pools and spas

Bridgetown's amenity center lists a lap pool, a main pool and a spa, open sunrise to sunset (Bridgetown portal; Bridgetown, FAQ). Somerset's manager listed in 2019 a resort-style pool and a community spa at the Somerset amenity center (FirstService Residential, October 15, 2019), and the county records a pool at that center (Lee County GIS, ParcelAddress layer). A second Somerset recreation parcel, on Lonsdale Terrace, carries a pool on the county layer, which reads as a neighborhood pool (inferred).

Private pools are common too: the county GIS pool flag marks 575 of Somerset's 731 single-family homes and 426 of Bridgetown's 883.

Tennis, pickleball and bocce

Bridgetown lists 5 tennis courts, 4 pickleball courts and 3 bocce courts, with tennis and pickleball open 7 am to 10 pm and bocce 8 am to 8 pm (Bridgetown portal; Bridgetown, FAQ). Somerset's manager listed six tennis courts in 2019, and the South Florida Water Management District issued a permit for "Somerset Recreation Center Court Additions" on April 29, 2022 (SFWMD permits). What those additions were is not stated in the permit record we read, and Somerset's current court list is not published.

Fitness and social rooms

Bridgetown's fitness center and Motion Room are open 4 am to 11 pm, and its social rooms 8:30 am to 11 pm (Bridgetown, FAQ). Somerset's 2019 list named billiards rooms, card rooms, a library and an internet lounge (FirstService Residential via PRWeb, October 17, 2019); a Somerset fitness room is not on that list and its current list is not published. Somerset's community room also hosts the Arborwood CDD's public board meetings.

Children's play and the fire pit

Bridgetown's amenity center includes a children's playground, a fire pit, a barbecue area and a tiki bar; the fire pit, barbecue and tiki bar are open 8:30 am to 10 pm (Bridgetown portal; Bridgetown, FAQ). A children's play area at Somerset's center is not shown in any published list we read. The Bridgetown association office keeps weekday hours of 8:30 am to 5 pm.

Amenity centers side by side

Sources: Bridgetown portal; Bridgetown, FAQ; FirstService Residential, October 15, 2019; Lee County GIS, ParcelAddress layer.

Who may use Bridgetown's recreation area

Bridgetown's recreation area, Tract RRR, is common area for owners, their families, tenants and guests, not the general public, under a 2013 amendment to the declaration (Bridgetown, Governing Documents). A tenant with a rental agreement on file can use it, which matters to an investor weighing a lease. Somerset's use rules for its center are in its own documents, which were not readable.

Is There Boating, a Marina or a Beach at The Plantation?

The Plantation has no marina, boat ramp or dock and no beach: its lakes are stormwater lakes, and Bridgetown's recorded rules allow only catch-and-release fishing from mowed banks. The nearest public boat ramp we routed, Davis Boat Ramp, is 14.8 miles from the clubhouse, and Fort Myers Beach is 15.3 miles from the Somerset entrance.

The Plantation is an inland golf community east of I-75, and its water is for drainage, views and the course. A buyer who wants a boat at the house is shopping a different kind of community; a buyer who wants the Gulf within a half-hour drive is in the right place. Distances here are route miles measured with OSRM routing, not drive times.

No marina, no docks

No marina, boat ramp or dock exists in The Plantation. We checked every record class that would hold one: the county roll for any dock, seawall or marine use on association, club or common parcels; the club's own site; Bridgetown's declaration and use restrictions; the operator's portfolio description; and the CDD budget, which carries lake maintenance only (Lee County GIS, ParcelAddress layer; The Plantation Golf and Country Club; Bridgetown, Governing Documents). An empty search is not proof, but every class that would hold a marina was searched.

What the lakes are for

The Plantation's lakes are part of the stormwater system permitted under SFWMD permit family 36-04853-P, with the Arborwood CDD as applicant (SFWMD permits). In Bridgetown the recorded Use Restrictions allow catch-and-release fishing from mowed common banks only, and bar wading, swimming, boating, kayaking and canoeing; no docks may be built (Bridgetown, Governing Documents). A lake easement clause elsewhere in the declaration mentions non-motorized use "if permitted", and the stricter Use Restrictions control. Somerset's lake rules are not published.

The nearest boat ramp

Davis Boat Ramp is the nearest public boat ramp we routed: 14.8 route miles from the clubhouse and 12.9 from the Bridgetown amenity center (Lee County Parks, Davis Boat Ramp). Boat storage, launch fees and hours are the county's to publish. A boat owner in The Plantation keeps the boat elsewhere, or trailers it from a garage where the association's rules allow.

The nearest Gulf beaches

The Gulf is a drive, not a walk. From the Somerset entrance, Fort Myers Beach at Times Square is 15.3 route miles (17.4 from the Bridgetown gate) and the Sanibel Causeway toll plaza 16.6 (18.7). From the clubhouse, Lighthouse Beach Park on Sanibel is 21.8 route miles (24.1 from the Bridgetown amenity center). Bonita Springs at I-75 Exit 116 is 17.4 miles from the Somerset entrance and Naples Fifth Avenue South 33.5. Traffic on Daniels Parkway, Summerlin Road and the causeway varies by season, so we quote miles, not minutes.

Where Do Plantation Residents Dine and Socialize?

The Plantation's dining and social life centers on The Great House, the club's colonial-style clubhouse, with The Plantation Bar and Grille, a Formal Dining Room open for dinner on Wednesdays and Fridays, and event rooms seating up to 175, plus Bridgetown's social rooms and tiki bar and the shops of Gulf Coast Town Center 5.0 miles away.

Most of that list is the club's, and the club is private, so what a resident can use depends on membership. The association amenity centers are the everyday social spaces for owners in each half. Beyond the gates, the I-75 corridor at Daniels Parkway puts big-box shopping, a regional mall and spring-training ballparks within a few miles.

Dining at The Great House

The club lists The Plantation Bar and Grille, a Formal Dining Room open for dinner on Wednesdays and Fridays, and terraces over the course and the driving range (club, Member Dining). Dining is a member privilege; the club does not publish a food minimum, and it is part of the membership plan a buyer requests.

Club events and private rooms

The Great House's event rooms, with the capacities the club publishes, are the Lakeview Verandah (175 seated for a ceremony, 100 seated for dinner), the 18th Verandah (75 for dinner), the Pre-Function room (70 for dinner) and the Main Dining Room (175 seated for dinner) (club, Event Facilities). The club no longer hosts private events for non-members and refers them to its sister club, The Club at Pelican Preserve (club, Events and Weddings). The club also lists family and social events for members (club, Family and Social Events).

Bridgetown's social rooms and tiki bar

Bridgetown's amenity center has social rooms open 8:30 am to 11 pm and a fire pit, barbecue and tiki bar open 8:30 am to 10 pm (Bridgetown, FAQ). These belong to the association, not the club, so every Bridgetown owner and tenant of record can use them without a club membership. Somerset's 2019 list named billiards rooms, card rooms and a library at its amenity center; the current schedule is not published.

Shopping and markets nearby

Gulf Coast Town Center, at 9903 Gulf Coast Main Street, is 5.0 route miles from the Somerset entrance (7.1 from the Bridgetown gate); its anchors include Costco, SuperTarget, Bass Pro Shops, Belk and Dick's Sporting Goods, with a Regal cinema (Gulf Coast Town Center, directory). From the clubhouse, Bell Tower is 6.5 route miles and The Forum 7.0; from the Bridgetown amenity center The Forum is 4.5 and Edison Mall 8.8. Miromar Outlets is 9.4 miles from the Somerset entrance and Coconut Point 13.4. Lakes Park, at 7330 Gladiolus Drive, holds a farmers market on Wednesdays from 9 am to 1 pm, seasonally from October (BuyLocalLee, Lakes Park Farmers Market); it is 7.5 route miles from the clubhouse.

How Does The Plantation Handle Hurricanes?

The Plantation sits inland in Lee County Evacuation Zone D, which was not named in the evacuation orders for Ian, Helene or Milton; its homes were built from 2006 to 2021 to a 160 mph design wind speed inside the wind-borne debris region, and no public damage record we searched names The Plantation for those storms.

That is a better starting position than most of coastal Lee County, and it is still not a guarantee. A hurricane plan here is about wind, rain and the drainage system, and about the documents that prove a home's hardening to an insurer. The sections below take each piece with its record.

Evacuation Zone D and what it meant in 2022 and 2024

Every point we tested in The Plantation is in Lee County Evacuation Zone D (Lee County GIS, Evacuation Zones; Lee County, Evacuation Zone D sheet). Zone D was not named in the evacuation orders for Ian, Helene or Milton. For Hurricane Ian in 2022 the county ordered Zone A, Zone B, mobile homes and parts of Zone C to leave; for Hurricane Milton in 2024, Zones A and B and mobile or manufactured homes; for Hurricane Helene in 2024 Lee County issued no orders (City of Bonita Springs, September 27, 2022; WGCU, September 27, 2022; Lee County, Helene and Milton After-Action Report).

Evacuation zones are about storm surge, and orders change with each storm's track and strength. Zone D residents follow the county's order for the storm at hand, and anyone in a home that cannot ride out the wind should plan to leave regardless of zone.

Ian, Helene and Milton at this location

Hurricane Ian made landfall on Cayo Costa at 1905 UTC on September 28, 2022 at 130 knots, and in Lee County at least 52,514 structures were impacted and 5,369 destroyed, according to the National Hurricane Center (NOAA NHC, Hurricane Ian report). During Hurricane Milton the station at Southwest Florida International Airport, whose terminal is 5.2 route miles from the Somerset entrance, measured sustained winds of 41 knots with a 56-knot gust (NOAA NHC, Hurricane Milton report).

No public damage record we searched names The Plantation, Somerset or Bridgetown for Ian, Helene or Milton. That is a statement about the records, not about any home: individual homes may have had roof, screen or water claims that never reached a public record. A buyer asks the seller for the home's claim history and any permits pulled for storm repairs.

The wind code the homes were built to

The design wind speed at every tested point is 160 mph for Risk Category II, the category for ordinary homes, inside the Florida Building Code wind-borne debris region; the same points are 170 mph for Category III and 180 mph for Category IV (Lee County GIS, Design Wind Speed Zones). Inside the debris region, openings must be protected against wind-borne debris, by impact-rated glass or by shutters.

The Plantation's homes span several code editions. By permit date, the 2010 Florida Building Code applied from March 15, 2012, the 5th Edition (2014) from June 30, 2015, the 6th Edition (2017) from December 31, 2017 and the 7th Edition (2020) from December 31, 2020 (Florida Building Commission, effective dates). On the county GIS layer, 411 single-family homes were built from 2006 to 2011, 612 from 2012 to 2016 and 580 from 2017 to 2021; condominium units number 116, 88 and 16 in the same bands (an approximation of the roll). The build year, read with the permit record, tells an insurer which code a home was built under.

Shutter rules

Bridgetown approves galvanized steel, clear (Lexan type), accordion and roll-down shutters, and panels put up after a National Hurricane Center or National Weather Service watch or warning for Lee County need not be color matched if they come down within 14 days (Bridgetown, FAQ). Permanent changes, such as new accordion or roll-down shutters or impact windows, go through the association's architectural review. Somerset's shutter rules are in its own documents, which were not readable; a Somerset owner asks the association before installing anything permanent.

The lakes and drainage system

The Plantation's stormwater runs through its lakes under SFWMD permit family 36-04853-P, with the Arborwood CDD as applicant, and the district's audits record lake bank erosion work in fiscal 2023 and fiscal 2025 (SFWMD permits; Florida Auditor General, Arborwood CDD, FY 2025). Somerset's share of the district's operations line pays for aquatic control, lake bank erosion and stormwater drains. The design elevations of the system sit in the water management district's permit staff reports, which we did not read; a buyer on a lake lot who wants them can request the permit file.

Where the nearest shelter is

The nearest county public shelter is Treeline Elementary, 10900 Treeline Avenue, with a capacity of 2,006; Alico Arena at Florida Gulf Coast University has a capacity of 1,220. Shelters open by event, so check the county's list for each storm before you go (Lee County GIS, Emergency Public Shelters; Lee County Emergency Management, Know Your Zone).

For an owner in The Plantation, the practical storm list is short and record-driven. Know your zone (D) and follow the county's order for each storm. Keep your shutter panels, tracks and hardware where you can reach them, and know your association's rule on when panels may go up and how long they may stay. Photograph the home and its roof before the season, keep the wind-mitigation form and roof permit with your insurance papers, and keep a copy of your policy's hurricane deductible. If you leave for the summer, name a person or a service to put up shutters and check the home after a storm; Bridgetown's 14-day window for un-matched panels assumes someone takes them down. Anything permanent, from roll-down shutters to a generator pad, goes to the association's architectural review first.

What Flood Zone Is The Plantation In?

The Plantation is in FEMA flood Zone X, an area of minimal flood hazard, at all 42 points we checked, including lake-edge, golf-edge and condominium lots, on FIRM panels effective August 28, 2008; FEMA's pending revision, scheduled to take effect March 2, 2027, does not change the panels or zones here.

Zone X is the federal map's lowest-risk category, and it means federal rules do not require flood insurance for a federally backed loan, although a lender may still ask for it. It does not mean a home cannot flood, and Citizens has its own flood rule for wind policies, covered in the insurance section. Here is the test we ran and what it found.

Zone X at all 42 points we checked

We queried FEMA's National Flood Hazard Layer at 42 points: ten interior street points spread across both halves, plus 32 lots chosen because they sit beside a lake, beside a golf parcel or in a condominium, one or two per plat (FEMA NFHL, Flood Hazard Zones). Every one returned Zone X, area of minimal flood hazard, with no base flood elevation. Polygon queries over both subdivision outlines and the whole parcel footprint returned no A, AE or VE zone, no LOMR and no LOMA (FEMA NFHL; FEMA NFHL, LOMAs).

Sources: FEMA NFHL, Flood Hazard Zones; FEMA NFHL, FIRM Panels; Lee County GIS, Evacuation Zones. Queried October 21, 2026.

The 2008 panels and the 2027 revision

The Plantation sits on FIRM panels 12071C0434F and 12071C0445F, effective August 28, 2008. FEMA does not print those panels because they contain "no special flood hazard areas"; a sliver of the community's west margin falls on panel 12071C0433G, effective December 7, 2018, which no tested lot touches (FEMA NFHL, FIRM Panels). FEMA's preliminary Lee County data is dated December 4, 2025, and its pending revision is scheduled to take effect March 2, 2027; neither changes the panels or zones at The Plantation (FEMA Preliminary NFHL; FEMA Pending NFHL). For any single address, FEMA's Map Service Center is the official lookup (FEMA Flood Map Service Center).

Lake-edge and golf-edge lots

Buyers often assume a lakefront lot carries a higher flood zone. At The Plantation it does not on the federal map: the lake-edge lots we tested, several within about 20 meters of the water, and the golf-edge lots on Chrasfield Chase and Surrey Place all returned Zone X with no base flood elevation, the same as interior streets. The lake edge is not a flood-zone edge anywhere in the community on the current or pending maps. What differs on a lake lot is drainage around the house and erosion at the bank, which the CDD maintains, so a buyer walks the bank and asks about recent lake work.

Ground elevations

Lee County's 2018 LiDAR ground elevations near the tested lots run from 22.4 to 28.0 feet NAVD88 (Lee County GIS, Spot Elevations). Those are ground heights around the homes, not finished floor heights; most homes predate the flight. Before development the land sat at 20 to 24 feet NGVD, according to the district's 2004 engineer's report, which uses an older datum. A home's finished floor elevation is on its elevation certificate, which a buyer asks for, or orders, before binding flood coverage.

The flood-insurance record nearby

In the four Census block groups that contain The Plantation, OpenFEMA records two NFIP claims in the dataset's history, both from Hurricane Ian on September 28, 2022, both rated Zone X and both closed with $0 paid (OpenFEMA NfipClaims). In the same block groups, 263 NFIP policies were written or renewed from September 1, 2025, 250 of them rated Zone X and 5 flagged as mandatory purchase (OpenFEMA NfipPolicies). The block groups are not drawn to the community's boundary, so these are neighborhood-scale figures, and the datasets are as of September 8 and October 14, 2026. They show that owners here do buy flood coverage, mostly at Zone X rates, and that the recorded claim history is thin.

The City's CRS discount

The City of Fort Myers is a Community Rating System Class 6 community effective October 1, 2025, which earns 20 percent off NFIP premiums inside the special flood hazard area and 10 percent outside it, so 10 percent for Zone X homes in The Plantation (OpenFEMA NFIP Community Status Book; City of Fort Myers, Community Rating System). The discount applies to NFIP policies; private flood carriers set their own rates.

What the flood picture means in a sale: a seller in The Plantation must give the buyer the flood disclosure that Florida Statutes s. 689.302 requires for residential sales, covering any known flood damage, any flood insurance claims and any federal flood assistance (Florida Statutes s. 689.302). The Zone X result is a selling point we document with the panel and the query, but we describe it as what it is, a mapping category, and we never call a home flood-free. A buyer's lender orders its own flood determination at closing, and in Zone X it will normally come back as not in a special flood hazard area.

What Should Buyers Know About Insurance in The Plantation?

Buyers in The Plantation should know four things about insurance: the homes are in FEMA Zone X, where flood coverage is not lender-required but Citizens requires it on larger wind policies; the 2006 to 2011 homes carry the oldest roofs; Citizens wants a four-point inspection past 20 years; and condominium unit-owner policies follow different rules.

Premiums are quoted for a specific home by a specific carrier, and we never estimate one. What we can do is tell you which records will move the quote and get them in front of your agent early: the FEMA panel, the build year, the roof's permit date, a current wind-mitigation form and, in a condominium, the association's insurance certificate.

Flood insurance in Zone X

Zone X means federal rules do not require flood insurance for a federally backed loan, and NFIP premiums in Zone X are lower than in a special flood hazard area; in the City of Fort Myers they earn the 10 percent CRS discount outside the special flood hazard area (City of Fort Myers, Community Rating System). Many owners here buy flood coverage anyway: 250 of the 263 NFIP policies written or renewed in The Plantation's block groups from September 1, 2025 were rated Zone X (OpenFEMA NfipPolicies). The reason that matters most for many buyers is Citizens.

Citizens' 2027 flood rule

Citizens Property Insurance Corporation now requires flood coverage on its personal residential policies that cover wind. Outside the special flood hazard area, which includes every Zone X home in The Plantation, the requirement applies to policies with Coverage A of $400,000 or more from January 1, 2026, and to all such policies from January 1, 2027; condominium unit-owner policies are exempt (Citizens, Flood insurance requirement).

Worked through for three homes: a Citizens wind-covering policy with $450,000 of Coverage A outside the special flood hazard area has needed flood coverage since January 1, 2026, because it is over the $400,000 threshold. A $300,000 policy needs it from January 1, 2027, when the threshold falls away. A Glastonbury unit-owner (HO-6) policy is exempt from the rule. Citizens is a large presence in the county: on August 31, 2026 it had 5,845 personal residential multiperil policies and 1,981 wind-only policies in force in Lee County (Citizens, Policies in Force by County, August 31, 2026).

Roof age and the 2006 to 2011 homes

Florida Statutes s. 627.7011 says an insurer may not refuse or non-renew a homeowner's policy solely because a roof is under 15 years old; for a roof 15 or more years old the owner may get an inspection, and a roof with 5 or more years of useful life remaining cannot be the sole reason to refuse (Florida Statutes s. 627.7011). In The Plantation that matters most for the first cohort: on the county GIS layer, 411 single-family homes and 116 condominium units were built from 2006 to 2011, so an original roof on any of them is now past 15 years.

A buyer looking at a home from those years asks for the roof's permit date and type; a newer roof with a permit is worth money in the insurance quote. A seller with an original roof in that cohort should expect the question and can answer it with a roof inspection before listing.

Four-point and wind-mitigation inspections

Citizens requires a four-point inspection, covering roof, electrical, plumbing and heating and cooling, on applications for homes more than 20 years old (Citizens, Inspections). The first Plantation homes, built in 2006, turn 20 in 2026, so the four-point question now reaches the oldest streets of Somerset's original plat and Bridgetown's Phases One and Two. A wind-mitigation inspection documents roof shape, roof-to-wall connections, opening protection and similar features that earn premium credits; inspections done on or after April 1, 2026 must use form OIR-B1-1802 Rev. 04/26 (Citizens, Uniform Mitigation Verification Inspection Form Changes). A form completed on the old version before that date stays a question for the carrier.

Condominium unit-owner policies

A condominium owner in The Plantation buys a unit-owner (HO-6) policy for the interior, contents and liability, while the condominium association insures the building under its own policy. Citizens' flood requirement does not apply to condominium unit-owner policies (Citizens, Flood insurance requirement). How much of the interior the association's policy covers is set by the condominium's declaration and the policy itself, so the carrier writing your HO-6 needs the association's certificate of insurance before it can quote the right coverage. The coach-home buildings are two stories, which keeps them outside the state's SIRS and milestone inspection laws for buildings of three or more habitable stories.

Documents to ask for before you insure

Before you bind coverage on a home in The Plantation, gather these and send them to your insurance agent together:

• The FEMA panel and zone for the address, from FEMA's Map Service Center or the NFHL, and an elevation certificate if one exists.
• The roof permit, with its date and roof type, and any later roof repair permits.
• A current wind-mitigation report on form OIR-B1-1802 Rev. 04/26 if it was done on or after April 1, 2026.
• A four-point inspection if the home is more than 20 years old and the carrier is Citizens.
• Shutter or impact-window documentation, including product approvals and any association approval.
• The seller's claim history and any permits for storm repairs.
• For a condominium, the association's certificate of insurance and the declaration's insurance section.

Our team asks for the first three in every Plantation purchase, because a quote without them is a guess.

What Schools Serve The Plantation?

The Plantation's homes fall in the School District of Lee County's elementary proximity Zone J, middle school Zone EE and high school East sub-zone 2 for 2026-2027, so students choose among four elementary, two middle and five high schools in those zones; Treeline Elementary sits on Treeline Avenue about 0.2 straight-line mile from the Bridgetown gate.

Lee County does not draw a single attendance boundary around each school. It runs a choice plan in which each address sits in a zone, students rank the schools in that zone, and proximity and other preferences decide placement. So the honest answer to "which school serves The Plantation" is a list, not a name, and the district's Student Enrollment office confirms placement and transportation for a specific address (School District of Lee County, School Zones).

Zone J, Zone EE and East sub-zone 2

For 2026-2027 every tested point in both halves of The Plantation falls in elementary Zone J, middle school Zone EE and high school East sub-zone 2 (E2), on the district's own zone layers (Elementary School Zones 2026-2027; Middle School Zones; High School Zones). Zone J lists Colonial, Gateway, Ray V. Pottorf and Treeline elementary schools; Zone EE lists Fort Myers Middle and Paul Laurence Dunbar Middle; the plan's East sub-zone 2 high school list is Dunbar High, East Lee County High, Gateway High, Lehigh Senior High and Riverdale High (Student Enrollment Plan 2026-2027).

The School Board approved the 2026-2027 Plan for Student Enrollment at its December 1, 2025 meeting (School District of Lee County, School Zones). Under the plan, proximity schools have a Safe-Walk Zone of up to two miles; students in that zone (P1) get an enrollment preference and are not eligible for bus service. Which Plantation streets fall inside any school's Safe-Walk Zone is not stated in the records we read, so ask the district for the specific address.

The zone schools and their 2026 grades

Source: FLDOE, School Grades 2026; Treeline Elementary. The Lee County school district as a whole earned a B in 2026, 2025 and 2024, with 63 percent of points in 2026 (FLDOE, District Grades 2026). Grades describe a school's results, not a guarantee about any student's experience; visit, and read each school's own page.

Treeline Elementary on The Plantation's road

Treeline Elementary, at 10900 Treeline Avenue, is about 0.2 straight-line mile from the Bridgetown gate and 1.0 to 2.3 straight-line miles from the ten points we tested across both halves (Treeline Elementary). It is one of the four Zone J schools, and its 2026 state grade was B, up from C in 2025 and 2024. The same building is the nearest Lee County public hurricane shelter, with a capacity of 2,006, when the county opens it for a storm.

Being close does not by itself decide placement or busing: Safe-Walk Zone coverage and bus eligibility are set by the district for each address. Whether a given Bridgetown or Somerset street falls inside Treeline Elementary's Safe-Walk Zone is not published in the records we read.

High school choices and busing

The plan's East sub-zone 2 list gives a Plantation high school student five choices: Dunbar High, East Lee County High, Gateway High, Lehigh Senior High and Riverdale High (Student Enrollment Plan 2026-2027). The district's transportation page that listed which of those schools bus the sub-zone was not available when we checked on October 28, 2026, so confirm transportation with the district's Student Enrollment office before you count on a bus to any one school. Magnet, academy and choice programs have their own applications (School District of Lee County, Choice Application).

The 2026-27 grading scale change

The Florida Department of Education raises its grading scale for 2026-27; at the high school level, an A becomes 70 to 100 percent of points (FLDOE, Grading Scale Changes Overview, September 2026). So 2027 grades will not compare one to one with the 2026 grades in the table above, and a school whose letter changes next year may not have changed at all. Read the percent of points beside the letter when you compare years.

Charter, private and college options

Gateway Charter School reports to the state as one combination row and earned an A in 2026 (B in 2025 and 2024; 67 percent of points) (FLDOE, School Grades 2026); how its campuses split that grade is not stated. Private schools are not covered by the state grading system, and we list none here. For college, Florida Gulf Coast University is 7.0 route miles from the Somerset entrance and 9.2 from the Bridgetown gate, measured with OSRM routing on October 21, 2026. Florida SouthWestern State College's distance from The Plantation is not shown.

Where Is the Nearest Hospital and Urgent Care?

The nearest hospital to The Plantation is Gulf Coast Medical Center, Lee Health's largest hospital, a Level II Trauma Center and comprehensive stroke center, 5.1 route miles from the Somerset entrance and 7.2 from the Bridgetown gate; the nearest urgent care we routed, Lee Convenient Care on Metro Parkway, is 4.8 and 7.0 miles.

Distances below are route miles measured with OSRM routing on October 21, 2026, from the Somerset entrance at Dartington Drive and the Bridgetown gate at Kingsbridge Boulevard. They are distances, not response times; in an emergency, call 911 and let Fort Myers Fire Rescue and Lee County EMS decide.

Gulf Coast Medical Center

Gulf Coast Medical Center is Lee Health's largest hospital, a Level II Trauma Center and a comprehensive stroke center with 699 licensed beds and 70 emergency department beds, according to Lee Health (Lee Health, Gulf Coast Medical Center). It is 5.1 route miles from the Somerset entrance and 7.2 from the Bridgetown gate.

Source: OSRM routing, October 21, 2026, from facility points on the Lee County GIS Hospitals layer and Lee Health, Locations.

Urgent care and children's emergency care

For non-emergency care, Lee Convenient Care on Metro Parkway is the nearest urgent care we routed, 4.8 route miles from the Somerset entrance and 7.0 from the Bridgetown gate (Lee Health, Urgent Care Near Me). For children, Golisano Children's Hospital sits on the HealthPark campus, 10.6 route miles from the Somerset entrance and 12.7 from the Bridgetown gate. Lee Memorial Hospital is the one hospital nearer to Bridgetown than to Somerset: 9.4 miles from the Bridgetown gate against 11.5 from Somerset.

Fire and EMS

The Plantation is in the City of Fort Myers fire district and in Fort Myers Fire Station 15's response zone; Station 15 is at 9700 Treeline Avenue (Lee County GIS, Fire Station Response Zones; Lee County GIS, Fire Stations). Owners pay for it through the City of Fort Myers Fire Rescue assessment on the tax bill, $239.80 for FY 2027. A new Fire Station 18 on Treeline Avenue is in the works, covered in the pipeline section below.

Insurance networks and the new Lee Health campus

Lee Health posted in October 2026 that its hospitals and physicians go out of network with UnitedHealthcare from January 1, 2027 (Lee Health, Gulf Coast Medical Center). Every hospital in the table above is a Lee Health facility, so a buyer on a UnitedHealthcare plan checks the network status before choosing a doctor. Lee Health also lists a new campus, Lee Health Fort Myers on Challenger Boulevard, with an anticipated opening in 2028 (Lee Health, Locations); its distance from The Plantation is not shown.

How Far Is The Plantation From the Airport, Beaches and Shopping?

The Plantation is 5.2 route miles from the Southwest Florida International Airport terminal and 1.1 miles from I-75 Exit 131, measured from the Somerset entrance; from the Bridgetown gate the airport is 7.3 miles. Gulf Coast Town Center is 5.0 miles, downtown Fort Myers 11.7, Fort Myers Beach 15.3 and Naples Fifth Avenue South 33.5.

Every figure here is a route distance measured with OSRM routing, named with the origin it was measured from: the Somerset entrance (Dartington Drive at Treeline Avenue) or the Bridgetown gate (Kingsbridge Boulevard at Treeline Avenue) for the first table, and the clubhouse or the Bridgetown amenity center for the second. We quote miles, not minutes, because traffic on Daniels Parkway, Treeline Avenue and I-75 changes with season and hour.

Drive distances from each half

Route miles, OSRM, October 21, 2026.

Route miles, OSRM, October 11, 2026.

I-75 and RSW

The Plantation's location is an interstate and airport location first. I-75 Exit 131 at Daniels Parkway is 1.1 route miles from the Somerset entrance, and the RSW terminal 5.2. Southwest Florida International Airport handled more than 11.1 million passengers in 2025, its best year, and the Lee County Port Authority has Terminal Expansion Phase 1, a $678.4 million project, scheduled to fall 2028, Concourse E with 14 gates to the end of 2027, and a rehabilitation of Runway 6-24 from summer 2028 to fall 2029 (Lee County Port Authority, 2026 Airport Industry Day presentation).

Close to the airport is not under its flight paths: The Plantation sits outside every Lee County airport noise zone at all ten points we tested (Lee County GIS, Airport Noise Zones).

Spring training next door

JetBlue Park, at 11500 Fenway South Drive, is 2.9 route miles from the clubhouse and 3.4 from the Bridgetown amenity center. It is the Boston Red Sox spring training ballpark, opened February 25, 2012, with about 11,000 seats (Lee County Parks, JetBlue Park). Hammond Stadium at the Lee Health Sports Complex, 14100 Six Mile Cypress Parkway, is Minnesota Twins spring training and home of the Fort Myers Mighty Mussels, with 8,730 seats; it is 5.5 miles from the clubhouse and 7.9 from the Bridgetown amenity center (Minnesota Twins, Lee Health Sports Complex; Fort Myers Mighty Mussels, Hammond Stadium). February and March traffic on Daniels Parkway reflects both.

Shopping, parks and the Slough

Gulf Coast Town Center, with Costco, SuperTarget, Bass Pro Shops, Belk, Dick's Sporting Goods and a Regal cinema, is 5.0 route miles from the Somerset entrance (Gulf Coast Town Center, directory). Lakes Park, at 7330 Gladiolus Drive, is 7.5 miles from the clubhouse and holds a Wednesday farmers market, 9 am to 1 pm, seasonally from October (Lee County Parks, Lakes Park). Lakes Regional Library is 10.2 miles from the clubhouse. Six Mile Cypress Slough Preserve, the county's boardwalk preserve along Six Mile Cypress Parkway, is the nearest large natural area outside the gates (Lee County Parks, Six Mile Cypress Slough Preserve trail guide); its distance is not shown.

Somerset sits south, Bridgetown sits north

The two halves of The Plantation sit about 2.1 to 2.2 miles apart by road on almost every trip, and which way the difference runs depends on the destination. The Somerset entrance is about 2.1 miles nearer everything south: RSW (5.2 against 7.3), FGCU (7.0 against 9.2), Gulf Coast Town Center (5.0 against 7.1), Estero, Naples and the beaches. The Bridgetown gate is about 2.1 miles nearer everything north and west: downtown Fort Myers (9.5 against 11.7), I-75 at Colonial Boulevard (5.1 against 7.2) and Cape Coral City Hall (15.9 against 18.0). If your commute runs north, that difference is worth weighing; if your travel runs to the airport and south, Somerset's entrance has the edge.

What Is Being Built Near The Plantation?

What is being built near The Plantation is mostly across Treeline Avenue and at the Daniels Parkway corner: the Treeline 115 project, with a development order for 376 rental units, a 21-acre commercial corner rezoned in 2025, road work at Treeline and Daniels and at I-75, a planned 46-acre city park, a fire station and an approved PreK-8 school.

None of it is inside The Plantation's gates, and none of it changes either association's documents. It changes the view from Treeline Avenue, traffic at the gates and what lies within a short drive. Each item below gives the record and its date, and says plainly where an opening date or a name is not known.

Across Treeline: Treeline 115

The Treeline 115 MPD, in unincorporated Lee County across Treeline Avenue to the west, was approved by Resolution Z-19-005 on June 19, 2019 for up to 487 dwelling units and 100,000 square feet of commercial on 115 acres, with buildings up to 65 feet (Lee County zoning case file, DCI2018-00007; Lee County Hearing Examiner recommendation). A development order, DOS2022-00211, was issued June 6, 2024 for 376 rental units, and a further amendment, ADD2026-00176, is in review (Lee County GIS, Development Orders). The project's marketed name is not known. Separately, Town Plantation, an 84-unit rental community on Treeline Avenue at Plantation Gardens Drive, is a separate development and not part of either association (Florida YIMBY, March 20, 2022).

The Treeline and Daniels corner

On November 17, 2025 Fort Myers City Council voted 4 to 3, twice, to move about 21 acres at the north-east corner of Treeline Avenue and Daniels Parkway to Corridor Commercial and Commercial Intensive-Non-Residential zoning, which bars residential use and allows up to about 2.8 million square feet of commercial (Gulfshore Business, November 18, 2025; Gulfshore Business, November 14, 2025). What gets built there, and when, is not yet on any development order we read. Zoning is an upper limit, not a site plan.

Road work at the gates

Three road projects touch the trips Plantation owners make every day. Lee County's Treeline Avenue and Daniels Parkway intersection project, about $3 million, adds a second northbound right-turn lane and signal work; it began May 4, 2026, with completion expected in 2026 (WGCU, May 1, 2026; Gulfshore Business, May 1, 2026). FDOT's diverging diamond interchange at I-75 and Daniels Parkway began construction in January 2026, with completion expected around summer 2028, and Lee County's Three Oaks Parkway extension to Daniels Parkway is scheduled for completion around the same time (WGCU, January 10, 2026).

FDOT's 2025 annual average daily traffic counts show the scale of the corridor: 55,000 vehicles on Daniels Parkway between I-75 and Treeline, 42,500 east of Treeline, 25,000 on Treeline Avenue from Terminal Access Road to Daniels, and 13,500 on Treeline north of Daniels toward Colonial (FDOT, Annual Average Daily Traffic 2025). Somerset's entrance sits on the busier southern stretch.

A new city park and preserve

The City of Fort Myers plans a 46-acre park and preserve at 13200 Treeline Avenue, across Treeline from Somerset's south-west corner. The City annexed 15.36 acres on July 20, 2026 by Ordinance 4094, adjoining about 31 acres annexed in 2025 (Gulfshore Business, July 21, 2026; Lee County GIS, City Limits Annexations). A park plan and opening date are not published.

Fire Station 18 and a new PreK-8 school

Fort Myers Fire Station 18 is planned on Treeline Avenue: a county permit to modify the Treeline median for fire trucks was issued March 27, 2026, and the City's state funding request put the project at $4.5 million (Lee County GIS, Development Orders; Florida Senate, Local Funding Initiative Request S3290). Its opening date is not known. A county development order issued October 19, 2026 approves a PreK-8 school for about 1,555 students on the west side of Treeline Avenue (Lee County GIS, Development Orders). The school's name, opening year and attendance zone are not published.

RSW's expansion and Arthrex

At the airport, the Port Authority's Terminal Expansion Phase 1 ($678.4 million) runs to fall 2028, and it leased 45 acres on Paul J. Doherty Parkway to Arthrex for a logistics center of about 1 million square feet (Lee County Port Authority, 2026 Airport Industry Day presentation; WINK News, January 20, 2025). Across I-75, about 0.7 mile west, the Daniels Town Square MPD was approved by Resolution Z-24-027 for up to 1,234 dwelling units, a 200-room hotel and 30,000 square feet of commercial (Lee County zoning case file, DCI2022-00059).

The pipeline at a glance

What Are the Day-to-Day Logistics in The Plantation?

Day-to-day logistics in The Plantation run through each half's own association: Bridgetown publishes its gate procedure, leasing, pet, parking and fine rules and its trash days, while Somerset's rules sit in documents we could not read. Both halves get City of Fort Myers water, sewer and trash, and the electric provider is not stated.

The detail below is Bridgetown's, because Bridgetown posts it. For Somerset, the same questions are answered by Somerset's Declaration and Rules, which a buyer receives in the resale package, and by the FirstService Residential portal once you own.

Getting through the gate

Lee County's subdivision record flags both halves as gated, and Bridgetown publishes its gate procedure (Lee County GIS, Subdivisions layer; Bridgetown, FAQ). At Bridgetown, guests enter a homeowner-issued access code or call the homeowner from the kiosk directory; owners create guest passes in the MyQ Community app; and resident vehicles open the gates with RFID tags sold by the management company to owners and to renters with rental agreements. Somerset is entered from Dartington Drive at Treeline Avenue and Bridgetown from Kingsbridge Boulevard at Treeline Avenue, the "Treeline gate"; large commercial vehicles use the Plantation Gardens Drive entrance.

Gate staffing is not stated on any first-party page, and Bridgetown's recorded declaration says its entry gates "may or may not be manned" and creates no obligation to staff them (Bridgetown, Governing Documents). How Somerset's gate operates is not published. For a showing or a contractor visit, plan on the published code or pass system rather than a gatehouse.

Leasing and seasonal rentals

Bridgetown's recorded rules allow leasing with limits: written leases, a minimum term of one month, a copy to the association before the lease starts, no more than three leases of a lot in any 12 months, the whole home only, and no time-share (Bridgetown, Governing Documents; Bridgetown, Sales and Leasing). That permits seasonal rentals of a month or more and rules out nightly or weekly short-term rentals. Tenants with a rental agreement on file can buy gate RFID tags and use the recreation area.

Somerset's leasing minimum and limits are not published in any record we could read; Somerset's Declaration and Rules govern. A buyer planning to rent a Somerset home, or a coach-home condominium, reads the declaration and the condominium documents before writing the offer.

Pets

Bridgetown sets no limit on the number of pets; the restricted breeds are the New Guinea singing dog, the pit bull and the Presa Canario and their crosses (Bridgetown, FAQ). Somerset's pet rules, and any condominium's, are in documents we could not read.

Parking, RVs and work trucks

In Bridgetown, RVs and trailers too large for the garage may sit in a driveway no more than three consecutive nights, and vehicles with commercial signs or wraps are kept in the garage (Bridgetown, Governing Documents; Bridgetown, FAQ). The City of Fort Myers prohibits street parking, and the association enforces it from midnight to 6 am. A buyer with a work truck, a boat trailer or an RV should treat these limits as part of the purchase decision; boat and RV storage is off site.

Trash, water and sewer

Water and wastewater come from the City of Fort Myers Utilities franchise at every point we sampled, not from Lee County Utilities (Lee County GIS, Utilities layers). City trash and recycling pickup is Tuesday and yard waste is Friday, per Bridgetown's FAQ (Bridgetown, FAQ), and the City's solid waste charge, $240.55 on the 2025 bill, is on the tax bill. The electric provider is not stated in the records we read; a seller's utility bill answers it for a specific home.

Architectural review and paint

Exterior changes in Bridgetown go to the association's architectural review board, and the association's FAQ directs ARB applications through the management company, Castle Group (Bridgetown, FAQ). That covers paint colors, pools, screen cages, fences, permanent shutters, generators and landscaping changes. A buyer who plans changes asks for the ARB's current standards and recent approvals with the resale package; a seller who made changes without approval should know the fine schedule below. Somerset's architectural standards are in its documents, which were not readable.

Fines and enforcement

Bridgetown's fine schedule, approved May 22, 2025, sets most continuing violations at $100 per day, to a $1,000 maximum, after a 30-day cure (Bridgetown, Governing Documents). Fines and any open violations show up on the estoppel certificate at sale, which is why we ask a seller about open violations before we list.

How Does The Plantation Compare With Nearby Fort Myers Communities?

On the same Lee County basis, The Plantation recorded 108 sales at a $562,500 median in the 12 months to September 25, 2026, above Arborwood Preserve's $495,000, Pelican Preserve's $410,500 and Paseo's $373,500; its single-family median, $610,000, sits below Paseo's single-family figure, which rests on 24 sales, and above the other two.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).

Comparisons only mean something on one basis, so every row below comes from the same county records and the same window: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. Price per square foot is per square foot of county heated area. We do not set these against MLS figures.

The same county basis, four communities

Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis. Window: September 26, 2025 to September 25, 2026.

Pelican Preserve

On the same county basis, Pelican Preserve, whose club The Plantation's club calls its sister club, recorded 107 sales at a $410,500 median in the 12 months to September 25, 2026. Its single-family homes recorded 56 sales at a $444,000 median, or $260.65 per square foot of county heated area, and the community as a whole $234.17. Heritage Golf Group lists The Club at Pelican Preserve and The Plantation Golf and Country Club among its Fort Myers properties (Heritage Golf Group, Our Properties), so the two share an operator. Pelican Preserve has a larger share of condominiums than The Plantation, 690 of its 1,598 parcels, which pulls its overall median down.

Paseo

Paseo, off Daniels Parkway in ZIP 33912, recorded 67 sales at a $373,500 median in the same window, most of them condominiums. Its 43 condominium sales had a $330,000 median, and its 24 single-family sales a $675,000 median, at $232.29 per heated square foot for the community as a whole. Paseo is a more condominium-heavy community, 747 of 1,143 parcels, and its single-family median rests on a smaller count than The Plantation's 93.

Reading the comparison

Two medians answer two questions. The residential median, all homes together, tells you where the typical transaction in each community lands, and it moves with the mix of condominiums and houses. The single-family median tells you what a detached home costs, and it moves with lot sizes and golf frontage. The Plantation's residential median leads the four because only 15 of its 108 sales were condominiums; its single-family median sits below Paseo's because Paseo's 24 single-family sales are a smaller and different product set. Price per square foot of county heated area runs from $232.29 to $275.63 across the four, with The Plantation highest.

MLS closings for The Plantation: Information not available at time of publishing (checked 2026-10-28).

The Plantation or Arborwood Preserve: Which Fits Your Plans?

The Plantation or Arborwood Preserve comes down to golf and range: The Plantation has a private 18-hole course inside Somerset's gates and homes from compact Bridgetown plans to Somerset estate streets, with a $610,000 single-family median; Arborwood Preserve, its newer neighbor in the same CDD, has no course and a $565,000 single-family median.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).

The Plantation shares the Arborwood development and its CDD with Arborwood Preserve, the newer community on its east side. Because the two share a district and a road, a buyer can tour both in a day. Every figure below comes from the Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis, or from the Arborwood CDD's FY 2026/2027 budget.

The decision table

Sources: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis; Arborwood CDD, August 3, 2026 hearing book; Arborwood CDD, February 16, 2026 board book.

MLS record for both communities: Information not available at time of publishing (checked 2026-10-28).

Golf inside the gates or not

The clearest difference is the course. The Plantation's private 18-hole Hurdzan and Fry course sits inside Somerset, on Somerset tracts, with The Great House at its entrance; the January 2026 DRI report counts one 18-hole course in the whole Arborwood DRI, and it is that one. Arborwood Preserve has no course of its own. Neither community's homes come with a club right on the records we could read for Bridgetown, and The Plantation's club takes members by application, so a golf-first buyer in either community talks to the club before choosing a home. What The Plantation offers that Arborwood Preserve does not is the course as the setting: fairway and lake views, and a clubhouse a short drive from the door.

Price and product range

On the same county basis, The Plantation's 12-month residential median of $562,500 is $67,500 above Arborwood Preserve's $495,000, and its single-family median of $610,000 is $45,000 above Arborwood Preserve's $565,000. The Plantation also spans a wider range, from $315,500 to $1,180,000 in the 12 months, against $300,000 to $975,000 at Arborwood Preserve. That range is the product of its two halves: compact two-bedroom Bridgetown plans at the entry, coach-home condominiums in Somerset, and Somerset's estate streets at the top. Arborwood Preserve's homes are younger, with recorded sales beginning in October 2016 against December 2006 at The Plantation, so its roofs and systems are newer on average.

How they compare

Choose The Plantation for a golf course inside the gates, a wider range of homes from compact Bridgetown plans to Somerset estate streets, a choice between two associations with different rule books, and build years from 2006 to 2021. Choose Arborwood Preserve for a younger community without an on-site course, at a lower county median. In both, the CDD line is on the tax bill and its amount depends on the lot, so compare the two homes you are actually considering by their tax bills, not by the community names.

What Are the Honest Pros and Cons of The Plantation?

The honest case for The Plantation is a private golf course inside the gates, two price tiers, FEMA Zone X and I-75 and RSW close by; the case against is a CDD line on every tax bill, association dues neither half publishes, a 2006 to 2011 roof cohort, and a separate club, by application and closed for re-grassing in 2026.

Neither list is marketing. Each point below is tied to a record cited elsewhere on this page, and each "con" is something a buyer can price or check before closing rather than a reason to walk away.

What works

• Golf inside the gates. A private 18-hole Hurdzan and Fry course, par 72 and 7,141 yards from the back tees, with The Great House clubhouse, all inside Somerset.
• Two price tiers in one community. Somerset single-family homes recorded a $735,000 median and Bridgetown a $520,000 median in the 12 months to September 25, 2026, with coach-home condominiums at $445,000.
• A resale market with depth. 108 recorded sales in 12 months, every one a resale, so there are comparable sales for most homes.
• Zone X at every tested point. All 42 points, lake-edge and golf-edge lots included, are FEMA Zone X, and the pending 2027 revision leaves the panels unchanged.
• Evacuation Zone D. Not named in the orders for Ian, Helene or Milton.
• Access. I-75 Exit 131 is 1.1 route miles and the RSW terminal 5.2 from the Somerset entrance.
• Published rules in Bridgetown. Leasing, pets, parking and fines are recorded and posted.

What to weigh

• The CDD line. From $89.45 to $1,779.04 a year for FY 2026/2027 depending on half, lot width and bond history; the Series 2018 debt part runs to May 2036.
• Unpublished dues. Neither association publishes its assessment amount, and neither do the condominium associations; the estoppel certificate is where you find the number.
• The roof cohort. 411 single-family homes and 116 condominium units were built from 2006 to 2011, so original roofs there are past 15 years, and the first homes now reach Citizens' 20-year four-point threshold.
• A separate club. Membership is by application to a club owned by Heritage Golf Group, with dues and initiation not published, and a waiting list for golf memberships on the club's home page in October 2026.
• The 2026 re-grassing. The course was closed for re-grassing from April 1, 2026, with reopening anticipated in the fourth quarter of 2026; the actual date is not known.
• Somerset's documents. Somerset's declaration and rules were not readable, so leasing, pets and any club obligation there wait for the resale package.
• No water access. No marina, dock or boating on the lakes.

What is changing around it

The land around The Plantation is filling in. Across Treeline Avenue, Treeline 115 holds a development order for 376 rental units; at the Treeline and Daniels corner, about 21 acres were rezoned in November 2025 for up to about 2.8 million square feet of non-residential commercial; a PreK-8 school, a fire station and a 46-acre city park are planned along Treeline. Road work at the Treeline and Daniels intersection and the I-75 diverging diamond interchange, expected around summer 2028, will make the next two years busier at the Somerset end before they make the trips easier. A buyer weighing a home near Treeline Avenue should drive it at rush hour; a seller can point to new services arriving close by.

Who should look elsewhere

In product terms, The Plantation is the wrong fit for three kinds of search. A buyer who wants new construction will not find it here: the last builder-direct closings ran through 2021, and every recorded sale since 2022 is a resale. A buyer who wants a marina, a dock or boating on the lakes will not find it here either. And a buyer who wants a community without a CDD line on the tax bill should look outside Arborwood, because every Plantation home carries the Arborwood CDD. For each of those searches, we track every Fort Myers community on the same county basis, and we will point you to the communities that fit.

Thinking of Selling Your Home in The Plantation? List With the #1 Team in Southwest Florida Since 2012

If you're searching for the best listing agent for The Plantation, or thinking, 'I need to sell my house in The Plantation...', start with the record: 108 recorded sales in the 12 months to September 25, 2026 at a $562,500 median, across Somerset, Bridgetown and the coach homes. McGreevy and Comisar price every listing from that record.

Data updated: October 2026 (Lee County recorded sales through September 25, 2026; roll dated October 4, 2026).

Selling in The Plantation is three jobs under one name. A Somerset estate on Chadsford Circle, a compact Bridgetown home in the Clarendon Street plat and a Glastonbury coach home share a gate name and a CDD, and almost nothing else: different associations, different rule books, different buyers and price tiers that do not overlap. Every resale here also competes only with other resales, because the builders have been gone since 2021. Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, put the facts a Plantation buyer asks about in front of that buyer before the buyer has to ask: the half, the lot's CDD class, the FEMA panel, the Bridgetown fee or the Somerset documents, and the club's status. For the wider city picture, see our guide to selling a home in Fort Myers.

• 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

The Plantation, last 12 months (Lee County record): In the last 12 months we tracked 108 The Plantation closings in the Lee County record at a $562,500 median, from $315,500 to $1,180,000, and every one was a resale. Single-family homes recorded 93 sales at a $610,000 median, $287.33 per square foot of county heated area. Days on market and sale-to-list: Information not available at time of publishing (checked 2026-10-28).

Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.

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Selling your home in The Plantation? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings). See how we sell a home in The Plantation. We lead Domain Realty Group, ranked the #5 real estate team in Florida (RealTrends 2026), from our office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and our Fort Myers office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919.

The Plantation sales in the last 12 months

Lee County recorded 108 qualified sales in The Plantation in the 12 months to September 25, 2026 (September 26, 2025 to September 25, 2026), at a $562,500 median, from $315,500 to $1,180,000, and $275.63 per square foot of county heated area. The tool that reads the county record counts no builder-direct sales in the window (an estimate), so all 108 were resales.

The halves and products split cleanly. Somerset as a whole recorded 54 sales at a $665,000 median; its single-family homes 39 sales at a $735,000 median, from $473,000 to $1,180,000. Bridgetown recorded 54 sales, all single-family, at a $520,000 median, from $315,500 to $885,000. The 220 condominium units recorded 15 sales at a $445,000 median, from $325,000 to $520,000. By price band the 108 sales fell 14 from $300,000 to $400,000, 25 from $400,000 to $500,000, 42 from $500,000 to $750,000, 23 from $750,000 to $1,000,000 and 4 at $1,000,000 and up.

The longer windows give the context. Over 24 months the county recorded 204 sales at a $575,000 median, over 36 months 308 at $582,500 and over 60 months 581 at $595,000. By calendar year the median was $649,750 in 2022, $599,350 in 2023, $612,500 in 2024, $545,000 in 2025 and $550,000 in 2026 to September 25; the single-family median moved from $702,000 in 2022 to $585,000 in 2025 and $590,000 in 2026 to date. Medians shift with the mix of halves and products that sell in a year, so we price a home against its own comparables, not against a calendar median. Source: Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis.

What Is Your The Plantation Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation, or go straight to a free home valuation for The Plantation, and we will follow up with a number built on recorded sales of the same product in the same half: Somerset estate against Somerset estate, Bridgetown compact plan against the Clarendon Street plat and Westmoreland, coach home against coach home. For the citywide picture, our page on Fort Myers home values explains how we value homes across the city.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.

A valuation in The Plantation begins with four questions the public record answers. Which half and which section is the home in? What is its county heated area, build year and pool status? What CDD class does the lot carry on the tax bill, because a buyer will compare it? And what is on the street: in the 12 months to September 25, 2026, Glenhurst Street recorded 8 sales at a $376,000 median while Chadsford Circle's 4 sales had a $915,000 median, both thin samples, behind the same gate. Then we adjust for finish, condition, lot position on the lake or course, and what a buyer will find at inspection.

Pricing a Somerset estate, a Bridgetown home and a coach-home condominium

The Plantation is at least three markets, and a single community median says little about any one home. Here is how each traded in the 12 months to September 25, 2026 (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

Somerset single-family. 39 sales at a $735,000 median, $328.19 per heated square foot. The estate streets lead: Chadsford Circle 4 sales at $915,000 and Kingsmill Way 5 at $875,000 (thin), Gladstone Way two sales at $950,000 and $960,000, Salisbury Court two at $910,000 and $925,000. Epping Way, Somerset's compact section, recorded 3 at $550,000 (thin). A Somerset estate is priced against the estate streets and the 24-month window, 76 sales at $749,950, never against the community median.

Bridgetown. 54 sales at a $520,000 median, $270.14 per heated square foot. The Phases One to Four legal recorded 21 sales at $595,000, the Maitland Way plats 8 at $545,000 and the compact Clarendon Street plat 11 at $375,000; Thurston Chase's 3 sales had a $750,000 median (thin). A Bridgetown home is priced inside its plat family first.

Coach-home condominiums. 15 sales at a $445,000 median, $225.18 per heated square foot. Glastonbury recorded 7 at $431,000; the Islands, Barbados I and Antigua I together 8 at $455,000. Floor matters: ground-floor and second-floor units in the same building are priced separately.

What that means for you: the gap between a $735,000 Somerset median and a $520,000 Bridgetown median is a mix of lot size, golf frontage and product, not a premium a seller can apply to one home. We show the buyer the comparables that match your home, and we label every thin sample as thin.

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Selling a home near the golf course while it is being re-grassed

The club began re-grassing the course with Bimini Bermuda on April 1, 2026 and said it anticipated reopening in the fourth quarter of 2026 (club, Capital Improvements). If your home looks over the course, a buyer touring during grow-in sees bare or new turf instead of a finished fairway. We do not claim the renovation adds or subtracts value; we say what the club says, link the club's own page, and let photographs taken before April 2026, dated as such, show the view as it was. When the club announces the reopening, the listing says so the same day. If you can wait for the course to reopen before you list, that is a choice we talk through with the comparables in hand, not a rule.

What a seller pays at closing in Lee County

In Lee County the seller customarily pays the documentary stamp tax on the deed, $0.70 per $100 of the price, and the owner's title insurance policy; the purchase contract controls who pays what. The owner's title premium follows the state's promulgated schedule: $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, and $2.50 per $1,000 from $1,000,000 to $5,000,000. Here is that arithmetic at six price points from The Plantation's county record.

How the rows are built, using the $562,500 sale: doc stamps are 5,625 x $0.70 = $3,937.50. The title premium is $100,000 x $5.75 per $1,000 = $575.00, plus $462,500 x $5.00 per $1,000 = $2,312.50, for $2,887.50. On the $1,180,000 sale it is $575.00 + $4,500.00 (the next $900,000 at $5.00) + $450.00 ($180,000 at $2.50) = $5,525.00. Title figures are estimates: rounding, reissue credits and endorsements vary by title company.

Add an estoppel certificate from each association, capped at $299, plus $119 if expedited and up to $179 if the account is delinquent (DBPR estoppel fee schedule; Florida Statutes s. 720.30851). A Glastonbury, Islands, Barbados or Antigua seller may need one from the condominium association and one from Somerset; whether condominium owners are also Somerset members is stated in documents we could not read, so the title company asks both. On a Bridgetown sale the buyer pays the $2,000 Resale Reserve Fund Conveyance Fee, and we disclose it early. Commission is negotiated between you and your broker, and we print no rate. Property taxes are prorated at closing, customarily on the current year's taxes with the 4 percent maximum discount, using the prior year's bill when the current bill has not been issued.

The CDD line and the Bridgetown fee in a sale

Every Plantation home carries an Arborwood CDD line on its Lee County tax bill, from $89.45 to $1,621.45 in Bridgetown and $247.04 to $1,779.04 in Somerset for FY 2026/2027, before the early-payment discount (Arborwood CDD, August 3, 2026 hearing book). Because it is collected on the tax bill, it stays with the parcel; the buyer takes it over, and the contract and settlement statement set how the current year is split. Three things matter in a negotiation. A buyer touring two homes will compare their CDD lines, so we show yours with the listing. The debt part of the line can be paid off early, and the per-lot amount comes from the district manager's prepayment letter. And a payoff ends only the debt part: the Series 2018 bonds mature in May 2036, and the operations part continues every year.

In Bridgetown, the buyer pays the $2,000 Resale Reserve Fund Conveyance Fee at closing under Section 8.12 of the declaration, recorded January 7, 2025 (Bridgetown, Governing Documents). It is the buyer's cost, but it is the seller's disclosure: we put it in the listing so it never surfaces for the first time on the estoppel. Somerset's equivalent, if any, is not published.

Two statutory disclosures travel with a sale here as well: on a single-family home in Somerset or Bridgetown, the HOA disclosure summary that Florida Statutes s. 720.401 requires (a condominium resale follows Chapter 718 instead, which s. 720.401 excludes), and on every residential sale the flood disclosure under s. 689.302 (Florida Statutes s. 720.401; Florida Statutes s. 689.302). Your attorney or title company confirms the full list for your contract.

How we market a home in The Plantation

We market a Plantation home on the facts a buyer here actually transacts on. The listing names the half and the section correctly, states the county heated area, shows the FY 2026/2027 CDD class for the lot, and explains the club plainly: membership is by application to The Plantation Golf and Country Club, which is owned separately from both associations, and Bridgetown's declaration conveys no club right. We put the flood file in from day one: every point tested in The Plantation, lake-edge and golf-edge lots included, is FEMA Zone X on panels effective August 28, 2008 (FEMA National Flood Hazard Layer). For luxury sellers we add cinematic video, drone, professional photography, our qualified-buyer database, and discretion and off-market capability when needed. See how we sell a home in The Plantation, and our guide to selling a home in Fort Myers for the citywide view.

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What do I need before we list? Your most recent Lee County tax bill (it shows the CDD class), your closing papers from the purchase, any architectural approvals for a pool, screen cage, generator or shutters, the roof permit and any wind-mitigation report, and, for a coach home, the condominium association's documents. Do I have to tell buyers about the CDD? The charge is on the public tax bill, and we show it up front because buyers find it anyway. Will the gate slow showings? Bridgetown runs on access codes and guest passes, so we register every showing in advance; for Somerset we confirm the association's access procedure before the first showing. Can I sell while the course is being re-grassed? Yes; we disclose the club's published status and price against the recorded sales. Does my membership go with the house? That depends on the club's plan and, in Somerset, on documents we read with you before listing; we say only what the club's documents support. How do I know what my home is worth? Ask for a free home valuation or call Jesse direct at (239) 898-6072. Who handles the association paperwork? The buyer's title company orders the estoppel certificates; we make sure the association has your contact details and that open items are cleared before closing.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida team The Plantation's owners call when a home has to be priced on the Lee County record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.

Put simply, as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. RealTrends ranked Domain Realty Group the #5 real estate team in Florida (RealTrends 2026). In the last 12 months we tracked 108 The Plantation closings in the Lee County record. When we list or buy here we pull the lot's CDD class, the association's estoppel and the FEMA panel before we price, and in Somerset we ask the seller what the club membership status is. Read more about the McGreevy and Comisar team.

• 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

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The Plantation Frequently Asked Questions: Buyer Edition

The Plantation buyers ask about the two halves, the builders, the gate, golf and the club, the CDD and dues, rules, flood maps, schools, distances and what is being built nearby. Each answer below repeats a fact stated in the body of this page with the same source, from the Lee County record, the Arborwood CDD, Bridgetown's recorded documents, the club, FEMA and the School District of Lee County.

What is The Plantation in Fort Myers?

The Plantation is a gated golf community in the City of Fort Myers, Lee County, ZIP 33913, made of two separate community associations: Somerset at The Plantation and Bridgetown at The Plantation. The county roll dated October 4, 2026 counts 1,834 homes, 1,614 single-family homes and 220 condominium units, and Somerset holds the private 18-hole course of The Plantation Golf and Country Club (Lee County GIS, City Limits Annexations).

Where is The Plantation located?

The Plantation lies east of Interstate 75, north of Daniels Parkway and south of Colonial Boulevard, with Treeline Avenue along its west side (City of Fort Myers, Ordinance 3226). Somerset is entered from Dartington Drive at Treeline Avenue and Bridgetown from Kingsbridge Boulevard at Treeline Avenue; large commercial vehicles use the Plantation Gardens Drive entrance (Bridgetown, FAQ).

Is The Plantation in the City of Fort Myers?

Yes. Every point we sampled in The Plantation is inside City of Fort Myers limits, in Lee County tax district 090, "City of Fort Myers", and the City of Fort Myers fire district. The land came into the City as the 2,243.63-acre "Arborwood" annexation, Ordinance 3135, adopted August 18, 2003 (City of Fort Myers, Ordinance 3135). City zoning on the sampled lots is MDP-3.

What ZIP code is The Plantation in?

The Plantation is in ZIP 33913, with a Fort Myers address, inside the City of Fort Myers in Lee County. Both halves, Somerset at The Plantation and Bridgetown at The Plantation, share the ZIP. A different subdivision named Somerset sits in ZIP 33967 near San Carlos Park, and it is not part of The Plantation (Lee County GIS, City Limits Annexations).

What is the difference between Somerset and Bridgetown?

Somerset at The Plantation is the golf half: 731 single-family homes plus all 220 condominium units, with the course's 20 golf parcels platted as Somerset tracts. Bridgetown at The Plantation is 883 single-family homes with no golf parcel, and its recorded declaration conveys no club right. Each half has its own association, manager and amenity center (Lee County GIS, ParcelAddress layer; Bridgetown, Governing Documents).

Who built The Plantation?

Centex Homes began The Plantation in the mid-2000s, and after Centex joined PulteGroup in 2009 the remaining homes were built and sold under the Pulte name through 2021. Centex Homes registered the names Somerset at The Plantation, Bridgetown at The Plantation and The Plantation on March 7, 2006, and made Bridgetown's declaration as declarant in 2007 (Bridgetown, Governing Documents; U.S. SEC, Centex Form 8-K).

Did Pulte build homes in The Plantation?

Yes. After Pulte Homes and Centex shareholders approved their merger on August 18, 2009, The Plantation's homes were marketed as Pulte: the Vanderbilt model in Somerset in 2013, Pulte's 2019 Bridgetown designs, and the final Bridgetown homesites, "nearly 70", released in August 2020 (U.S. SEC, Centex Form 8-K; Naples Daily News, August 29, 2020).

How many homes are in The Plantation?

The Plantation has 1,834 homes on the Lee County roll dated October 4, 2026: 1,614 single-family homes and 220 condominium units, with zero vacant residential lots. Somerset holds 951 of them, 731 single-family homes and all 220 condominium units, and Bridgetown 883 single-family homes. Plans reported in January 2006 called for about 2,300 homes; the community was built out at 1,834 (Lee County Property Appraiser).

Is The Plantation still selling new homes?

No. The last builder-direct closings in The Plantation, an estimate from the county record, ran through 2021, and every recorded sale since 2022 is a resale. Somerset's last builder-direct year was 2019 and Bridgetown's 2021. In the 12 months to September 25, 2026 all 108 recorded sales were resales (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

Is The Plantation gated?

Lee County's subdivision record flags both halves of The Plantation as gated, and Bridgetown publishes its gate procedure (Lee County GIS, Subdivisions layer). At Bridgetown, guests enter a homeowner-issued access code or call the homeowner from the kiosk directory, owners create guest passes in the MyQ Community app, and resident vehicles open the gates with RFID tags (Bridgetown, FAQ).

Is the gate staffed?

Gate staffing at The Plantation is not stated on any first-party page. Bridgetown's recorded declaration says its entry gates "may or may not be manned" and creates no obligation to staff them, and Bridgetown publishes a code, guest-pass and RFID procedure for its gate (Bridgetown, Governing Documents). How Somerset's gate operates is not published; ask the association before a move-in or a contractor visit.

Is The Plantation an age-restricted community?

Bridgetown's recorded declaration contains no age restriction, and we found no recorded age restriction for The Plantation in the documents we could read; Somerset's own declaration governs Somerset (Bridgetown, Governing Documents). Somerset's declaration was not available for us to read, so a Somerset buyer reads it in the resale package. Age status is a legal fact set by recorded documents, and that is where to confirm it.

Does The Plantation have a golf course?

Yes. The Plantation Golf and Country Club, inside Somerset, is a private 18-hole, par 72 course designed by Dr. Michael Hurdzan and Dana Fry; the scorecard dated November 21, 2025 reads "established 2008" and lists 7,141 yards from the back tees, with nine tee combinations down to 4,467 yards (club scorecard). Course access is for members and their guests.

Is golf membership required in Somerset at The Plantation?

Membership at The Plantation Golf and Country Club is by application to the club, which is owned and operated separately from the two homeowner associations. Bridgetown's recorded declaration conveys no club right. Somerset's declaration was not available for us to read, so this page does not say whether any Somerset lot carries a club obligation; ask the seller and the club in writing before your inspection period ends (club, Membership Categories).

Can Bridgetown owners join the golf club?

Bridgetown owners can apply. Membership at The Plantation Golf and Country Club is by application, in two published categories, Full Golf and Social, and Full Golf members may add the optional Heritage Plus reciprocal upgrade (club, Membership Categories). Bridgetown's recorded declaration conveys no club membership or golf right, so joining is a separate decision from buying the home (Bridgetown, Governing Documents).

How much does it cost to join The Plantation Golf and Country Club?

The Plantation Golf and Country Club does not publish its initiation fee, annual dues, food minimum or capital assessments, and no dated club document we read states them (club, Membership). Ask the club's membership office for its current schedule in writing, and date it. In October 2026 the club's home page said it was accepting golf waiting-list memberships with playing access at local and travel clubs.

Who owns The Plantation Golf and Country Club?

Heritage Golf Group owns and operates The Plantation Golf and Country Club. It announced on October 29, 2025 that it had bought The Plantation and two other private Florida clubs from the managing partner of the three properties, and Lee County records show the golf parcels sold on October 28, 2025 for $18,500,000 (Heritage Golf Group, October 29, 2025; Lee County GIS, ParcelAddress layer).

Who designed The Plantation golf course?

Dr. Michael Hurdzan and Dana Fry designed The Plantation's 18-hole, par 72 course, according to the club's scorecard dated November 21, 2025 (club scorecard). The course plays 7,141 yards from the back tees, with a course rating of 73.7 and a slope of 139, and the club dates it to 2008; a June 2008 Florida Weekly report said play opened in December 2007.

Is the golf course open right now?

The club began re-grassing The Plantation's course with Bimini Bermuda on April 1, 2026 and said it anticipated reopening in the fourth quarter of 2026, pending grow-in (club, Capital Improvements). We found no reopening notice in the records we read, so the actual reopening date is unknown here. Check the club's Capital Improvements page or ask the club for its current status.

What is the clubhouse at The Plantation called?

The clubhouse is The Great House, which the club calls "our full-service, colonial-style clubhouse" (club, Lifestyle). The county records the Great House at about 17,300 square feet of heated space and 43,500 square feet of total area, in one building built in 2008, at 10500 Dartington Drive inside Somerset (Lee County GIS, ParcelAddress layer).

What amenities does Bridgetown at The Plantation have?

Bridgetown's amenity center, with its office at 11741 Kingsbridge Boulevard, lists a lap pool, a main pool, a spa, 3 bocce courts, 5 tennis courts, 4 pickleball courts, a children's playground, restrooms, a storage building, a fire pit and a tiki bar, plus a fitness center, Motion Room and social rooms with published hours (Bridgetown portal; Bridgetown, FAQ).

What amenities does Somerset at The Plantation have?

Somerset's manager listed in 2019 a resort-style pool, community spa, billiards and card rooms, a library, an internet lounge and six tennis courts at the Somerset amenity center (FirstService Residential, October 15, 2019). The county records that center, at 10401 Dartington Drive, as one building built in 2010 with 11,666 square feet of heated space, with a pool. Somerset's current list and hours are not published.

Does The Plantation have a CDD?

Yes. The Plantation is inside the Arborwood Community Development District, and every home carries a CDD line on its Lee County tax bill. The district is an independent special district under Chapter 190, Florida Statutes, established June 14, 2004, and Bridgetown's declaration states that owners covenant to pay its assessments (Arborwood CDD, August 3, 2026 hearing book).

How much is the CDD fee in The Plantation?

For FY 2026/2027 the Arborwood CDD line runs $89.45 to $1,621.45 in Bridgetown and $247.04 to $1,779.04 in Somerset, before the early-payment discount, depending on lot width and the lot's bond history (Arborwood CDD, August 3, 2026 hearing book). Paying in November earns up to 4 percent off. Read a specific lot's line on its most recent tax bill.

What are the HOA fees at The Plantation?

Neither association publishes its assessment amount; ask for an estoppel certificate. Bridgetown's regular assessments are shared equally by lot and billed quarterly, on January 1, April 1, July 1 and October 1 (Bridgetown, FAQ). Somerset's amount sits behind its residents' portal, and the condominium associations publish nothing either. Florida caps the estoppel certificate at $299, plus $119 if expedited.

What are property taxes in The Plantation?

The final 2026 total for tax district 090 in The Plantation is 16.9702 mills, or $1,697.02 per $100,000 of taxable value, against 16.5034 on the 2025 bill (Lee County Property Appraiser, 2026 Taxing District Millage Book (final), district 090; Lee County Tax Collector). Within it the City adopted 6.9000 mills for its own levy, up from 6.5000 (City of Fort Myers, FY 2026-2027 Budget in Brief). A buyer's taxes reset with the sale.

Are there condos at The Plantation?

Yes. The Plantation has five condominiums with 220 units, all in Somerset: The Islands I at Somerset (32), The Islands II at Somerset (12), Barbados I at Somerset (44), Antigua I at Somerset (24) and Glastonbury at The Plantation (108). The state register gives the same unit counts (DBPR condominium extract). They are two-story, four-unit buildings.

What is Glastonbury at The Plantation?

Glastonbury at The Plantation is the largest condominium in The Plantation: 108 units in Somerset, recorded in 2011 with buildings completed from 2011 to 2018, on Glastonbury Circle. Its units run 1,550 to 2,065 square feet of county heated area, median 1,808, with 2 or 3 bedrooms, and it has its own condominium association (Sunbiz, Glastonbury at The Plantation Condominium Association).

Are there villas in Bridgetown?

No. Bridgetown's 2007 declaration anticipated villa and condominium neighborhoods; it was built entirely as single-family homes (Bridgetown, Governing Documents). The Lee County roll dated October 4, 2026 codes all 883 Bridgetown homes as single-family and shows no condominium units. Some Bridgetown sections have compact lots and uniform plans of about 1,433 square feet, which the roll also records as single-family.

Can I rent out a home in The Plantation?

In Bridgetown, yes, within recorded limits: written leases, a minimum term of one month, a copy to the association before the lease starts, no more than three leases of a lot in any 12 months, the whole home only and no time-share (Bridgetown, Governing Documents). Somerset's leasing rules are not published in any record we could read; Somerset's Declaration and Rules govern.

Are pets allowed at The Plantation?

In Bridgetown, pets are allowed with no limit on the number; the restricted breeds are the New Guinea singing dog, the pit bull and the Presa Canario and their crosses (Bridgetown, FAQ). Somerset's pet rules, and those of the five condominiums, are in documents we could not read, so a Somerset or coach-home buyer confirms them in the resale package before writing an offer.

Can I park an RV or work truck at my home?

In Bridgetown, RVs and trailers too large for the garage may sit in a driveway no more than three consecutive nights, and vehicles with commercial signs or wraps are kept in the garage (Bridgetown, Governing Documents). The City of Fort Myers prohibits street parking, and Bridgetown's association enforces it from midnight to 6 am. Somerset's vehicle rules are not published.

Is The Plantation in a flood zone?

The Plantation is in FEMA Zone X, an area of minimal flood hazard, at all 42 points we checked, including lake-edge, golf-edge and condominium lots, with no base flood elevation (FEMA NFHL, Flood Hazard Zones). The FIRM panels, 12071C0434F and 12071C0445F, are effective August 28, 2008, and FEMA's pending revision scheduled for March 2, 2027 leaves them unchanged.

What hurricane evacuation zone is The Plantation in?

Every point we tested in The Plantation is in Lee County Evacuation Zone D (Lee County GIS, Evacuation Zones). Zone D was not named in the evacuation orders for Ian, Helene or Milton: for Ian in 2022 the county ordered Zone A, Zone B, mobile homes and parts of Zone C, for Milton in 2024 Zones A and B and mobile or manufactured homes, and for Helene none.

Is there a marina or boating at The Plantation?

No marina, boat ramp or dock exists in The Plantation; we searched every record class that would hold one. Its lakes are stormwater lakes, and Bridgetown's recorded Use Restrictions allow catch-and-release fishing from mowed common banks only, with no wading, swimming, boating, kayaking or canoeing (Bridgetown, Governing Documents). Davis Boat Ramp is 14.8 route miles from the clubhouse.

What schools serve The Plantation?

For 2026-2027 every tested point in both halves of The Plantation falls in elementary Zone J, middle school Zone EE and high school East sub-zone 2 of the School District of Lee County (Elementary School Zones 2026-2027). Zone J lists Colonial, Gateway, Ray V. Pottorf and Treeline elementary schools; Zone EE lists Fort Myers Middle and Paul Laurence Dunbar Middle. Confirm placement with Student Enrollment.

How far is The Plantation from RSW airport?

The Southwest Florida International Airport terminal is 5.2 route miles from The Plantation's Somerset entrance and 7.3 from the Bridgetown gate, measured with OSRM routing on October 21, 2026. I-75 Exit 131 at Daniels Parkway is 1.1 miles from the Somerset entrance. The Plantation sits outside every Lee County airport noise zone at all ten points we tested (Lee County GIS, Airport Noise Zones).

How far is The Plantation from the beach?

Fort Myers Beach at Times Square is 15.3 route miles from The Plantation's Somerset entrance and 17.4 from the Bridgetown gate, and the Sanibel Causeway toll plaza 16.6 and 18.7, measured with OSRM routing on October 21, 2026. Lighthouse Beach Park on Sanibel is 21.8 route miles from the clubhouse and 24.1 from the Bridgetown amenity center. These are distances, not drive times.

What is being built near The Plantation?

Near The Plantation, the Treeline 115 project across Treeline Avenue holds a development order for 376 rental units; about 21 acres at Treeline and Daniels were rezoned in November 2025 for non-residential commercial; a PreK-8 school for about 1,555 students was approved on October 19, 2026; and Fire Station 18 and a 46-acre city park are planned on Treeline (Lee County GIS, Development Orders).

How does The Plantation compare with Arborwood Preserve?

On the same county basis, The Plantation recorded 108 sales at a $562,500 median in the 12 months to September 25, 2026, against Arborwood Preserve's 47 sales at $495,000; single-family medians were $610,000 and $565,000. The Plantation has a private 18-hole course inside Somerset; Arborwood Preserve has none. Both sit in the Arborwood CDD (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

The Plantation Frequently Asked Questions: Seller Edition

The Plantation sellers ask what their home is worth, what sold and for how much, how long a sale takes, what it costs, what the Bridgetown fee and the CDD mean at closing, what happens to a club membership, and what the flood maps and roof age do to a sale. Each answer repeats a fact from the body of this page with its source.

Who is the best listing agent for The Plantation?

McGreevy and Comisar are the best listing agents for The Plantation: Top 1% Real Estate Agents Nationally Since 2008, leaders of the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. As the leaders of Domain Realty Group our team has closed over $2.5 billion, and Domain Realty Group is the #5 real estate team in Florida (RealTrends 2026). In the last 12 months we tracked 108 The Plantation closings. Call Jesse direct at (239) 898-6072.

What is my home in The Plantation worth?

Your home's value in The Plantation depends on its half, section, product and street more than on the community median, which was $562,500 for the 108 recorded sales in the 12 months to September 25, 2026 (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis). For a number built on your home's own comparables, ask for a free home valuation for The Plantation or call Jesse direct at (239) 898-6072.

What have homes sold for in The Plantation?

In the 12 months to September 25, 2026 The Plantation's 108 recorded sales ran from $315,500 to $1,180,000. By band, 14 sold from $300,000 to $400,000, 25 from $400,000 to $500,000, 42 from $500,000 to $750,000, 23 from $750,000 to $1,000,000 and 4 at $1,000,000 and up (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

What is the median sale price in The Plantation?

The median sale price in The Plantation was $562,500 across 108 recorded sales in the 12 months to September 25, 2026 (September 26, 2025 to September 25, 2026). Over 24 months the median was $575,000 on 204 sales, over 36 months $582,500 on 308 and over 60 months $595,000 on 581 (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

What are homes selling for in Somerset at The Plantation?

In the 12 months to September 25, 2026 Somerset at The Plantation as a whole, condominiums included, recorded 54 sales at a $665,000 median, $298.17 per square foot of county heated area. Its single-family homes recorded 39 sales at a $735,000 median, from $473,000 to $1,180,000, at $328.19 per heated square foot (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

What are homes selling for in Bridgetown at The Plantation?

Bridgetown at The Plantation recorded 54 sales, all single-family, at a $520,000 median in the 12 months to September 25, 2026, from $315,500 to $885,000. By plat family, the Phases One to Four legal recorded 21 sales at $595,000, the Clarendon Street plat 11 at $375,000 and the Maitland Way plats 8 at $545,000 (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

What do Glastonbury condos sell for?

Glastonbury at The Plantation recorded 7 sales at a $431,000 median in the 12 months to September 25, 2026, from $345,000 to $465,000. The first window with ten or more sales is 24 months: 13 sales at a $431,000 median, from $345,000 to $515,000, or $257.42 per square foot of county heated area (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

What do the Islands, Barbados and Antigua condos sell for?

The Islands, Barbados I and Antigua I condominiums at Somerset in The Plantation recorded 8 sales together at a $455,000 median in the 12 months to September 25, 2026. The first window with ten or more sales is 36 months: 15 sales at a $450,000 median, or $223.33 per square foot of county heated area (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

What is the price per square foot in The Plantation?

The Plantation's median was $275.63 per square foot of county heated area across all 108 sales in the 12 months to September 25, 2026: single-family $287.33, Somerset single-family $328.19, Bridgetown $270.14 and condominiums $225.18. County heated area usually differs from the living area an MLS listing prints, so these figures are never compared with an MLS price per square foot (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

How many homes sold in The Plantation in the last 12 months?

Lee County recorded 108 qualified sales in The Plantation in the 12 months to September 25, 2026: 93 single-family homes and 15 condominium units, split 54 in Somerset and 54 in Bridgetown. Every one was a resale; the county record shows no builder-direct sales in the window, an estimate (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

How long does it take to sell a home in The Plantation?

Days on market for The Plantation come from the Southwest Florida MLS, which we did not have at publishing: Information not available at time of publishing (checked 2026-10-28). The county record shows that homes here do sell, 108 recorded sales in the 12 months to September 25, 2026, but it does not record listing dates. We give each seller the current MLS days-on-market figure for their own product before we set a price.

What is the sale-to-list ratio in The Plantation?

The sale-to-list ratio for The Plantation comes from the Southwest Florida MLS, which we did not have at publishing: Information not available at time of publishing (checked 2026-10-28). The Lee County record carries the recorded sale price, a $562,500 median in the 12 months to September 25, 2026, but not the list price. We pull the ratio for your product and section when we prepare your pricing.

Are home prices dropping in The Plantation?

The Plantation's calendar-year median was $649,750 in 2022, $599,350 in 2023, $612,500 in 2024, $545,000 in 2025 and $550,000 in 2026 to September 25; the single-family median went from $702,000 in 2022 to $585,000 in 2025 and $590,000 in 2026 to date. Medians move with the mix that sells: Bridgetown's 2025 median reflects a heavier share of compact-lot resales (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

Does selling in Somerset or Bridgetown change my price?

The half sets your comparables. In the 12 months to September 25, 2026 Somerset single-family homes in The Plantation recorded a $735,000 median ($328.19 per heated square foot) and Bridgetown $520,000 ($270.14). That gap is a mix of lot size, golf frontage and product, not a premium a buyer can apply to one home, so we price your home against sales in its own half and section (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis).

How much does it cost to sell a home in The Plantation?

In Lee County the seller customarily pays the doc stamp tax, $0.70 per $100, and the owner's title policy on the state's promulgated schedule; the contract controls. At The Plantation's $562,500 12-month median that is $3,937.50 in doc stamps and about $2,887.50 for owner's title (an estimate), plus an estoppel certificate from each association, capped at $299. Commission is negotiated, and we print no rate.

Who pays the owner's title policy in Lee County?

In Lee County custom has the seller pay the owner's title policy, and the purchase contract controls. The premium follows Florida's promulgated rates: $5.75 per $1,000 up to $100,000, $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 to $5,000,000. On The Plantation's $562,500 12-month median that is about $2,887.50, an estimate, since rounding, reissue credits and endorsements vary by title company.

Is there a transfer fee when I sell in Bridgetown?

Yes, but the buyer pays it. Bridgetown at The Plantation charges a $2,000 Resale Reserve Fund Conveyance Fee, paid by the buyer at closing into the reserve account, under Section 8.12 recorded January 7, 2025 (Bridgetown, Governing Documents). Exemptions include transfers between Bridgetown lots, inheritance, estate-planning transfers without a change of occupancy, divorce orders and foreclosure to the association. We disclose it before the first showing.

Is there a transfer fee when I sell in Somerset?

A Somerset at The Plantation transfer, resale or capital contribution fee is not published in any record we could read, because Somerset's recorded declaration and amendments were not available to us. Neither association publishes its assessment amount; the estoppel certificate the title company orders will state what is owed on the account, and we ask the association about any transfer charge when we list your home.

Do I need an estoppel certificate to sell?

In practice, yes. The buyer's title company orders an estoppel certificate from each association that bills your home, stating what the account owes; Florida caps the fee at $299, plus $119 if expedited and up to $179 if the account is delinquent (DBPR estoppel fee schedule). A coach-home seller in The Plantation may need one from the condominium association and one from Somerset.

Does the CDD assessment move to the buyer when I sell?

Yes. The Arborwood CDD assessment is collected on The Plantation's Lee County tax bills, so it stays with the parcel, and the buyer pays it from closing on; the contract and settlement statement set how the current year is split (Arborwood CDD, August 3, 2026 hearing book). For FY 2026/2027 the line runs $89.45 to $1,621.45 in Bridgetown and $247.04 to $1,779.04 in Somerset.

Should I pay off my CDD bond share before selling?

That depends on your numbers, and we do not give a general answer. The debt part of The Plantation's CDD line pays the Series 2018 bonds, which mature in May 2036, and paying it off ends only that part: the operations and maintenance part continues every year (Arborwood CDD, August 3, 2026 hearing book). Ask the district manager for your lot's prepayment letter before deciding.

Does a golf membership transfer when I sell my Somerset home?

Membership at The Plantation Golf and Country Club is by application to the club, which is owned and operated separately from the two homeowner associations (club, Membership Categories). Whether anything passes to a buyer depends on the club's current plan, which is not published, and on Somerset's declaration, which we could not read. Ask the club in writing, and we will state only what its documents support.

Does a golf-course view help my sale?

A golf-course view is a feature buyers in The Plantation ask about, and the course is a Somerset feature: its 20 parcels, about 115 acres, are all Somerset tracts. We do not put a dollar figure on a view. We price a golf-view home against recorded sales of comparable golf-view homes in the same section, and show the buyer the course and the club's published facts.

Will the 2026 course re-grassing affect my sale?

We do not claim the re-grassing raises or lowers value. The club began re-grassing The Plantation's course with Bimini Bermuda on April 1, 2026 and said it anticipated reopening in the fourth quarter of 2026 (club, Capital Improvements). We disclose the status, link the club's page, use dated photographs of the finished course, and update the listing the day the club announces the reopening.

How do the flood zone and insurance affect my sale?

Every point we tested in The Plantation is FEMA Zone X, so federal rules do not require flood insurance for a buyer's federally backed loan (FEMA NFHL, Flood Hazard Zones). Citizens requires flood coverage on wind-covering policies with Coverage A of $400,000 or more from January 1, 2026, and on all such policies from January 1, 2027 (Citizens, Flood), so buyers using Citizens will price flood coverage in.

Will the 2027 FEMA map revision affect my sale?

FEMA's preliminary Lee County data is dated December 4, 2025, and its pending revision is scheduled to take effect March 2, 2027; neither changes the panels or zones at The Plantation (FEMA Pending NFHL). The Plantation stays on panels 12071C0434F and 12071C0445F, effective August 28, 2008, in Zone X at every point we tested.

What must I disclose when selling in The Plantation?

A seller of a single-family home in The Plantation gives the buyer the HOA disclosure summary that Florida Statutes s. 720.401 requires (condominium resales follow Chapter 718 instead), and every seller gives the residential flood disclosure under s. 689.302 (Florida Statutes s. 720.401; Florida Statutes s. 689.302). In Bridgetown we also disclose the buyer's $2,000 conveyance fee, and in every sale the CDD line. Your attorney or title company confirms the full list.

Do I need a four-point or wind-mitigation inspection to sell?

Neither is required to sell, but buyers often need them to insure. Citizens requires a four-point inspection on applications for homes more than 20 years old, which now reaches The Plantation's first homes from 2006 (Citizens, Inspections). Wind-mitigation inspections done on or after April 1, 2026 must use form OIR-B1-1802 Rev. 04/26, and a current one can lower a buyer's premium.

Does my roof age matter to buyers?

Yes, because it matters to insurers. Florida Statutes s. 627.7011 bars an insurer from refusing or non-renewing a policy solely because a roof is under 15 years old (Florida Statutes s. 627.7011). In The Plantation, 411 single-family homes and 116 condominium units were built from 2006 to 2011, so an original roof there is past 15 years. Have the roof permit ready.

Can I sell my home with a tenant in place?

Yes; the lease controls what the buyer takes over, and the contract should say how the tenancy is handled. In Bridgetown at The Plantation, leases are written, run at least one month, go to the association before they start, and a lot may be leased no more than three times in 12 months (Bridgetown, Governing Documents). Somerset's leasing rules are not published.

Do I need ARB approval for paint or shutters before I list?

Exterior changes in Bridgetown at The Plantation go to the association's architectural review board, including paint colors and permanent shutters; approved shutter types are galvanized steel, clear (Lexan type), accordion and roll-down (Bridgetown, FAQ). Unapproved changes and open violations show on the estoppel, and Bridgetown's fines run $100 a day to a $1,000 maximum after a 30-day cure. Somerset's standards are in its own documents.

How do you market a home in The Plantation to qualified buyers?

We market a home in The Plantation on the facts buyers transact on: the half and section named correctly, county heated area, the lot's CDD class, the FEMA Zone X panel, the club's published membership facts and, in Bridgetown, the $2,000 buyer fee disclosed up front. For luxury sellers we add cinematic video, drone, professional photography, our qualified-buyer database, and discretion and off-market capability when needed. See how we sell a home in The Plantation.

Can we list off-market in The Plantation?

Yes. For sellers in The Plantation who want privacy, we offer discretion and off-market capability when needed, presenting the home to qualified buyers in our database before, or instead of, a public listing. An off-market sale still runs on the same paperwork: estoppel certificates, the CDD line on the tax bill and, in Bridgetown, the buyer's $2,000 conveyance fee. Call Jesse direct at (239) 898-6072 for a confidential conversation.

When is the best time to list in The Plantation?

We do not publish a seasonality claim for The Plantation. The MLS fields that would show when homes here go under contract fastest, days on market and sale-to-list by month: Information not available at time of publishing (checked 2026-10-28). The county record shows 108 recorded sales in the 12 months to September 25, 2026. We set your timing from the current MLS data, the club's course status and your own plans.

Can I transfer my homestead exemption when I sell?

Florida law lets a homestead owner carry part of the assessment difference from a former homestead to a new one, under the portability rules in Florida Statutes s. 193.155 (Florida Statutes s. 193.155). If you sell a homestead in The Plantation and buy another Florida homestead, you apply with the property appraiser in the county where you buy. Confirm deadlines and amounts with the appraiser's office.

How are property taxes handled at closing?

Property taxes on a home in The Plantation are prorated at closing, customarily on the current year's taxes with the 4 percent maximum discount, or on the prior year's bill when the current one is not yet issued, so the seller credits the buyer for the part of the year the seller owned the home. The bill includes the Arborwood CDD line and the City of Fort Myers fire, solid waste and stormwater lines, and the final 2026 rate is 16.9702 mills (16.5034 in 2025) (Lee County Property Appraiser, 2026 Taxing District Millage Book (final); Lee County Tax Collector).

How does The Plantation compare with Arborwood Preserve for a seller?

On the same county basis, The Plantation's 12-month residential median was $562,500 on 108 sales against Arborwood Preserve's $495,000 on 47; single-family medians were $610,000 on 93 and $565,000 on 31 (Lee County Property Appraiser roll (October 4, 2026) and Lee County recorded qualified sales through September 25, 2026, our analysis). A Plantation seller competes with Arborwood Preserve buyers who want no course; we market the course and the range.

What is my next step to sell in The Plantation?

Start with a free home valuation for The Plantation or our free home valuation, or call Jesse direct at (239) 898-6072, text or call, confidential conversations welcome. We will pull your lot's CDD class, your association's documents and your FEMA panel, set your home against its own comparables, and walk you through what you pay at closing. Buying next? Call Marc at (239) 287-5873.

Sources and Authoritative References

Every figure in this guide to The Plantation traces to a primary source below: Lee County and its Property Appraiser, the City of Fort Myers, the Arborwood CDD, the associations' own documents, FEMA, NOAA and the county's emergency records, the School District of Lee County, the airport authority and FDOT, the club and its operator, and newspapers of record. Builder pages are labelled as marketing.

County, city and state records

1. Lee County Property Appraiser (roll dated October 4, 2026; recorded qualified sales through September 25, 2026; our analysis): https://www.leepa.org (accessed October 28, 2026)
2. Lee County Property Appraiser, 2026 Taxing District Millage Book (final, printed October 9, 2026): https://www.leepa.org/TaxRoll/Millage%20Books/2026%20Taxing%20District%20Millage%20Book.pdf (read October 28, 2026)
3. Lee County Tax Collector: https://www.leetc.com (checked October 28, 2026)
4. Lee County Tax Collector, property tax search and 2025 annual bills: https://county-taxes.net/fl-lee/property-tax (read October 2026)
5. Lee County GIS, City Limits Annexations: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Boundaries/MapServer/14 (checked October 28, 2026)
6. Lee County GIS, Taxing Authorities: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Boundaries/MapServer/18 (checked October 28, 2026)
7. Lee County GIS, Subdivisions: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Cadastre/MapServer/1 (checked October 28, 2026)
8. Lee County GIS, ParcelAddress layer: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/ParcelAddress/MapServer/0/query (checked October 28, 2026)
9. Lee County GIS, City of Fort Myers zoning: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_Zoning/MapServer/2 (checked October 28, 2026)
10. Lee County GIS, Development Orders: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_AtoL/MapServer/15/query (checked October 28, 2026)
11. Lee County GIS, Airport Noise Zones: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/DCD_AtoL/MapServer/10/query (checked October 28, 2026)
12. Lee County GIS, Utilities: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Utilities/MapServer (checked October 28, 2026)
13. Lee County GIS, Fire Station Response Zones: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PublicSafety/MapServer/23 (checked October 28, 2026)
14. Lee County GIS, Fire Stations: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/PublicSafety/MapServer/24 (checked October 28, 2026)
15. Lee County GIS, Design Wind Speed Zones: https://gismapserver.leegov.com/gisserver910/rest/services/DataExplorer/Permitting/MapServer/6 (checked October 28, 2026)
16. Lee County zoning case file, DCI2018-00007 (Treeline 115 MPD): https://results.leegov.com/home/index/ZoningCases/DCI2018-00007 (checked October 28, 2026)
17. City of Fort Myers, Ordinance 3135 (Arborwood annexation, August 18, 2003): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1625816&dbid=0&repo=FortMyers (checked October 28, 2026)
18. City of Fort Myers, Ordinance 3226 (Arborwood DRI development order, September 20, 2004): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1626188&dbid=0&repo=FortMyers (checked October 28, 2026)
19. City of Fort Myers, Ordinance 3606 (DRI extension, December 5, 2011): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1628176&dbid=0&repo=FortMyers (checked October 28, 2026)
20. City of Fort Myers, Ordinance 3851 (restated Arborwood development order): https://docs.cityftmyers.com/WebLink/DocView.aspx?id=1628762&dbid=0&repo=FortMyers (checked October 28, 2026)
21. City of Fort Myers, FY 2026-2027 Budget in Brief: https://fortmyers.gov/DocumentCenter/View/26531 (checked October 28, 2026)
22. City of Fort Myers, FEMA Community Rating System: https://fortmyers.gov/2282/FEMA-Community-Rating-System-CRS (checked October 28, 2026)
23. Florida Statutes (2025), s. 627.7011: https://flsenate.gov/Laws/Statutes/2025/627.7011 (checked October 28, 2026)
24. Florida Statutes (2025), s. 553.899, milestone inspections: https://www.flsenate.gov/Laws/Statutes/2025/553.899 (checked October 28, 2026)
25. Florida Statutes (2025), s. 718.112: https://www.flsenate.gov/Laws/Statutes/2025/718.112 (checked October 28, 2026)
26. Florida DBPR, condominium FAQs: https://condos.myfloridalicense.com/faqs/ (checked October 28, 2026)
27. Florida DBPR, estoppel certificate fees: https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf (checked October 28, 2026)
28. Florida DBPR, condominium extract (Lee County rows): https://www2.myfloridalicense.com/sto/file_download/extracts/Condo_CW.csv (checked October 28, 2026)
29. Sunbiz, Somerset at The Plantation Community Association, Inc.: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n06000009186-a58ef697-1cb4-44ad-bb8d-0e8072dcba6c&searchTerm=S&listNameOrder=S (read October 2026)
30. Sunbiz, Bridgetown at The Plantation Community Association, Inc.: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n07000000985-67e4ede8-ea7d-4047-b01b-6d2d5189161b&searchTerm=S&listNameOrder=S (read October 2026)
31. Sunbiz, Glastonbury at The Plantation Condominium Association, Inc.: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=S&aggregateId=domnp-n11000010748-8a75ce1e-3416-4b13-91d4-47b26b651983&searchTerm=S&listNameOrder=S (read October 2026)
32. U.S. SEC, Centex Corporation Form 8-K exhibit 99.1 (merger approval, August 18, 2009): https://www.sec.gov/Archives/edgar/data/0000018532/000095012309036237/c53076exv99w1.htm (read October 2026)

CDD and association documents

33. Arborwood CDD, Documents: https://arborwoodcdd.org/documents/ (checked October 28, 2026)
34. Arborwood CDD, Engineer's Report, October 11, 2004: https://arborwoodcdd.org/wp-content/uploads/2019/03/ARB-Engineer%E2%80%99s-Report-10-11-2004.pdf (checked October 28, 2026)
35. Arborwood CDD, February 16, 2026 board book (January 2026 DRI monitoring report): https://arborwoodcdd.org/wp-content/uploads/2026/02/ARB-2026-02-16-Regular-Board-Mtg.-Book.pdf (checked October 28, 2026)
36. Arborwood CDD, August 3, 2026 hearing book (FY 2026/2027 budget and assessments): https://arborwoodcdd.org/wp-content/uploads/2026/07/ARB-2026-08-03-Regular-Board-Mtg.-Public-Hearing-Book.2.pdf (checked October 28, 2026)
37. Arborwood CDD, September 21, 2026 board book: https://arborwoodcdd.org/wp-content/uploads/2026/10/ARB-2026-09-21-Regular-Board-Mtg.-Book.pdf (checked October 28, 2026)
38. Florida Auditor General, Arborwood CDD financial statements, FY 2024: https://flauditor.gov/pages/specialdistricts_efile%20rpts/2024%20arborwood%20community%20development%20district.pdf (checked October 28, 2026)
39. Florida Auditor General, Arborwood CDD financial report, FY 2025: https://flauditor.gov/pages/specialdistricts_efile%20rpts/2025%20arborwood%20community%20development%20district.pdf (checked October 28, 2026)
40. Florida Auditor General, Arborwood CDD financial report, FY 2023: https://www.flauditor.gov/pages/specialdistricts_efile%20rpts/2023%20arborwood%20community%20development%20district.pdf (checked October 28, 2026)
41. Bridgetown at The Plantation association site: https://bridgetownatplantation.sites.townsq.io/ (checked October 28, 2026)
42. Bridgetown at The Plantation, About Us and amenities: https://bridgetownatplantation.sites.townsq.io/0 (checked October 28, 2026)
43. Bridgetown at The Plantation, FAQ: https://bridgetownatplantation.sites.townsq.io/2 (checked October 28, 2026)
44. Bridgetown at The Plantation, Governing Documents (declaration, amendments, use restrictions, fine schedule): https://bridgetownatplantation.sites.townsq.io/5 (checked October 28, 2026)
45. Bridgetown at The Plantation, Sales and Leasing: https://bridgetownatplantation.sites.townsq.io/6 (checked October 28, 2026)
46. Somerset at the Plantation, FirstService Residential Connect portal: https://somersetattheplantation.connectresident.com/ (checked October 28, 2026)
47. FirstService Residential, press release, October 15, 2019: https://www.fsresidential.com/florida/news-events/press-releases/firstservice-residential-to-provide-property-m-1 (checked October 28, 2026)
48. SFWMD, Approved Environmental Resource Permits: https://services1.arcgis.com/sDAPyc2rGRn7vf9B/ArcGIS/rest/services/Approved_Environmental_Resource_Permits/FeatureServer/16 (checked October 28, 2026)

FEMA, NOAA and county emergency records

49. FEMA NFHL, Flood Hazard Zones: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/28 (checked October 28, 2026)
50. FEMA NFHL, FIRM Panels: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3 (checked October 28, 2026)
51. FEMA NFHL, LOMAs: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/34 (checked October 28, 2026)
52. FEMA Preliminary NFHL: https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Prelim_NFHL/MapServer (checked October 28, 2026)
53. FEMA Pending NFHL: https://hazards.fema.gov/arcgis/rest/services/PrelimPending/Pending_NFHL/MapServer (checked October 28, 2026)
54. OpenFEMA, NFIP Community Status Book: https://www.fema.gov/api/open/v1/NfipCommunityStatusBook (checked October 28, 2026)
55. OpenFEMA, NFIP Claims: https://www.fema.gov/api/open/v3/NfipClaims (checked October 28, 2026)
56. OpenFEMA, NFIP Policies: https://www.fema.gov/api/open/v3/NfipPolicies (checked October 28, 2026)
57. Lee County GIS, Evacuation Zones: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/EOC/MapServer/7 (checked October 28, 2026)
58. Lee County GIS, Emergency Public Shelters: https://gismapserver.leegov.com/gisserver910/rest/services/Layers/EOC/MapServer/26 (checked October 28, 2026)
59. Lee County GIS, Spot Elevations (2018): https://gismapserver.leegov.com/gisserver910/rest/services/Layers/Elevation/MapServer/0 (checked October 28, 2026)
60. Lee County, Hurricanes Helene and Milton After-Action Report: https://www.leegov.com/hurricane/Documents/Milton/Lee%20County%20Hurricanes%20Helene%20and%20Milton%20AAR.pdf (read October 2026)
61. Lee County Emergency Management, Evacuation Zone D sheet: https://www.leegov.com/publicsafety/Documents/Emergency%20Management/ZONE%20D.pdf (read October 2026)
62. NOAA National Hurricane Center, Hurricane Ian report: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf (checked October 28, 2026)
63. NOAA National Hurricane Center, Hurricane Milton report: https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf (checked October 28, 2026)
64. Citizens Property Insurance Corporation, Flood insurance requirement: https://www.citizensfla.com/flood (checked October 28, 2026)
65. Citizens, Inspections: https://www.citizensfla.com/inspections (checked October 28, 2026)
66. WGCU, Lee County evacuation orders, September 27, 2022: https://news.wgcu.org/2022-09-27/lee-county-issues-mandatory-evacuations-in-zone-a-partial-in-zone-b-shelters-set-to-open-in-lee-charlotte (checked October 28, 2026)
67. WGCU, Fort Myers flood insurance discounts, January 13, 2025: https://news.wgcu.org/top-story/2025-01-13/after-years-of-little-help-fort-myers-residents-will-get-steep-discounts-on-flood-insurance (checked October 28, 2026)

Schools and health

68. School District of Lee County, Student Enrollment Plan 2026-2027: https://go.boarddocs.com/fl/lee/Board.nsf/files/DMFNFY5FC164/$file/Student%20Enrollment%20Plan%202026-2027%20rev.%2010.14.pdf (checked October 28, 2026)
69. School District of Lee County, School Proximity Zones 2026-2027: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/SchoolProximityZones_2627/FeatureServer (checked October 28, 2026)
70. School District of Lee County, Elementary School Zones 2026-2027: https://services2.arcgis.com/LvWGAAhHwbCJ2GMP/arcgis/rest/services/SchoolProximityZones_2627/FeatureServer/0 (checked October 28, 2026)
71. School District of Lee County, School Zones: https://www.leeschools.net/student_enrollment/school_zones (checked October 28, 2026)
72. School District of Lee County, 2025-2026 School Grades Report: https://www.leeschools.net/news/july_2026/2025-2026_school_grades_report (checked October 28, 2026)
73. Treeline Elementary School: https://tre.leeschools.net/ (checked October 28, 2026)
74. FLDOE, List of Schools in Lee District: https://web03.fldoe.org/schools/schoolreport.asp?id=36 (checked October 28, 2026)
75. FLDOE, School Grades 2026: https://www.fldoe.org/file/18534/SchoolGrades26.xlsx (read October 2026)
76. Lee Health, Gulf Coast Medical Center: https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center (read October 2026)

Roads, airport and utilities

77. Lee County Port Authority, 2026 Airport Industry Day presentation: https://www.flylcpa.com/app/uploads/2026/06/2026-LCPA-Airport-Industry-Day-Presentation-June-15-2026-FINAL-Compressed.pdf (checked October 28, 2026)
78. FDOT, Annual Average Daily Traffic (2025): https://services1.arcgis.com/O1JpcwDW8sjYuddV/ArcGIS/rest/services/Annual_Average_Daily_Traffic_TDA/FeatureServer/0 (checked October 28, 2026)
79. WGCU, I-75 at Daniels diverging diamond, January 10, 2026: https://www.wgcu.org/section/transportation/2026-01-10/diverging-diamond-project-gets-started-along-daniels-by-i-75 (checked October 28, 2026)
80. WGCU, Treeline Avenue intersection improvements, May 1, 2026: https://www.wgcu.org/section/transportation/2026-05-01/lee-county-scheduled-to-begin-treeline-avenue-intersection-improvements (checked October 28, 2026)
81. Florida Senate, Local Funding Initiative Request S3290, Fire Station 18: https://www.flsenate.gov/PublishedContent/Session/FiscalYear/FY2024-25/LocalFundingInitiativeRequests/FY2024-25_S3290.pdf (checked October 28, 2026)
82. Minnesota Twins, Lee Health Sports Complex: https://www.mlb.com/twins/spring-training/ballpark (checked October 28, 2026)
83. Fort Myers Mighty Mussels, Hammond Stadium: https://www.milb.com/fort-myers/ballpark/hammondstadium (checked October 28, 2026)

The club and its operator

84. The Plantation Golf and Country Club, home page: https://www.plantationgolfcc.com/ (checked October 28, 2026)
85. The Plantation Golf and Country Club, scorecard dated November 21, 2025: https://www.plantationgolfcc.com/Files/Library/PlantationScoreCard11-21-25.pdf (checked October 28, 2026)
86. The Plantation Golf and Country Club, Capital Improvements: https://www.plantationgolfcc.com/about-us/capital-improvements (checked October 28, 2026)
87. The Plantation Golf and Country Club, Guest Information: https://www.plantationgolfcc.com/about-us/guest-information (checked October 28, 2026)
88. The Plantation Golf and Country Club, Course Tour: https://www.plantationgolfcc.com/club/scripts/golf/view_course.asp?NS=PG&CID=1130 (checked October 28, 2026)
89. The Plantation Golf and Country Club, Membership Categories: https://www.plantationgolfcc.com/membership/membership-categories (checked October 28, 2026)
90. Heritage Golf Group, acquisition release, October 29, 2025: https://www.heritagegolfgroup.com/Files/Library/HGGAcquires3FLClubsPressRelease.pdf (checked October 28, 2026)
91. Heritage Golf Group, Our Properties: https://www.heritagegolfgroup.com/our-properties (checked October 28, 2026)

Builder statements (labelled as marketing) and news of record

92. Pulte Homes, Bridgetown community page, Internet Archive capture of November 17, 2019 (builder marketing): https://web.archive.org/web/20191117111342/https://www.pulte.com/homes/florida/fort-myers/fort-myers/bridgetown-106539 (checked October 28, 2026)
93. Naples Daily News, January 8, 2006: https://archive.naplesnews.com/business/real-estate-news-in-brief-construction-rates-sales-rates-ep-406874174-331143161.html/ (checked October 28, 2026)
94. Naples Daily News, September 1, 2013: https://archive.naplesnews.com/business/southwest-florida-real-estate-briefs-ep-512445877-331056461.html/ (checked October 28, 2026)
95. Florida Weekly, "New amenity center underway at The Plantation", June 25, 2008: https://www.floridaweekly.com/fort-myers/new-amenity-center-underway-at-the-plantation/article_0996a494-689b-5c5c-a1e4-e1b420d1f0de.html (checked October 28, 2026)
96. Florida YIMBY, Town Plantation, March 20, 2022: https://floridayimby.com/2022/03/rd-town-plantation-undergoing-construction-in-fort-myers-florida-in-lee-county.html (checked October 28, 2026)
97. Gulfshore Business, Treeline and Daniels intersection upgrades, May 1, 2026: https://www.gulfshorebusiness.com/gb-daily/lee-begins-treeline-daniels-intersection-upgrades/article_683c803b-7760-48bf-b6d4-c18861c0d1e1.html (checked October 28, 2026)
98. Gulfshore Business, southern boundary park annexation, July 21, 2026: https://www.gulfshorebusiness.com/lee/fort-myers-annexes-15-acres-for-new-southern-boundary-park/article_8e043829-0605-4c87-abaa-a3e6ef51e1df.html (checked October 28, 2026)
99. Gulfshore Business, Daniels and Treeline commercial vote, November 18, 2025: https://www.gulfshorebusiness.com/lee/fort-myers-backs-dense-commercial-use-at-daniels-treeline/article_0708dd6c-704f-4272-bd3d-40e7491a9e3f.html (checked October 28, 2026)
100. Gulfshore Business, City of Fort Myers 2026-27 budget, September 22, 2026: https://www.gulfshorebusiness.com/lee/fort-myers-city-council-approves-property-tax-hike-for-2027/article_c7389720-7ea0-4167-9ef7-67dc6f3bcb17.html (checked October 28, 2026)

Downloadable Documents

These documents for The Plantation are published by the Arborwood CDD, the City of Fort Myers, the Florida Auditor General, the Bridgetown association, the club and its operator, the School District of Lee County, Citizens, the State of Florida and the Lee County Port Authority. Each link opens the issuing authority's own copy, so you read the current version.