Heritage Landing - Veranda Condominiums

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

McGreevy and Comisar wrote this guide first for Veranda owners who are weighing a sale, and second for buyers who want the record before they tour: what every Veranda condominium has recorded for in the last year, what the county now says each of the three floor plans is worth, which FEMA letter covers which building, and what the four associations have and have not made public. Veranda Condominiums at Heritage Landing is a 288-home collection of two-floor garden condominiums in four associations inside the master-planned community of Heritage Landing in Punta Gorda, Florida. Lennar built the Veranda buildings from 2021 to 2025 along Heritage Landing Boulevard, and they sit in the middle of the Heritage Landing price ladder, above the three-story terraces and below the coach homes. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and among the Top 1% Real Estate Agents Nationally Since 2008.

One fact explains most of this page. Every Veranda home is a two-bedroom, two-bath condominium with a one-car garage, sold by Lennar in just three plans: the 1,355 square foot Bromelia II, the 1,366 square foot Diangelo II and the 1,569 square foot Arabella II. The Charlotte County Property Appraiser values every home of the same plan at exactly the same number for 2026. Buyers do not. In the last twelve months the recorded prices ran from $205,000 to $357,500, and what separated the top of that range from the bottom was the plan, the building, the condominium and the year the seller paid Lennar, not the county's flat line.

This guide is built from the Charlotte County Property Appraiser's roll, unit cards and qualified sales file for all 288 homes and the four common-element parcels, the county's GIS layers for flood letters and evacuation zones, the Florida Department of Business and Professional Regulation's condominium register, the Florida Division of Corporations, the Tern Bay Community Development District's adopted budget and board records, FEMA's letters of map revision, the Florida Statutes, Lennar's own archived plan pages and the Southwest Florida MLS. Charlotte County is a county-first market for us, so the county's recorded deeds lead every market figure. If you own a Veranda home and are weighing a sale, start with the market snapshot, the fee section and the seller section, then call Jesse. If you are buying, the plan-by-plan and building-by-building record below tells you which of the 288 homes fits before your first showing.

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

McGreevy and Comisar are the best realtor for Veranda Condominiums at Heritage Landing because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, $900 million in personal sales, and a Veranda read built from every one of the 349 qualified sales the county has recorded since 2021.

If you're searching for the best realtor for Veranda Condominiums at Heritage Landing in Heritage Landing, Punta Gorda, whether you're ready to sell your Veranda Condominiums at Heritage Landing home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at the Veranda for reasons particular to these four condominiums. The Veranda looks like one product, and on the county roll it nearly is: three plans, one bedroom count, one garage per home and one year-built band. Yet in the last twelve months the older Veranda I and II buildings recorded medians of $300,000 and $330,000 while the newer Veranda III and IV buildings recorded medians near $240,000 to $250,000. Fifteen of the 21 recent resales with an earlier recorded price closed below what that owner had paid. A listing agent who prices a Veranda home off the county value, or off the last sale anywhere in Heritage Landing, leaves money on the table or leaves the home on the market.

Recent Veranda Condominiums at Heritage Landing track record (all brokerages, county recorded deeds): In the last 12 months Veranda Condominiums at Heritage Landing has seen 25 recorded sales, 23 resales and 2 builder-direct closings (Charlotte County Property Appraiser qualified improved sales recorded September 5, 2025 to August 31, 2026, the newest sale in the county file), from $205,000 to $357,500, at a median of $297,500 (25 sales, an odd count, so the median is an actual sale), dollar volume $7,176,600, the same 25 sales and the same median shown in our Heritage Landing guide. The 23 resales alone recorded a median of $300,000. The highest-priced Veranda sale in that window was $357,500, a 1,569 square foot Arabella II home in Veranda II in March 2026, and the highest the county has on file since the first closing in 2021 is $432,000, in July 2023. On the Southwest Florida MLS, the 16 Veranda closings in the 12 months to September 24, 2026 recorded a median sale-to-list ratio of 96.7 percent and a median of 118 days on market (our split of the Heritage Landing per-listing file by building address). The county record does not name the listing office on each sale, so we state no represented-sale count for the Veranda here; ask us and we will walk you through all 25.

For Veranda sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At the Veranda it has to reach the right audience in the right month: on the county's records only 69 of the 288 homes carry a homestead exemption, and 150 owners receive their tax notice outside Florida, led by Michigan, New York, Ohio and Illinois, with 13 in Ontario, Canada. Your next buyer is as likely to be in Grand Rapids or Toronto in October as on Heritage Landing Boulevard in February. We also build the paperwork file before the first showing: the resale disclosure package under section 718.503 of the Florida Statutes, the estoppel certificate, the Tern Bay CDD lines from your tax bill, the FEMA letter that names your building, and the association's statement that a structural integrity reserve study is not required for a two-floor building.

For Veranda buyers: the first question is which of the four associations you are buying into, because each has its own declaration, budget, insurance and manager. The second is the plan and the building, which set the price band and the flood letter. The third is the full carrying cost, because the Veranda adds a condominium fee, a master association fee, golf club charges and two CDD lines to the county tax bill, and only the CDD lines are public. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Veranda home; we answer them below.

Honors and recognition:

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

Selling your Veranda Condominiums at Heritage Landing home? Get a free Heritage Landing home valuation or call Jesse direct at (239) 898-6072.

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

Living in Veranda Condominiums at Heritage Landing as a Homebuyer

Living in Veranda Condominiums at Heritage Landing means a two-bedroom, two-bath home of 1,355 to 1,569 square feet with its own one-car garage, in a two-floor building of 12 or 16 homes on Heritage Landing Boulevard, behind the Heritage Landing gate, a few minutes from the golf club and the resort pool.

The Veranda is the middle rung of Heritage Landing's attached housing. Below it sit the 420 homes of the Terrace Condominiums at Heritage Landing, three-story buildings of smaller homes; above it sit the 268 two-story, four-home buildings of the Coach Homes at Heritage Landing. What follows is what daily life looks like, drawn from the county's unit and common-element cards, the state's condominium register, Lennar's plan pages and the Tern Bay CDD's own records.

What Are the Veranda Condominiums?

The Veranda Condominiums are four separate residential condominiums governed by Chapter 718 of the Florida Statutes. The Florida Department of Business and Professional Regulation lists each as "a phase condo": Veranda I at Heritage Landing (project PR76924, 48 units), Veranda II (PR77104, 92 units), Veranda III (PR77283, 84 units) and Veranda IV (PR77479, 64 units) (DBPR condominium register extract, read September 29, 2026). The Charlotte County Property Appraiser carries the same four under the short-legal designators V1H, V2H, V3H and V4H, with exactly 288 residential units and one common-element parcel for each, which is the same count the Tern Bay CDD bills: its fiscal 2027 budget lists 288 "Veranda" units (Tern Bay CDD, Adopted Budget FY2027).

Each condominium has its own not-for-profit association on the Florida Division of Corporations register, all four active in September 2026 (Florida Division of Corporations, "Veranda I at Heritage" search). A Veranda owner therefore answers to one condominium association, plus the Heritage Landing Master Association, the golf club's declaration and the Tern Bay Community Development District. That stack is the subject of its own section below.

Four Condominiums, Twenty Buildings, 288 Homes

The county's address field numbers the Veranda buildings 1 to 20, and the unit numbers show two sizes of building. Eight buildings hold 12 homes, numbered 11 to 16 and 21 to 26 after the building number; twelve buildings hold 16 homes, numbered 11 to 18 and 21 to 28. The first tier of numbers and the second tier are the two floors.

Source: Charlotte County Property Appraiser roll, address and year-built fields for all 288 units, read September 29, 2026. Eight times 12 plus twelve times 16 is 288.

Why it matters to you: some published descriptions, including the CDD's budget, which labels the product a "12 Unit Plex," describe every Veranda building as a 12-home building. Twelve of the twenty buildings hold 16 homes. The building you buy into sets how many neighbors share your stairwell landing, your roof and your parking court.

Three Floor Plans, One Bedroom Count

Every Veranda home was sold by Lennar as a two-bedroom, two-bath condominium with a one-car garage, in one of three plans. Lennar's own plan pages, archived in 2020 and 2024, give the sizes and the original prices (Lennar, Veranda Condominiums at Heritage Landing, archived 2020):

Sources: Lennar, Arabella II plan page, archived September 29, 2020; Bromelia II, archived September 29, 2020; Diangelo II, archived September 30, 2020; Charlotte County Property Appraiser unit cards, read September 29, 2026. We matched each plan to its position using Lennar's homesite numbers against the county's unit sizes.

Why it matters to you: the end-unit Arabella II is the largest plan and has recorded the highest Veranda prices in the last year, and listing sites often print a larger number for it (the MLS shows 1,655 square feet on several Arabella II listings where the county shows 1,569). On this page every price per square foot uses the county's heated area, so every home is compared on the same basis.

The Garage and What the Lennar Package Included

Each Veranda plan page lists a one-car garage, and Lennar's 2024 "everything included" list for the Arabella II names a keyless garage entry pad and a garage "finished with sheet rock and paint," along with concrete block and stucco construction, granite counters, a stainless steel appliance package, a washer and dryer, a Ring alarm kit and smart lock, and Lennar's limited one-year workmanship, one-year mechanical and 10-year structural warranties (Lennar, Arabella II included features, archived July 19, 2024). Whether a given garage is part of the unit or a limited common element assigned to it is set in each condominium's declaration, which is not posted publicly; the county's unit card does not say. Ask for the declaration page that answers it before you assume the garage conveys with the home.

Florida law also gives the first buyers of a new condominium statutory warranties from the developer, including a warranty on the roof and structural components running three years from completion of the building or one year after owners take control of the association, whichever is later, but never more than five years (section 718.203, Florida Statutes). For the 2024 and 2025 buildings, that window is still open.

Who Owns at the Veranda?

The county's records answer the question better than a brochure. 69 of the 288 homes carry a homestead exemption, so about one in four is a full-time Florida home. 137 owners (47.6 percent) have a Florida mailing address, 123 of them in Punta Gorda. The other 150 receive their notice elsewhere: 137 in other states, led by Michigan (19), New York (15), Ohio (13), Illinois (11), New Jersey (9), Massachusetts (9), Pennsylvania (8), Minnesota (7) and New Hampshire (7), and 13 in Ontario, Canada; one owner's address is confidential by law (Charlotte County Property Appraiser unit cards, owner and exemption fields, read September 29, 2026; our count).

That makes the Veranda a seasonal community with a real full-time core, and a slightly more seasonal one than Heritage Landing as a whole, where 56 percent of owners mail from Florida. For a buyer, expect a quiet parking court in August and a full one in February. For a seller, expect your likeliest buyer to come from the Great Lakes states, the Northeast or Ontario, and time the launch for the months that buyer is here or planning the trip.

A Day at the Veranda

A February morning at the Veranda might start on the lanai with coffee and a view across one of Heritage Landing's lakes: the county flags 275 of the 288 Veranda homes as waterfront, meaning a lake or pond, not open water. From Veranda I near the Black Beauty Drive end of the boulevard, the clubhouse at 14571 Heritage Landing Boulevard is under a mile, about three minutes by car on our routing test and about a quarter hour on foot; from the Veranda IV buildings it is about 1.4 miles, about six minutes by car. The club's resort pool, fitness center, courts and restaurants are described on the club's own site (Heritage Landing Golf and Country Club), and the course runs through the middle of the community.

What you do not do at the Veranda is maintain the building. Under Chapter 718 the association maintains, repairs and insures the common elements, which at a Veranda condominium include the structure and the roof, and a master policy covers the building. Changes to the outside of your home, from windows to hurricane protection, go through your condominium association and the master association's architectural review first, then through Charlotte County for a permit.

What the Veranda Does Not Have, or Has Not Published

Seven things buyers sometimes assume. No public fee schedule: none of the four Veranda associations posts its budget or dues on any public page we reached. No boating water: the lakes are stormwater lakes, and Heritage Landing has no marina. No age restriction: no 55-and-over registration or restriction is published for Heritage Landing or any Veranda condominium. No structural integrity reserve study requirement: at two floors the Veranda buildings sit below the three-story threshold in Florida's post-Surfside laws, which the section below explains. No public declaration online: the declarations are recorded with the Charlotte County Clerk, not posted by the associations. No completed hand-off of common-element title on the roll: in September 2026 the county still listed Lennar Homes, LLC as owner of record on all four Veranda common-element parcels. No elevator record: whether a building has an elevator is not on the county card; ask on the tour if stairs matter.

Buying at the Veranda, Step by Step

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

1. Choose the condominium, then the plan, then the building. In the last twelve months Veranda II recorded a $330,000 median on nine sales and Veranda III $249,000 on seven; the Arabella II end homes led every plan.
2. Read the condominium file before you offer. Under section 718.503 of the Florida Statutes you are entitled, from a resale seller and at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the "Frequently Asked Questions and Answers" sheet, the governance form and, for a turnover on or after July 1, 2023, the turnover inspection report. A contract signed before you receive them is voidable for seven days after you do, excluding weekends and legal holidays.
3. Order the estoppel certificate on day one under section 718.116. It states the assessments owed, any special assessment and the next due date. Order the master association's estoppel too, under section 720.30851.
4. Price against the same plan in the same condominium, not the Heritage Landing median, and put the CDD lines and any special assessment into the numbers.
5. Pull the FEMA letter for the building. Every Veranda unit card prints zone AE, yet FEMA fill letters name Buildings 5 to 20; the letter, not the card, is what an insurer and lender read.
6. Insure before the deadline. Get an HO-6 quote on the actual unit and the association's master insurance declarations page.
7. Ask how golf privileges attach, since the club's rules tie membership to a recorded declaration.

If you would like a second set of eyes on a Veranda file, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Sellers can see what a Heritage Landing home is worth or call Jesse direct at (239) 898-6072.

Veranda Condominiums Market Snapshot: What Veranda Condos Actually Sell For

Veranda Condominiums at Heritage Landing recorded 25 qualified county sales in the last twelve months at a $297,500 median, from $205,000 to $357,500, with 23 of them resales at a $300,000 median and no builder sale since September 2025, matching our Heritage Landing guide exactly.

Data updated: September 2026 (Charlotte County Property Appraiser roll, unit cards and qualified sales file, local index built September 29, 2026, newest Veranda sale recorded August 31, 2026; Southwest Florida MLS per-listing file, pulled September 28, 2026)

We tracked every one of the 349 qualified sales the Charlotte County Property Appraiser has on file for the four Veranda condominiums since the first closing in May 2021, and matched each to its condominium, building, plan and county square footage; every table in this section is built from those rows, not from an automated estimate.

Twenty-five recorded sales clears the ten-sale threshold at which we let a median lead, so the leading figure is the trailing twelve months. This section lists all 25 (by building and plan, never by unit number), splits them by plan, floor and condominium, compares each resale with what the same home last sold for, lays out the year-by-year record from Lennar's first closing, shows what the Southwest Florida MLS adds and closes with what the county itself now says the homes are worth.

The Leading Window: Twelve Months of County Recorded Sales

Source: Charlotte County Property Appraiser qualified improved sales, our analysis; price per square foot uses the county's heated area (1,350 to 1,569) and is the median of per-sale ratios. "Builder-direct" is our estimate: the first qualified sale of a home within a year of the year it was built. Both builder-direct sales recorded on September 18, 2025, in Veranda IV, and none has recorded since.

All 25 Sales, One by One

Source: Charlotte County Property Appraiser qualified improved sales and unit cards, our analysis. The county file also holds 24 non-qualified transfers in the same months, almost all nominal $0 or $100 deeds between family members or into trusts, and one $155,000 deed the county did not qualify; none is counted in any figure on this page.

Ready to Sell or Buy at the Veranda? Talk to the Team That Read All 288 Unit Cards

Veranda Condominiums at Heritage Landing recorded 25 sales in the last twelve months at a $297,500 median, from $205,000 to $357,500, on just three Lennar floor plans that the county values at one flat number each, so pricing a Veranda home inside Heritage Landing takes the building's own record, not a portal estimate. Sellers can get a free Heritage Landing home valuation built on the plan, building and condominium of your home, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read our Heritage Landing buyer guide before touring Heritage Landing Boulevard.

By Plan: What the End Homes Are Worth

Source: Charlotte County Property Appraiser, our analysis. With three Bromelia II resales we list the sales rather than state a median.

The Arabella II end homes led the year by about $32,500 over the Diangelo II middle homes, a wider gap than the county's own values imply ($222,720 against $203,193, a difference of $19,527). Yet the widest spread inside one plan was also in the Arabella II: $357,500 in Veranda II in March and $231,000 in Veranda III in August. The plan sets the band; the condominium and the building decide where in the band a home lands.

By Floor: A Small Premium Upstairs

Source: Charlotte County Property Appraiser, our analysis. We read the first tier of unit numbers as the ground floor and the second tier as the upper floor; the county card records every Veranda home as a single-floor home and does not say which floor it is on, so confirm the floor of any listing on the tour.

The second tier led by $23,250 at the median in the last year, but over the longer run the two tiers are close: across all 65 resales since 2021, the first tier recorded a $357,000 median and the second tier $352,000. Buyers here pay for plan, condominium and view more than for the stairs.

By Condominium: Why Veranda II Leads

Source: Charlotte County Property Appraiser, our analysis.

The pattern is not what a buyer shopping for the newest building would expect: the older Veranda I and II homes recorded higher prices than the newer Veranda III and IV homes. Two facts on the record help explain it. First, Lennar sold the last Veranda III and IV homes in 2025 at a closeout median of $233,900, so the most recent price every Veranda III and IV neighbor can see is low. Second, the older condominiums have had longer to settle their budgets and their boards. We do not claim either as the whole cause; we show it because a Veranda III seller priced off a Veranda II sale will sit, and a Veranda II seller priced off a Veranda III sale will leave money behind.

What Each Resale Owner Had Paid

Of the 23 resales in the last twelve months, 21 have an earlier qualified sale of the same home on the county file, and the comparison is the plainest picture of the Veranda market in 2026:

Source: Charlotte County Property Appraiser qualified sales for the same parcels, our analysis.

Owners who bought from Lennar in 2021 and 2022, when the base prices were near $220,000 to $300,000, have generally sold above what they paid. Owners who bought at the 2023 peak, when Lennar's Veranda median was $315,000 and resales reached $432,000, have generally sold below. A seller who knows which group they are in prices faster and negotiates calmer.

The Record Since Lennar's First Closing

Source: Charlotte County Property Appraiser recorded-sale file, all qualified improved sales since the first Veranda closing on May 2, 2021, our analysis. Counts under 10 are thin and should not be read as a market rate on their own.

Two things stand out. Lennar's Veranda prices rose about 36 percent from 2021 to 2023 and then fell back in 2025 to within a few percent of where they started, as the builder closed out the last Veranda IV buildings. And resale prices followed the builder down: the 2026 resale median is about 28 percent below the 2023 resale median. The highest qualified Veranda sale on file is $432,000, in July 2023; the lowest is $205,000, recorded three times, twice by Lennar in 2025 and once on a 2026 resale.

Lennar's Pricing, Plan by Plan

Sources: archived Lennar plan pages cited above; Charlotte County Property Appraiser builder-direct sales by plan, our analysis. Lennar's July 2024 pages listed the Bromelia II "from $280K" and the Diangelo II "from $286K," and a September 2024 capture showed a move-in-ready Bromelia II at $309,997 (Lennar, Bromelia II homesite, archived September 14, 2024).

Widening the Window: 24 and 36 Months

Source: Charlotte County Property Appraiser, our analysis. The 24-month median sits below the 12-month median only because it includes Lennar's 2024 and 2025 closeout sales; on resales alone the direction is steadily down, from $349,000 over three years to $326,000 over two to $300,000 over one.

What the Southwest Florida MLS Shows for the Veranda

The MLS sees fewer Veranda sales than the county, because Lennar's builder-direct closings and some private resales never reach it. Splitting the Heritage Landing per-listing file by the 20 Veranda building addresses gives 16 Veranda closings from September 25, 2025 to September 24, 2026:

Source: Southwest Florida MLS per-listing closed rows for Heritage Landing Golf and Country Club, pulled September 28, 2026, split by building address (our analysis). Days on market count to contract. For comparison, the 22 terrace closings in the same file, split the same way, recorded a $238,500 median and 44 days on market, and all 72 Heritage Landing closings 70 days and 95.8 percent.

Why it matters to you: a Veranda listing sat about four months at the median in the last year, longer than a Heritage Landing terrace (44 days) or single-family home (71 days). The three longest-running Veranda listings, at 301 to 593 days, closed 2.5 to 13.8 percent under their final list prices, while the three that closed at or above list took 63 to 119 days. At the Veranda the first price decides how long the home sits.

What the County Says a Veranda Home Is Worth

The Charlotte County Property Appraiser's 2026 preliminary values, as of January 1, 2026, are flat by plan across all four condominiums:

Source: Charlotte County Property Appraiser unit cards for all 288 homes, read September 29, 2026 (sample card, a Veranda I Arabella II home). Preliminary values are not certified and can change before the roll is final in October.

Why it matters to you: the county's just value reflects a statutory adjustment for costs of sale and is not a market appraisal, so a Veranda home selling for about one and a half times its county value is normal. What the flat line does tell you is that the county sees no difference between a Veranda II home and a Veranda III home of the same plan. Buyers do, and the sale record above is where the difference shows.

What Property Tax Looks Like at the Veranda

Every Veranda home is in Charlotte County tax district 162, outside the City of Punta Gorda. The district's final 2025 millage was 15.0855 mills, and the 2026 proposed rates on the property appraiser's notice total 15.4046 mills: county general fund 6.1576, law enforcement 2.3618, lighting 0.1907, schools 3.0240 and 3.2480, the water management district 0.1831, the inland navigation district 0.0394 and the voter-approved environmentally sensitive lands levy 0.2000 (Charlotte County Property Appraiser, 2026 proposed millage rates by tax district; 2025 final rates by tax district).

For a non-homestead Diangelo II at the county's $203,193, the proposed rate works out to about $3,130 in ad valorem tax for 2026, before the Tern Bay CDD's two non-ad valorem lines. A buyer who makes the home a permanent residence and files for the homestead exemption pays less; a buyer from out of state who does not should budget for the full non-homestead figure, which the county resets to market after a sale under Florida's assessment rules (section 193.155; section 196.031). Use the county's tax estimator on the property appraiser's site for any specific home.

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

How Did the Veranda Condominiums Come to Be?

The Veranda Condominiums came to be as Lennar's mid-priced attached product in its rebuild of the former Tern Bay project: Lennar formed the first association in January 2020, recorded Veranda I in 2021, and delivered 284 of the 288 homes itself, building by building, until its last Veranda closings in September 2025.

Lennar's Heritage Landing

Heritage Landing began as the Caliente Springs development order of 1992 and became Tern Bay in the 2000s; Lennar Homes, LLC, as successor developer, renamed the project Heritage Landing in 2019 under Charlotte County Resolution 2019-134, which also raised the residential cap to 1,810 homes (Charlotte County Resolution 2019-134). The 2022 amendment shifted 50 units from single-family to multifamily, to 810 and 1,000, the allowance that the Veranda and Terrace buildings draw on (Resolution 2022-146). Our Heritage Landing guide tells the whole history.

A "Veranda" Line Built Across Southwest Florida

The Veranda name is a Lennar product line, not a Heritage Landing invention. Lennar's archived Arabella II page pointed shoppers to a Veranda model at its Babcock National welcome center, and the Florida corporate register holds Veranda condominium associations in other communities, including Babcock National and Bonita National. The "II" in Arabella II, Bromelia II and Diangelo II marks the version of each plan used here. The practical point for a buyer: resale comparisons from a same-named Veranda building in another community are not Heritage Landing comparisons, because the CDD, the club and the flood letters differ.

Four Phase Condominiums

Each Veranda condominium was created as a phase condominium under section 718.403, which lets a developer add buildings to one condominium over time. The county's unit legal descriptions show it: Veranda III's buildings are recorded as Phases 1 to 4, and Veranda IV's likewise, each phase citing its own recorded instrument. The DBPR register gives the recording dates as March 12, 2021 for Veranda I and Veranda II, August 11, 2023 for Veranda III and September 24, 2024 for Veranda IV.

Sources: Florida Division of Corporations entity records; DBPR condominium register extract; Charlotte County Property Appraiser, read September 29, 2026.

Where the Declarations Are Recorded

The declarations are public records at the Charlotte County Clerk of the Circuit Court, even though no association posts them online. The county roll's legal descriptions point to them: Veranda I's common area cites Official Records Book 4773, Page 997 and a declaration reference at Book 4934, Page 71; Veranda II's unit legals cite Book 5043, Page 1489; Veranda III's cite instruments 3351131 and 3380594; and Veranda IV's common area cites instruments 3455831, 3465478 and 3469732. We have not opened each instrument at the Clerk, so we do not say which is the original declaration and which an amendment; the Clerk's official records search will show you, and the resale package must include the current declaration in any case.

The Sell-Out, Building by Building

The county file records 284 builder-direct Veranda closings: 33 in 2021, 43 in 2022, 85 in 2023, 67 in 2024 and 56 in 2025. The other four homes' first recorded transfers were deeds the county did not qualify, so they do not appear as builder-direct sales. Lennar's last builder-direct Veranda closings were the two Veranda IV homes recorded on September 18, 2025. Since then every Veranda sale has been a resale, which matters to a seller: in 2026 you are not competing with a builder's price sheet down the boulevard.

Who Governs the Veranda? Four Associations, the Master Association, the CDD and the Golf Club

Veranda Condominiums at Heritage Landing are governed by four separate condominium associations, one per condominium, each under Chapter 718, sitting inside the Heritage Landing Master Association, the Tern Bay Community Development District and the golf club's recorded declaration. The condominium association insures and maintains your building.

The Four Associations on the State's Records

Source: Florida Division of Corporations, entity detail pages for each association, read September 29, 2026. Each lists three officers; we do not publish their names.

Who Manages the Veranda Associations?

The state's condominium register lists a managing entity for each condominium: Veranda I in care of Tropical Isles Management Services in Fort Myers; Veranda II in care of Gateway Management at a Port Charlotte post office box; Veranda III in care of SW Gateway at the same box; and Veranda IV in care of a named individual at the Fort Myers address Tropical Isles uses (DBPR condominium register extract). The 2026 corporate filings move Veranda IV to Gateway Management and list Veranda II and III in care of Precedent Hospitality and Management at the same St. Petersburg suite. Gateway Management's own site gives an office line of (941) 629-8190 and an online estoppel ordering portal (Gateway Management), and Tropical Isles is a licensed community association management firm on the state's register (DBPR licensee search).

Why it matters to you: the manager is who issues your estoppel certificate and holds the official records, and at the Veranda the managers have changed recently. Confirm the current manager for your condominium on the day you list or write an offer, not from an old closing file.

A Status Line to Ask About

The DBPR register shows Veranda I, II and III as "Approved" and "Recorded," and Veranda IV as "Approved" with a secondary status of "Delinquent" when we read it on September 29, 2026. The extract does not say what the delinquency is. It is a question for the Veranda IV board and manager, and a buyer's attorney or title agent will ask it too.

The Master Association, the CDD and the Golf Club

Above each condominium sit three more layers. Heritage Landing Master Association, Inc. enforces the community-wide deed restrictions and architectural rules; the Tern Bay CDD's chair said in July 2026 that the access roads for the condominiums and coach homes are parking easements dedicated to the master association (Tern Bay CDD, September 22, 2026 agenda book, with the July 22, 2026 minutes). The Tern Bay Community Development District owns Heritage Landing Boulevard, the lakes, the storm system, the gates and the preserves, and bills every Veranda home on the county tax bill (Tern Bay CDD, About the District). Heritage Landing Golf Club, Inc. adopts the club's rules, which define membership "as set forth in the Declaration" (Golf Club Rules and Regulations, amended May 9, 2024).

Has Developer Control Ended at the Veranda Condominiums?

Developer control at the Veranda Condominiums has probably ended or is ending at all four associations by Florida's statutory triggers, but the public record does not settle it: Lennar sold its last Veranda home in September 2025, yet the county still lists Lennar as owner of record on all four common-element parcels.

What the Law Requires

Under section 718.301, owners other than the developer elect a majority of the board at the first of several events, including three months after 90 percent of the units are conveyed, three years after 50 percent are conveyed, or when some units are conveyed and the developer is no longer building or offering others for sale in the ordinary course of business. By the county's sale record, 90 percent of Veranda I's homes had been conveyed by February 2022, Veranda II's by August 2023, Veranda III's by August 2024 and Veranda IV's by August 2025, so every trigger we can measure from the deed file has passed.

What the Record Shows, and What It Does Not

Three records point toward owner control: the Veranda II and III associations changed their principal address to Heritage Landing Boulevard in 2024, Veranda IV amended its 2026 annual report to a new manager in July, and Lennar has no Veranda home left to sell. Two records point the other way: the Charlotte County roll still lists Lennar Homes, LLC as owner of record on each Veranda common-element parcel, and Veranda I's filings still list the Fort Myers management company address it has used since 2021. Under Chapter 718 the common elements belong to the unit owners in undivided shares set by the declaration, so the roll listing is a question to ask the association, not a statement that Lennar owns your building.

Why a Buyer Asks for the Turnover Inspection Report

For any turnover on or after July 1, 2023, the developer must deliver a turnover inspection report on the building's condition, and a resale seller must give the buyer a copy under section 718.503. At the Veranda that report is the closest thing to a structural study a two-floor building will have. If the association says no turnover has happened, ask when it will, because the developer warranty clock in section 718.203 runs in part from that date.

Do the Veranda Condominiums Need a Structural Integrity Reserve Study or Milestone Inspection?

No. Florida's structural integrity reserve study and milestone inspection laws apply to condominium buildings three habitable stories or higher, and the Veranda buildings have two floors. Each Veranda association must still fund reserves for its roof, painting and paving, and the larger ones must post their records online.

The Three-Story Line

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years "for each building on the condominium property that is three habitable stories or higher in height, as determined by the Florida Building Code" (section 718.112). Section 553.899 requires a milestone inspection for residential condominium buildings "three habitable stories or more in height" (section 553.899). A two-floor Veranda building falls below both lines. That is the single largest paperwork difference between a Veranda home and a three-story terrace condominium a few hundred yards away, where both laws apply.

In a resale package, the statute lets the association state in conspicuous type that a structural integrity reserve study and a milestone inspection are "not required." That statement should be in your file.

Reserves Still Apply

Being below the three-story line does not mean no reserves. Section 718.112(2)(f) requires every condominium budget to include reserve accounts for roof replacement, building painting and pavement resurfacing, whatever the cost, and for any other deferred maintenance item costing more than $25,000 or its inflation-adjusted amount. Owners may vote to waive or reduce some reserves under the statute's rules, so the budget and the last year's minutes tell you whether your Veranda condominium is funding them fully. None of the four Veranda budgets is public; the resale package must include the current one.

The Website Rule

Since January 1, 2026, every condominium association managing 25 or more units must post its key official records, including the declaration, bylaws, rules, budget and financial statements, on a website or app for owners (section 718.111). All four Veranda condominiums have more than 25 units. The postings are for owners, usually behind a login, so a buyer still gets them from the seller; an owner who cannot find them should ask the manager for the portal.

What Florida's Condominium Rules Add for Two-Floor Buildings

Being outside the Surfside laws does not take a Veranda building out of the rest of Chapter 718. The association must still insure the building at replacement cost, adopt a budget at least 14 days before its fiscal year, give owners access to official records and hold elections under the statute. The Florida Department of Business and Professional Regulation's condominium program and its SIRS reporting page explain what applies to whom.

What Are the HOA and Condo Fees at the Veranda Condominiums in 2026?

The HOA and condo fees at Veranda Condominiums at Heritage Landing are not published by any of the four associations, the master association or the golf club, so we print no dues figure. The public part is the Tern Bay CDD: $1,356.09 operating and $1,066.80 bond per Veranda home for fiscal 2027.

Why We Publish No Dues Figure

Listing sites and rental ads sometimes print a monthly fee for a Veranda home. None of them cites a budget, and with four separate associations, each setting its own budget and insurance, a single "Veranda fee" does not exist. A figure copied from a 2024 listing is also likely stale: condominium insurance and reserve costs across Florida have moved sharply since the 2022 storms and the 2022 and 2024 condominium safety laws. We would rather tell you how to get the real number than print a wrong one.

How to Get the Real Number in One Day

Ask for three documents. The condominium's current adopted budget, which by statute must show every operating line and every reserve account (section 718.112). The "Frequently Asked Questions and Answers" sheet, which states the assessment per unit and whether any special assessment is pending. And an estoppel certificate, which the association must issue within 10 business days of a request from an owner, the owner's designee or a lender, stating what is owed, what is next due and any special assessment adopted (section 718.116). Order the master association's estoppel at the same time under section 720.30851. For the associations Gateway Management serves, its site links an online estoppel and questionnaire ordering portal (Gateway Management).

What the Estoppel Costs

Section 718.116(8) caps the condominium estoppel fee at a base of $250 when the account is current, plus $100 if delivered on an expedited basis within three business days, and allows up to $150 more when an amount is delinquent. The statute adjusts those caps every five years by the Consumer Price Index, and the Department of Business and Professional Regulation publishes the adjusted amounts. If the association misses the 10-business-day deadline, it may not charge for that certificate. Who pays the fee between buyer and seller is a contract term; the widely used Florida Realtors and Florida Bar residential contract lists association estoppel fees among the seller's costs, and your contract controls.

What the Condominium Fee Should Cover, and What to Ask About

At a Veranda condominium, the association's budget typically carries the master insurance policy on the buildings, the reserves for roofs, painting and paving, the common-area landscaping and irrigation inside the condominium, building exterior maintenance and management. What your specific budget covers, and whether it includes items like cable, internet, pest control or trash, is set in that budget, so read the line items rather than assume. Ask four questions in writing: Is a special assessment adopted or under discussion? Are reserves fully funded or waived? When is the master insurance policy renewed, and at what change? Has the association received the developer's turnover inspection report?

The Veranda Fee Stack: Condominium, Master Association, CDD, Golf Club and Taxes

A Veranda Condominiums at Heritage Landing owner pays up to six layers: county property tax, the Tern Bay CDD operating assessment of $1,356.09 and bond assessment of $1,066.80 for fiscal 2027, the condominium dues, the master association dues and golf club charges. Only the tax rate and the CDD lines are public.

Data updated: September 2026 (Tern Bay CDD Adopted Budget FY2027, adopted July 22, 2026; Charlotte County Property Appraiser 2026 proposed millage rates by tax district)

The Layers, One Table

How the CDD Lines Moved

The CDD operating line on a Veranda home was $377.44 in fiscal 2025, $800.00 in fiscal 2026 and $1,356.09 for fiscal 2027, a 3.6-fold rise in two years as the district took over gate staffing, landscaping, stormwater and preserve work that the developer had carried (Tern Bay CDD, FY2027 Notice to Homeowners). The Veranda bond line was $1,066.80 in both fiscal 2026 and 2027. Together the two CDD lines on a Veranda home come to $2,422.89 for fiscal 2027, up from $1,866.80 in fiscal 2026. The district's June 2026 notice set a cap of $1,750.00 on the operating line for notice purposes, which is the ceiling the district told owners it could reach.

Why Two Neighbors' Bond Lines Can Differ

The district's FAQ says "a significant portion of this capital assessment will be prepaid by the developer at the time of closing" on some homes (Tern Bay CDD, FAQs). A Veranda home whose bond share was prepaid at closing shows no bond line, or a smaller one, on its tax bill. The only way to know your home's figure is the tax bill itself or the district manager's parcel lookup, and a buyer should ask for the most recent bill before writing an offer. Florida requires a contract for a home inside a district to carry a CDD disclosure (section 190.048).

A Worked First Year for a Veranda Buyer

Take a non-homestead Diangelo II at the county's 2026 preliminary value of $203,193 and a full bond line:

Source: our arithmetic on the county's published rates and the CDD's adopted budget. A homestead owner's county tax is lower; the county resets a non-homestead home's assessed value after a sale. This is a planning figure, not a tax bill.

What Is Not Published, and How to Get It

The condominium budgets, the master association's budget and the club's charges are the unpublished part of the stack. Each is an association record a seller must provide or an estoppel must state. When we represent a Veranda buyer, we request the condominium estoppel, the master estoppel, the club's statement and the last tax bill in the first days of the contract, so the whole number is in hand inside the seven-day review window.

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

What Amenities Does a Veranda Condominium Offer?

A Veranda Condominiums at Heritage Landing home has a one-car garage and a lanai by Lennar's plan pages, and sits inside the Heritage Landing community: the gate, lakes, preserve paths and pedestrian bridges run by the Tern Bay CDD, and the golf club's course, pool and clubhouse, which the club's recorded declaration governs.

Inside the Condominium

What each Veranda condominium owns in common is set in its declaration, which is recorded but not posted. The county's four Veranda common-element cards record no pool, clubhouse or other structure, and Lennar's plan pages describe the homes, not a condominium amenity center. So the practical amenity list inside the condominium is the home itself: the garage, the lanai, the parking court and the landscaped grounds between buildings. Treat a listing that says a Veranda condominium has "its own pool" as a claim to check against the declaration.

What Heritage Landing Adds

Around the condominium, the Tern Bay CDD runs the staffed and camera-controlled gate, the boulevard, the lakes, 167 storm inlets, the preserve paths to a kayak launch and the new lit pedestrian bridges (Tern Bay CDD, FY2027 Notice to Homeowners). The golf club describes "a stunning resort style pool featuring gradual entry and lap lanes, a total of three restaurants including an outdoor pool café, two full service bars, tennis, pickleball, bocce ball, guard gated entry, fitness center, aerobics room, full service spa offering nails and massage" (Heritage Landing Golf and Country Club), and the course is an 18-hole, par-71 layout of 7,122 yards from the back tees (Course).

What Golf Membership Means for a Veranda Owner

The club's rules define a membership as one or two people of a household, plus dependent children under 21, "as set forth in the Declaration," and they let a member in good standing transfer golf privileges to a tenant for at least 31 days, up to 12 times in 12 months (Golf Club Rules and Regulations). Whether a club membership attaches to every Veranda home, and what it costs, is in the recorded club declaration, not on a public page we could find. A CDD supervisor spoke of "the 800 golf members" in July 2026, which is fewer than the 1,545 homes in the community. Ask the seller for the club statement and read the declaration before you treat golf as included or optional.

What Is Charged Separately

Anything the club charges, including dues, food minimums, cart fees and guest fees, is billed by the club. Anything the CDD provides is on the tax bill. The condominium bills its own dues. A Veranda owner who wants a boat slip needs a marina outside the gate, since Heritage Landing has none.

Is the Veranda a 55+ Community?

No. Veranda Condominiums at Heritage Landing is not an age-restricted community: none of the four condominiums, the master association or the golf club publishes a 55-and-over restriction or registration, and the club's rules count children under 21 as part of a member household.

Florida's housing-for-older-persons exemption requires a community to publish and follow policies showing it is intended for older persons and to register with the state; we found no such policy or registration for Heritage Landing or any Veranda condominium. In practice the Veranda skews toward retirees and seasonal owners, as the county's mailing addresses show, but a family with children can buy here. If an age rule matters to you either way, read the declaration of the specific condominium before you offer.

Can You Rent Out a Veranda Condo?

Whether you can rent out a Veranda condo, for how long and how often is set in the declaration and rules of your specific condominium, which are recorded but not posted, plus the master association's rules. None of the four Veranda associations publishes a leasing rule online, so the answer comes from the resale package.

What to Confirm Before You Buy to Rent

Ask four things. The minimum lease term and the number of leases allowed a year, if any. Whether the association must approve a tenant, and the fee and timing for that approval. Whether a new owner must wait before leasing. And whether the master association adds its own registration. Florida law protects owners on one point: an amendment that prohibits rentals, changes the rental term or limits the number of rentals applies only to owners who consent to it and to owners who take title after it is adopted (section 718.110). So a rental amendment adopted before you buy binds you; one adopted after does not, unless you vote for it.

What a Veranda Landlord Should Plan For

Seasonal rentals are the Veranda's natural market: the golf club lets an owner transfer golf privileges to a tenant for leases of at least 31 days, up to 12 times a year, with forms and the lease filed 15 days ahead and an administrative fee set by the club board, and the owner's own club access is suspended during the transfer (club rules). A Veranda landlord also carries the CDD lines, the condominium and master dues, an HO-6 policy written for a rented unit and, because a rental is not a homestead, the full non-homestead tax. Run those against a realistic seasonal rent before you buy to rent.

Pet Rules at the Veranda Condominiums

Pet rules at Veranda Condominiums at Heritage Landing are set in each condominium's declaration and rules, not in any public document; the golf club's rules bar pets from the club itself, and Lennar's own plan-page answer on pets was to "contact a Consultant" (Lennar, Arabella II FAQ, archived July 19, 2024).

Ask the association for the number, size and type of pets allowed, leash and waste rules on the condominium grounds, and any rule on pets for tenants. A pet limit in a condominium declaration binds a buyer, and a rule adopted by the board may be enforced against existing owners depending on how it was adopted, so read the current rules, not a summary. Florida law separately protects a person with a disability who needs an assistance animal, whatever a pet rule says.

Hurricanes, Flood Zones and Insurance at the Veranda

Veranda Condominiums at Heritage Landing are recent concrete block and stucco buildings from 2021 to 2025, every one mapped by FEMA in flood zone AE with a 9-foot base flood elevation, but FEMA fill letters remove the structures or building pads of 16 of the 20 buildings from the high-risk zone. Nineteen buildings are in evacuation zone B.

Data updated: September 2026 (Charlotte County Property Appraiser unit cards; Charlotte County GIS letter-of-map-change and evacuation layers; FEMA letters, read September 29, 2026)

The Flood Map, Building by Building

Every Veranda unit card prints FEMA zone AE, a base flood elevation of 9 feet NAVD88 and "in" the special flood hazard area, on panel 12015C0409G for Veranda I and 12015C0408G for the rest, with FEMA's 2023 "Heritage Landings LOMR," case 23-04-1652P, in the revision column (sample card). The cards show the effective map. They do not show the separate fill letters FEMA issued for most Veranda buildings, which is why the letter matters more than the card:

Sources: FEMA letters as linked, read September 29, 2026; Charlotte County GIS, FEMA LOMR layer, point-in-polygon on the county's address points for each building. Buildings 5 to 16 are identified in the letters by building number, which we matched to the Veranda buildings through the county's letter polygons; Building 14 and Buildings 17 to 20 are named in the letter by street address.

Why it matters to you: a fill letter means "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement," in FEMA's words (LOMR-F 24-04-0947A, the same form of letter). For 240 of the 288 Veranda homes, in Veranda II, III and IV, a letter exists; for the 48 Veranda I homes we found none. That difference shows up in a lender's flood requirement and in an insurer's quote, and it belongs in every Veranda listing.

The Two Map Revisions

Before any fill letter, FEMA's two Heritage Landing map revisions changed the whole community. The first, case 23-04-1652P, effective October 13, 2023, revised zone VE to zone AE and lowered base flood elevations on a coastal analysis and new topography; the second, case 23-04-5839P, took effect July 29, 2024 (FEMA LOMR 23-04-1652P; FEMA LOMR 23-04-5839P). The county's letter layer places the second revision over Veranda III's Buildings 14 to 16 and all of Veranda IV. No Veranda building sits in a VE zone on the current map.

Evacuation, Surge and Wind

Charlotte County's storm-surge evacuation layer puts 19 of the 20 Veranda buildings in Zone B and Building 19, at 14231 Heritage Landing Boulevard, in Zone A at its address point (Charlotte County GIS; our Heritage Landing guide counts 10 Veranda parcels in Zone A by parcel). Zone A is called first in an evacuation, so a Building 19 owner should plan for it; check any address in the county's Know Your Zone lookup. The Florida Building Code's design wind speeds for the area run from 150 miles per hour for risk category I to 180 for category IV, and residential buildings are category II at 160 miles per hour. The Veranda buildings date from 2021 to 2025, so they were permitted under the 7th (2020) or 8th (2023) edition of the Florida Building Code, depending on permit date.

The Storm Record

Veranda I's first buildings were occupied when Hurricane Ian made landfall in southwest Florida on September 28, 2022, and Veranda I, II and III all had closed homes by the time Helene and Milton struck in 2024 (National Hurricane Center, Hurricane Ian report; Hurricane Milton report). We found no first-party damage report for any Veranda building. The Tern Bay CDD's 2026 notice reports a full cleanout of 167 storm inlets, after which residents reported street flooding in heavy rain resolved, and a new $300,000 district reserve for "Hurricane Cleanup/Restoration" and long-term capital. Ask the association for any insurance claim history on your building; it is in the association's records.

The Master Policy and the HO-6

At a Veranda condominium, the association insures the building structure under its master policy, as Chapter 718 requires, and each owner insures the interior finishes, contents, personal liability and loss assessment under an HO-6 policy. Ask for the master policy's declarations page, its wind deductible and whether the association carries flood insurance on the building; a buyer's HO-6 quote depends on all three. Wind-mitigation credits for recent construction are documented on the state's form (section 627.0629; section 627.711).

Flood Insurance and Citizens

Flood premiums under the National Flood Insurance Program are set home by home under Risk Rating 2.0 (FEMA, Risk Rating 2.0; FloodSmart). A Veranda home in a building named in a fill letter is not federally required to carry flood insurance, but a lender may still require it. Citizens Property Insurance Corporation, the state insurer of last resort, now requires flood coverage on many of its policies, phased in by value (section 627.351; Citizens, inspections). A buyer who expects to rely on Citizens should price flood from the start.

The 50 Percent Rule and Disclosure

In a special flood hazard area, a repair or improvement costing 50 percent or more of a building's market value must bring the building up to current flood rules, which Charlotte County applies at permit time. For a 2021 to 2025 Veranda building that mostly matters after a major storm. Florida sellers must disclose known flood history, flood insurance claims and federal flood assistance on the state's disclosure form (section 689.302); for a Veranda listing we attach the FEMA letter for the building so the buyer's insurer and lender see it on day one.

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

Which Schools Serve the Veranda Condominiums?

Every Veranda Condominiums at Heritage Landing home is zoned to East Elementary, Punta Gorda Middle and Charlotte High, all in Charlotte County Public Schools, which earned a district A for 2026. The assignment comes from the district's own attendance-boundary files, checked for every mapped Heritage Landing parcel in September 2026.

Sources: Charlotte County Public Schools, elementary boundary file and its middle and high school counterparts; Florida Department of Education, school grades. Confirm any address with the district's Boundary Locator, which the district asks families to use, and note that searches for "Heritage Landing schools" often return schools near St. Augustine that serve a different Heritage Landing. Florida SouthWestern State College's Charlotte campus is on Airport Road in Punta Gorda.

County Permits and Architectural Changes at the Veranda

Permits at Veranda Condominiums at Heritage Landing are issued by Charlotte County, not the City of Punta Gorda, because Heritage Landing is unincorporated, and every exterior change needs the condominium association's approval and the master association's architectural review before the county will see it.

Who Approves What

Inside your unit, most cosmetic work needs no association approval, but anything touching structure, plumbing stacks, electrical service, windows, doors, the lanai or hurricane protection usually needs the condominium association's written consent under its declaration, and Florida law lets an association adopt hurricane protection specifications that owners must follow (section 718.113). Exterior changes that affect the look of the building also go through the Heritage Landing Master Association's architectural review. Then Charlotte County's building department issues the permit and inspects the work; the CDD neither zones nor permits (Tern Bay CDD, About the District).

What a Buyer Should Pull

For a Veranda home, ask the seller for any permits pulled on the unit since closing (a water heater, an air-conditioning replacement, a lanai enclosure or storm protection), and ask the association for any permits on the building itself. The county's property appraiser card records no permits; Charlotte County's permit records and the association's files do. With buildings this new, most homes will have none, which is itself useful to confirm.

What Is Being Built or Changed Near the Veranda?

Near Veranda Condominiums at Heritage Landing, the Tern Bay CDD is adding streetlights for the Veranda III buildings, Lennar is still fixing a gutter issue near Veranda III, a Phase III plat was recorded in August 2026, and Charlotte County is planning a Burnt Store Road connector and expanding the wastewater plant down the road.

Inside Heritage Landing

The CDD's September 22, 2026 agenda book lists three streetlight projects: Birchwood Court, installed in September 2026; Terraces 7 to 11; and "Verandas 3 Bldgs #11- #16 (82 doors)," with FPL design approval, awaiting board approval, for installation estimated in late December or early January. The same book's field report says "the gutter issue near Veranda III continues to be addressed through Lennar," and the July 22 minutes record the chair noting there are no lights at either intersection into Veranda I (Tern Bay CDD, September 22, 2026 agenda book). A plat named Heritage Landing Phase III was recorded on August 24, 2026, and Lennar still holds title to the golf course tract and several future-development tracts; any new homes would come under the same development order, which runs to February 14, 2042 (Resolution 2022-146).

On the Burnt Store Corridor

Charlotte County adopted a preferred route in 2024 for a Burnt Store Road east-west connector to U.S. 41, with design, right-of-way and construction not yet funded (Burnt Store Road East-West Connector), and is expanding the Burnt Store Water Reclamation Facility that serves the corridor (Burnt Store WRF Expansion). New neighborhoods are filling in on both sides of the road under the county's Burnt Store Area Plan, including Heritage Station directly south, a separate subdivision outside the Tern Bay CDD. For the corridor's active builders, see our guide to new construction in Punta Gorda.

Daily Logistics at the Veranda

Daily logistics at Veranda Condominiums at Heritage Landing start at the Heritage Landing gate and end in your own garage: the CDD runs the gate and the boulevard, the master association holds the condominium access roads as parking easements, the county supplies water, sewer and trash service, and FPL supplies power.

Guests, Deliveries and the Gate

The Tern Bay CDD moved the entrance to a new access platform in December 2025: visitors get a QR-code pass from the resident that scans in under a minute, and the system records plates and video for every entry, with gate staff from Allied Universal (FY2027 Notice to Homeowners). For a seller, that means showings run through the resident's or agent's pass; we set it up before the first showing.

Parking, Garages and Guests

Each Veranda home has a one-car garage by Lennar's plan pages. The parking courts and access roads between the Veranda buildings are, by the CDD chair's statement in July 2026, parking easements dedicated to the master association, and guest-parking rules come from the condominium and master rules. Ask whether boats, trailers, commercial vehicles or golf carts may be parked in the courts; the CDD reports that a golf-cart community designation for Heritage Landing's streets is still in progress with the county.

Utilities, Trash and Mail

Water and sewer come from Charlotte County Utilities, power from Florida Power and Light, and solid-waste collection through Charlotte County's service for the unincorporated county (Charlotte County Solid Waste). Addresses are Punta Gorda, Florida 33955. Whether trash service for a Veranda building is billed on the tax bill or through the association is a question for the manager.

Drive Times From the Veranda

Sources: OSRM open-source routing engine, free-flow estimates from the Veranda I and Veranda IV buildings to the clubhouse computed September 29, 2026; the other times are from the clubhouse in our Heritage Landing guide, a few minutes from every Veranda building (OSRM; Punta Gorda Airport; Southwest Florida International Airport; HCA Florida Fawcett Hospital). Seasonal traffic adds time from January to April.

How Does the Veranda Compare With the Other Heritage Landing Neighborhoods?

Veranda Condominiums at Heritage Landing sit in the middle of Heritage Landing's five neighborhoods: 288 two-floor condominium homes that recorded a $297,500 median on 25 county sales in the last year, above the three-story terraces at $235,000 and below the coach homes at $400,000 and the single-family homes at $460,000 to $697,500.

Data updated: September 2026 (Charlotte County Property Appraiser roll and qualified sales recorded September 5, 2025 to August 31, 2026; Tern Bay CDD Adopted Budget FY2027; FEMA and county flood layers)

The Benchmark Table

Sources: Charlotte County Property Appraiser roll and qualified sales, our analysis; per-neighborhood figures as published in our Heritage Landing guide; CDD bond lines from the Tern Bay CDD Adopted Budget FY2027. Every home pays the same $1,356.09 CDD operating line.

What the Table Says

On price per square foot the Veranda sits almost exactly on the Heritage Landing average, $210.33 against $211.38: a buyer pays the community rate for the space, in a mid-sized home with a garage. Against the terraces a buyer pays about $62,500 more at the median for about 200 to 400 more square feet, a garage and a building without the three-story safety-law obligations. Against the coach homes a buyer saves about $100,000 at the median for a smaller home in a larger building. The Veranda's CDD bond line, $1,066.80, is the second-lowest in the community, just above the terraces.

How the Veranda Stacks Up on Flood and Evacuation

On FEMA's current map, every Veranda and terrace home is in zone AE, while some coach and single-family homes sit in shaded zone X or zone D; our Heritage Landing guide counts 255 of 255 mapped Veranda parcels in AE and 208 inside a fill-letter area. In evacuation terms, the Veranda holds the only Zone A homes in Heritage Landing, at Building 19. Neither fact is a reason to avoid the Veranda, since fill letters cover most buildings and the homes are new. Both are reasons to read the letter and the zone for the specific building.

Veranda vs Terrace Condominiums at Heritage Landing: Which Should You Choose?

Veranda Condominiums at Heritage Landing are 288 two-floor homes of 1,355 to 1,569 square feet, each with a one-car garage, at a $297,500 county median; the Terrace Condominiums at Heritage Landing are 420 homes of 1,120 to 1,301 square feet in three-story buildings, at a $235,000 median, where Florida's structural study and milestone laws apply.

Data updated: September 2026

Why This Is the Natural Comparison

The Veranda and Terrace buildings share Heritage Landing Boulevard, the same gate, the same CDD operating line, the same schools and the same resale buyer pool: retirees and seasonal owners looking for a lock-and-leave condominium inside a golf community. They are the two condominium products a Heritage Landing condominium buyer most often tours in the same afternoon. Their differences are the size of the home, the height of the building and what that height brings with it in Florida law.

The Decision Table

Sources: Charlotte County Property Appraiser roll and qualified sales, our analysis; Southwest Florida MLS per-listing file, pulled September 28, 2026, split by building address; Tern Bay CDD Adopted Budget FY2027; section 718.112 and section 553.899; FEMA letters and county GIS layers.

Who Should Choose Which

Choose the Veranda if you want the extra room and the garage, a building that sits outside Florida's structural study and milestone regime, and the second-lowest CDD bond line in Heritage Landing, and if a four-month average marketing time on resale does not worry you. Choose the Terrace Condominiums if purchase price matters most, if you want the lowest entry point into a gated golf community on the Burnt Store corridor and a faster resale market, and if you are comfortable reading a structural integrity reserve study and funding the reserves it calls for. In both, the condominium budget and the building's FEMA letter come first.

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

Honest Pros and Cons of Owning a Veranda Condominium

Veranda Condominiums at Heritage Landing's strengths are space, newness and simplicity: two bedrooms, a den in two plans, a garage, 2021 to 2025 construction and no structural study mandate. Its weaknesses are fees that are mostly unpublished, a CDD bill that rose sharply, a resale market that has stepped down since 2023 and long marketing times.

The Pros

• More home than a terrace for the money: 1,355 to 1,569 square feet with a garage, against 1,120 to 1,301 in the terraces.
• A one-car garage with every home, by Lennar's plan pages, plus the parking court outside the building.
• New construction, 2021 to 2025, concrete block and stucco, built under current Florida Building Code editions.
• Outside the Surfside laws: at two floors, no structural integrity reserve study or milestone inspection is required.
• FEMA fill letters for 16 of 20 buildings, which can take the federal flood insurance mandate off a loan.
• A gated golf community around you, with an 18-hole course, a resort pool and a staffed gate, at a Heritage Landing median price per square foot.
• A resale-only market since September 2025, so sellers no longer compete with Lennar's closeout prices.

The Cons

• Fees you cannot see online: four condominium budgets, a master association and a golf club, none of them public.
• The CDD lines: $2,422.89 for fiscal 2027 with a full bond line, up from $1,866.80 a year earlier.
• A price record that has stepped down, from a $415,000 resale median in 2023 to $298,750 in 2026 so far.
• Long marketing times: a 118-day median on the MLS in the last year.
• Paperwork still settling: Lennar still listed as owner of record on the common-element parcels, a Veranda IV "Delinquent" line on the state register and recent manager changes.
• Veranda I has no fill letter in the county's layer, and Building 19 sits in evacuation Zone A.
• No water access by boat, and a drive of about 17 minutes to downtown Punta Gorda and 26 minutes to the nearest hospital.

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

If you're searching for a Veranda Condominiums at Heritage Landing listing agent, or thinking, 'I need someone to sell my Veranda Condominiums at Heritage Landing home...' you are selling into a 25-sale year across four condominiums and three plans. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from this record.

Honors and recognition:

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

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

Veranda Sold Stats, Window by Window

Data updated: September 2026 (Charlotte County Property Appraiser qualified sales file, newest Veranda sale recorded August 31, 2026; Southwest Florida MLS per-listing file, pulled September 28, 2026)

• County recorded, trailing twelve months, September 5, 2025 to August 31, 2026: In the last 12 months Veranda Condominiums at Heritage Landing has seen 25 sales, 23 resales and 2 builder-direct, dollar volume $7,176,600, median $297,500 (n = 25, odd), low $205,000, high $357,500; resales alone $300,000 (n = 23, odd).
• County recorded, calendar 2026 to August 31: 22 resales, $6,421,600, median $298,750 (even; $297,500 and $300,000).
• County recorded, 36 months: 203 sales, 53 of them resales at a $349,000 median.
• Days on market and sale-to-list, MLS, 12 months to September 24, 2026: 16 Veranda closings, median 118 days on market, median sale-to-list 96.7 percent, 3 of 16 at or above list (our split of the Heritage Landing per-listing file by building address).
• The county record does not name the listing office on each sale, so we state no represented count.

In the last 12 months we read every one of those 25 Veranda sales against the county card and the 2026 preliminary value for the same plan, and we tracked all 349 qualified sales the county has on file for the four condominiums since 2021; that record, not a portal estimate, is what a Veranda listing is priced from.

Selling a Veranda Home Is Different in Seven Ways

• Price by condominium and plan, not by Heritage Landing: in the last year Veranda II recorded a $330,000 median and Veranda III $249,000, and the Arabella II end homes led the Diangelo II middle homes by about $32,500.
• The county's flat value: your buyer can see the county's $195,798, $203,193 or $222,720 for your plan on the public card. We price with it in view and explain the gap with your condominium, building, view, floor and condition.
• Your purchase year: owners who bought from Lennar in 2021 and 2022 have mostly sold above their price; owners who bought in 2023 and 2024 have mostly sold below. We show you where your price sits before you pick a list price.
• The FEMA letter: if your building is one of the 16 named in a fill letter, the letter goes in the listing and the disclosure file; if it is a Veranda I building, we get the elevation certificate so the buyer's insurer has the number.
• The two-floor advantage: your resale package states that no structural integrity reserve study or milestone inspection is required, which many condominium buyers now look for first.
• The CDD lines: we put the $1,356.09 and $1,066.80 lines from your tax bill, or the smaller bond line if yours was prepaid, in the listing packet.
• Season and geography: 150 of 288 owners mail from outside Florida, led by Michigan, New York, Ohio and Ontario. We market to those places before the buyer arrives and time the launch for the season.

Showings, Signs and the Association

Showings at the Veranda run through the Heritage Landing gate's QR pass system, which we set up before the first appointment. Whether a Veranda association limits signs, lockboxes or open houses is set in its rules, which are not public; we confirm them with the manager before listing. With about half of owners away much of the year, we are set up to sell for an owner who is not here, including video walkthroughs for out-of-state buyers.

What Is Your Veranda Condominiums at Heritage Landing Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Heritage Landing home valuation. It takes about a minute, and Jesse follows up with the Veranda sales that fit your home: same plan, same condominium, adjusted for building, floor, view, updates and any lease. An automated estimate cannot tell an Arabella II in Veranda II from an Arabella II in Veranda III when the county values both at $222,720, and in the last year that difference has been worth tens of thousands of dollars. Our free home valuation works for any Southwest Florida home.

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

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

Is now a good time to sell a Veranda condominium?

For a home priced to its own condominium and plan, yes: the season starts in November, the 2026 record already holds 22 resales, and there is no builder inventory left to compete with. A Veranda home that answers a buyer's fee, flood and paperwork questions on day one stands out in a market where the median listing took four months.

How do I price an Arabella II end home?

Against the Arabella II resales in your own condominium first, then in the others. In the last year nine Arabella II homes recorded from $231,000 to $357,500 at a $330,000 median, with the Veranda II homes at the top and the Veranda III homes at the bottom of that range.

Will buyers ask about the structural study law?

Many will, because it has become the first condominium question in Florida. At two floors your building falls below the three-habitable-story line in section 718.112, and your resale package can say so; we make that the second line of every Veranda listing.

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

No. The bond assessment stays with the home and is collected on the tax bill each year until 2052 unless an owner prepays it. Your buyer takes over the annual payment, and Florida requires the contract to disclose the district.

What paperwork should I gather before listing?

The section 718.503 package (declaration, articles, bylaws and rules, the budget and annual financial statement, the question-and-answer sheet and the governance form), the turnover inspection report if your association has one, the master insurance declarations page, the FEMA letter for your building, your most recent tax bill, the club statement and the current manager's name for the estoppel request.

Do I need the association's approval to sell?

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

Your Local Real Estate Experts

Veranda owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read all 288 Veranda unit cards, the FEMA letters and every recorded sale before writing this guide.

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

McGreevy and Comisar are the Domain Realty team behind this Veranda Condominiums at Heritage Landing guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Veranda sellers; Marc leads buyer representation, which at the Veranda means reading the condominium budget, the estoppel, the CDD lines, the FEMA letter and the club declaration before you write an offer.

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

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

What Our Clients Say

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

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!” Katharine Shea, verified Google review

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review

Contact McGreevy and Comisar

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

Selling a Veranda Condominiums at Heritage Landing home? Get a free Heritage Landing home valuation, or call Jesse direct at (239) 898-6072.

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

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

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

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

Where Else to Find the Team

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

Frequently Asked Questions, Buyer Edition

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

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

What are the Veranda Condominiums at Heritage Landing?

They are four Chapter 718 condominiums, Veranda I, II, III and IV, with 288 two-bedroom homes in 20 two-floor buildings on Heritage Landing Boulevard, built by Lennar from 2021 to 2025 inside the gated Heritage Landing Golf and Country Club community in Punta Gorda.

Where are the Veranda buildings?

Along Heritage Landing Boulevard: Veranda I at 14040 to 14070, Veranda II at 14184 to 14234, Veranda III at 14257 to 14281 and Veranda IV at 14221 to 14251. The clubhouse at 14571 is about three to six minutes away by car.

Is the Veranda inside the Punta Gorda city limits?

No. Heritage Landing is in unincorporated Charlotte County, tax district 162, so the county, the sheriff and county utilities serve it. Punta Gorda is the mailing address, ZIP 33955.

How many homes and buildings are there?

288 homes in 20 buildings: 48 in Veranda I, 92 in Veranda II, 84 in Veranda III and 64 in Veranda IV. Eight buildings hold 12 homes and twelve hold 16.

What floor plans are there?

Three Lennar plans, all two bedrooms and two baths: the Bromelia II at 1,355 square feet with a den, the Diangelo II at 1,366 with a large den, and the Arabella II end homes at 1,569.

Do Veranda homes have garages?

Yes. Lennar's plan pages list a one-car garage for each plan. Whether a garage is part of the unit or a limited common element assigned to it is set in the declaration of your condominium.

How much do Veranda condos sell for?

In the last twelve months the county recorded 25 Veranda sales at a $297,500 median, from $205,000 to $357,500. Resales alone recorded a $300,000 median, and Arabella II end homes a $330,000 median.

What is the highest price ever recorded at the Veranda?

$432,000, a Diangelo II resale in July 2023, at the peak of the market. The highest in the last twelve months was $357,500, an Arabella II in Veranda II in March 2026.

What does the county say a Veranda home is worth for 2026?

The 2026 preliminary values are flat by plan: $195,798 for a Bromelia II, $203,193 for a Diangelo II and $222,720 for an Arabella II. Sales run about one and a half times those figures.

What are the condo and HOA fees at the Veranda?

None of the four condominium associations, the master association or the golf club publishes its dues. The resale package, the condominium's question-and-answer sheet and an estoppel certificate give the exact amounts in writing.

What are the CDD fees on a Veranda home?

For fiscal 2027 the Tern Bay CDD bills $1,356.09 for operations and $1,066.80 for the Series 2022 bonds on a Veranda home, $2,422.89 in all, on the county tax bill. Some homes' bond share was prepaid at closing.

Is there a master HOA above the Veranda?

Yes. Heritage Landing Master Association, Inc. sits above all four condominiums and enforces the community's deed restrictions and architectural rules. The condominium access roads are parking easements dedicated to it.

Is golf membership included with a Veranda condo?

The club's rules tie membership to a recorded declaration, and we found no public document stating whether membership attaches to every home or what it costs. Ask the seller for the club statement and read the declaration before you offer.

Does a Veranda condominium have its own pool?

The county's common-element cards for the four Veranda condominiums record no pool or other structure. The resort pool described on the golf club's site is the community's; confirm your access rights in the club documents.

Does the Veranda need a structural integrity reserve study?

No. The study and the milestone inspection apply to condominium buildings three habitable stories or higher, and the Veranda buildings have two floors. The association must still budget reserves for roofs, painting and paving.

Who manages the Veranda associations?

The state register lists Tropical Isles Management Services for Veranda I and Gateway Management addresses for Veranda II, III and, since July 2026, Veranda IV. Confirm the current manager on the day you write an offer.

Has Lennar turned over the Veranda associations?

Every statutory turnover trigger we can measure has passed, and Lennar sold its last Veranda home in September 2025, but the county still lists Lennar as owner of record on the four common-element parcels. Ask the association for the turnover date and report.

Is the Veranda a 55+ community?

No. No age restriction or 55-and-over registration is published for Heritage Landing or any Veranda condominium, and the golf club's rules include children under 21 in a member household.

Can I rent out a Veranda condo?

It depends on your condominium's declaration and rules, which set any minimum lease term, lease count and approval. The golf club lets owners transfer golf privileges to tenants for leases of at least 31 days, up to 12 times a year.

Are pets allowed at the Veranda?

Pet rules are set in each condominium's declaration and rules, which are not public. The golf club bars pets from the club. Ask the association for the current rules before you buy.

What flood zone is the Veranda in?

Every Veranda unit card shows FEMA zone AE with a 9-foot base flood elevation. FEMA fill letters remove the structures or building pads of Buildings 5 to 20 from the high-risk zone; we found no letter for Veranda I's Buildings 1 to 4.

What hurricane evacuation zone is the Veranda in?

Zone B for 19 of the 20 buildings. Building 19, at 14231 Heritage Landing Boulevard, falls in Zone A at its address point on the county's evacuation layer.

What schools serve the Veranda?

East Elementary, Punta Gorda Middle and Charlotte High, in Charlotte County Public Schools, graded B, A and B for 2026. Confirm with the district's Boundary Locator.

How far is the Veranda from downtown Punta Gorda and the airports?

About 17 minutes to downtown Punta Gorda, 22 minutes to Punta Gorda Airport and 50 minutes to Southwest Florida International Airport in free-flowing traffic.

How does the Veranda compare with the Terrace Condominiums?

The Veranda homes are larger, 1,355 to 1,569 square feet against 1,120 to 1,301, with a garage, in two-floor buildings outside the structural study law, at a $297,500 median against the terraces' $235,000.

How do I buy at the Veranda?

Pick the condominium, plan and building, read the section 718.503 package, order the condominium and master estoppels on day one, pull the building's FEMA letter, get an HO-6 quote and the master insurance page, and check the club declaration. Call Marc at (239) 287-5873.

Frequently Asked Questions, Seller Edition

These Veranda Condominiums at Heritage Landing seller questions are the ones Veranda owners ask us, and the ones people search for about selling a Florida condominium, answered from the same county, state, district and statute records as the rest of this guide.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer every one for your specific home.

What is my Veranda condominium worth?

Start with the resales of your plan in your own condominium. In the last twelve months Veranda resales recorded a $300,000 median; Arabella II homes a $330,000 median and Diangelo II homes $297,500, with Veranda II at the top of every range. A free Heritage Landing home valuation gets you a number built on those sales.

How many Veranda homes sold last year?

Twenty-five recorded with the county in the twelve months to August 31, 2026: 23 resales and 2 of Lennar's last builder-direct closings. The MLS shows 16 Veranda closings for about the same year.

Are Veranda prices dropping?

They have stepped down since 2023. The resale median was $415,000 in 2023, $370,000 in 2024, $340,000 in 2025 and $298,750 in 2026 through August. The last twelve months have held near $300,000.

Has the Veranda market bottomed?

No one can promise that. What the record shows is that Lennar's closeout pricing, which pulled 2025 builder sales down to a $233,900 median, is over: no builder sale has recorded since September 18, 2025, so 2026 resales compete only with each other.

How long does it take to sell a Veranda condo?

The 16 Veranda MLS closings in the last year took a median of 118 days to contract. The three that closed at or above list took 63 to 119 days; the three longest, 301 to 593 days, each closed under list.

What share of the asking price do Veranda homes get?

A median of 96.7 percent of the final list price on the MLS in the last year, with 3 of 16 closing at or above list. The widest gap, about 13.8 percent, came on a listing that had been on the market for most of a year.

Is it a buyer's or seller's market at the Veranda?

With 25 sales a year, a four-month median time to contract and prices below their 2023 peak, buyers have the stronger hand. Well-priced Veranda homes still sell; overpriced ones sit.

When is the best time to list a Veranda condo?

Before the season. Half of Veranda owners mail from outside Florida, and the likeliest buyer is a seasonal one who shops from November to April. Listing in October or November puts your home in front of that buyer on their first visit.

Why do Veranda II homes sell for more than Veranda III homes?

On the county record, Veranda II recorded a $330,000 median in the last year and Veranda III $249,000. Lennar's 2025 closeout sales at a $233,900 median set a low reference point for the newer Veranda III and IV buildings, and the older condominiums have had longer to settle their budgets; neither fact alone explains every sale.

Does my floor change my price?

A little. In the last year upper-tier resales recorded a $307,000 median and first-tier resales $283,750, but since 2021 the two have run within $5,000 of each other. Plan and condominium matter more.

Should I price off the county's value?

No. The county values every home of a plan at one number, $195,798, $203,193 or $222,720, and its just value is not a market appraisal. Sales run about one and a half times those figures, and the spread inside a plan is wide.

I paid Lennar more than recent sales. What should I do?

Know it before you list. Of the 21 recent resales with an earlier price on file, 15 closed below it, mostly owners who bought in 2023 and 2024. We show you the recorded sales of your plan in your condominium so you can decide on price, timing or renting with real numbers.

Does the structural integrity reserve study law apply to my Veranda condo?

No. It applies to buildings three habitable stories or higher, and your building has two floors. Your resale package states that a study and a milestone inspection are not required, which many buyers now look for first.

What must I give my buyer under Florida law?

Under section 718.503, at your expense: the declaration, articles, bylaws and rules, the annual financial statement and budget, the question-and-answer sheet, the governance form, and any turnover inspection report for a turnover on or after July 1, 2023. The buyer has seven days to cancel after receiving them if they arrive after signing.

Who pays the estoppel fee?

It is a contract term. The widely used Florida Realtors and Florida Bar residential contract lists association estoppel fees among the seller's costs. The statute caps the base fee at $250 for a current account, adjusted for inflation every five years.

What does my buyer need to know about the CDD?

Florida requires a CDD disclosure in the contract. We give your buyer the district's adopted budget and your tax bill showing the $1,356.09 operating line and your bond line, so the fee is a known number, not a surprise.

Was my CDD bond prepaid, and does it matter?

The district says a significant portion of the capital assessment was prepaid by the developer at closing on some homes. Your tax bill shows whether yours carries the full $1,066.80 bond line. A smaller or missing line is a selling point we put in the listing.

What must I disclose about flooding?

Florida's flood disclosure form asks about known flood damage, flood insurance claims and federal flood assistance. We also attach the FEMA letter for your building, or for a Veranda I home the elevation certificate, so the buyer's insurer and lender see it on day one.

Does the FEMA letter for my building help my sale?

Yes, if your building is one of the 16 named in a fill letter. The letter lifts the federal mandatory flood insurance requirement for the structure, though a lender may still require coverage, and it usually lowers the buyer's flood quote.

Does my garage transfer with the unit?

Whether your garage is part of the unit or a limited common element assigned to it is set in your condominium's declaration. We read the declaration and your deed before listing and describe the garage in the contract exactly as the documents do.

Does golf membership transfer when I sell?

Membership is defined by the club's recorded declaration, which is not posted publicly. We get the club's statement and the transfer terms before listing so your buyer knows what attaches to the home.

Can I sell my condo furnished?

Yes. Furniture is personal property, listed separately in the contract, and many seasonal Veranda buyers want a turnkey home. We price the furniture separately so it does not muddy the recorded sale price.

What updates pay off before selling a Veranda home?

In homes built 2021 to 2025, the usual payoff is presentation, not renovation: paint touch-ups, lighting, a deep clean, a serviced air conditioner and a clean garage. A buyer comparing three Arabella II listings will pay for the one that shows best.

Should I get a pre-listing inspection?

For a Veranda home it is inexpensive insurance. An inspection of the unit and its air conditioner, water heater and plumbing finds small items before a buyer's inspector does. The building itself is the association's responsibility.

Can I sell while the condo is leased?

Yes, subject to the lease and your condominium's rules. The buyer takes the home subject to the tenant's rights unless the lease ends first. Showings need notice under the lease, and an investor buyer may want the lease in place.

Should I rent instead of selling?

Only with the full carrying cost in view: the CDD lines, condominium and master dues, non-homestead taxes, insurance, the club's tenant transfer fee and vacancy. Run those against a realistic seasonal rent before deciding.

Will my buyer's taxes be higher than mine?

Often, yes. When a home sells, its assessed value resets to market value the next January, so a buyer who bought from an owner with years of homestead caps may pay more. We show buyers the estimate up front.

What happens to my homestead exemption when I sell?

It ends with the sale. If you establish a new Florida homestead within three years, you may be able to move up to $500,000 of your accumulated Save Our Homes benefit to the new home under section 193.155.

What does it cost to sell a Veranda condo?

Commission is negotiable. Florida documentary stamp tax on the deed is $0.70 per $100 of price, usually paid by the seller, plus title charges, estoppel fees, recording and prorated taxes, CDD lines and dues. We give every seller a written net sheet before listing.

Can I sell by owner?

You can. You still owe the buyer the full section 718.503 package, the estoppel, the flood disclosure and the CDD disclosure, and you will price against 25 recorded sales a year without a listing agent's market reach.

Can I put up a For Sale sign?

Whether a Veranda association or the master association allows signs is set in their rules, which are not public. We confirm the rule with the manager before listing and market online and to our buyer list instead where signs are limited.

I live out of state. Can you sell my Veranda condo without me here?

Yes. With about half of Veranda owners mailing from outside Florida, we routinely sell for owners who are away: we handle access through the gate system, coordinate vendors and closing, and send video updates. Closings can be signed remotely.

How do I sell an inherited Veranda condo?

Start with who holds title: the estate, a trust or the heirs. Probate or trust documents set who can sign. We coordinate with the estate's attorney, order the estoppel and CDD figures, and price the home on current Veranda sales.

Is there a special assessment I must disclose?

Any special assessment adopted by the association shows on the estoppel certificate and must be disclosed. If the board is only discussing one, tell your buyer what you know; the minutes are part of the association's records.

Who should I call first?

Call Jesse direct at (239) 898-6072 for a Veranda valuation built on the recorded sales of your plan and condominium, or start with our free Heritage Landing home valuation.

Why hire McGreevy and Comisar to sell my Veranda home?

Because we price from the record: every recorded Veranda sale by plan, building and condominium, the CDD lines, the FEMA letter for your building and the two-floor answer on the structural study law. We are Top 1% nationally since 2008 and the #1 team in Southwest Florida since 2012.

Sources and Authoritative References

Every Veranda Condominiums at Heritage Landing fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Charlotte County, the Tern Bay Community Development District, the golf club, the State of Florida, federal agencies, the developer's archived pages and the associations' managers. We cite no realtor, portal or listing site.

Charlotte County Property Appraiser

1. Unit card, a Veranda I Arabella II home (flood zone, 2026 preliminary value, floors)
2. Unit card, a Veranda I Bromelia II home
3. Common-element card, Veranda I (owner of record, legal description, OR 4773/997)
4. Common-element card, Veranda II
5. Common-element card, Veranda III
6. Common-element card, Veranda IV
7. Unit card, a Veranda II home, Building 5
8. Unit card, a Veranda III home, Building 11
9. Unit card, a Veranda IV home, Building 17
10. 2026 proposed millage rates by tax district
11. 2025 final millage rates by tax district
12. Charlotte County Property Appraiser, home page, exemptions and tax estimator

Charlotte County Government, GIS and Clerk

13. Charlotte County GIS web layers map service
14. Charlotte County GIS, FEMA LOMR layer
15. Charlotte County GIS, current FEMA flood zones layer
16. Charlotte County GIS, storm surge evacuation zones layer
17. Charlotte County GIS, Florida Building Code wind speeds layer
18. Charlotte County GIS, addresses layer
19. Charlotte County Clerk of the Circuit Court
20. Charlotte County Clerk, official records search
21. Charlotte County Emergency Management, Know Your Zone
22. Charlotte County, Know Your Zone address lookup
23. Charlotte County, evacuation zone map
24. Charlotte County Utilities
25. Charlotte County Solid Waste
26. Charlotte County, Heritage Landing DRI page
27. Charlotte County Resolution 2019-134
28. Charlotte County Resolution 2022-146
29. Charlotte County, Burnt Store Area Plan
30. Charlotte County, Burnt Store Road East-West Connector
31. Charlotte County, Burnt Store Water Reclamation Facility Expansion
32. Charlotte County Public Schools, elementary boundary file
33. Charlotte County Public Schools, middle school boundary file
34. Charlotte County Public Schools, high school boundary file
35. Charlotte County Public Schools, Boundary Locator

Tern Bay Community Development District

36. Tern Bay CDD, home page
37. Tern Bay CDD, About the District
38. Tern Bay CDD, FAQs (prepaid capital assessments)
39. Tern Bay CDD, Board Meeting Information
40. Tern Bay CDD, Adopted Budget Fiscal Year 2027 (July 22, 2026)
41. Tern Bay CDD, FY2027 Notice to Homeowners (mailed June 17, 2026)
42. Tern Bay CDD, agenda book for September 22, 2026, with the July 22, 2026 minutes
43. Tern Bay CDD, Proposed Budget FY2026

Heritage Landing Golf and Country Club

44. Heritage Landing Golf and Country Club, home page
45. Heritage Landing Golf and Country Club, Course
46. Heritage Landing Golf Club, Rules and Regulations (amended May 9, 2024)
47. Heritage Landing Golf and Country Club, Facilities

State of Florida

48. DBPR condominium register extract (Veranda I to IV, PR76924, PR77104, PR77283, PR77479)
49. DBPR, Condominiums, Cooperatives, Timeshares and Mobile Homes
50. DBPR, SIRS Reporting
51. DBPR public licensee search
52. Florida Division of Corporations, Veranda I at Heritage Landing search
53. Florida Division of Corporations, Veranda II at Heritage Landing search
54. Florida Division of Corporations, Veranda III at Heritage Landing search
55. Florida Division of Corporations, Veranda IV at Heritage Landing search
56. Section 718.503, resale disclosure
57. Section 718.112, budgets, reserves and structural integrity reserve studies
58. Section 718.116, assessments and estoppel certificates
59. Section 718.111, official records and association websites
60. Section 718.301, transfer of association control
61. Section 718.203, developer warranties
62. Section 718.110, amendments and leasing
63. Section 718.113, maintenance and hurricane protection
64. Section 718.403, phase condominiums
65. Section 553.899, milestone inspections
66. Section 720.30851, homeowners association estoppel certificates
67. Section 190.048, CDD sales contract disclosure
68. Section 689.302, seller flood disclosure
69. Section 627.351, Citizens flood requirement
70. Section 627.0629, wind mitigation discounts
71. Section 627.711, wind mitigation disclosure
72. Section 193.155, homestead assessment and portability
73. Section 196.031, homestead exemption
74. Section 201.02, documentary stamp tax on deeds
75. Florida Building Commission, Florida Building Code
76. Florida Department of Education, school grades
77. Citizens Property Insurance Corporation, inspections

Federal Records

78. FEMA, LOMR 23-04-1652P, Heritage Landings LOMR (effective October 13, 2023)
79. FEMA, LOMR 23-04-5839P, Heritage Landings II LOMR (effective July 29, 2024)
80. FEMA, LOMR-F 24-04-0949A, Veranda II Buildings 5 to 10 (January 4, 2024)
81. FEMA, LOMR-F 24-04-0951A, Tract MF-1 (January 5, 2024, superseded)
82. FEMA, LOMR-F 25-04-1014A, Veranda III Buildings 11, 12, 13, 15, 16 (December 27, 2024)
83. FEMA, LOMR-F 25-04-4557A, building pads at 14221 to 14281 Heritage Landing Blvd (June 25, 2025)
84. FEMA, LOMR-F 24-04-0947A (the form of a structure removal letter)
85. FEMA Flood Map Service Center
86. FEMA National Flood Hazard Layer map service
87. FEMA, NFIP Risk Rating 2.0
88. FloodSmart, the National Flood Insurance Program
89. National Hurricane Center, Hurricane Ian report
90. National Hurricane Center, Hurricane Milton report
91. National Hurricane Center, Hurricane Helene report

Developer, Managers, Utilities and Travel

92. Lennar, Veranda Condominiums at Heritage Landing (archived August 5, 2020)
93. Lennar, Arabella II plan (archived September 29, 2020)
94. Lennar, Bromelia II plan (archived September 29, 2020)
95. Lennar, Diangelo II plan (archived September 30, 2020)
96. Lennar, Arabella II included features (archived July 19, 2024)
97. Lennar, Arabella II FAQ (archived July 19, 2024)
98. Lennar, Bromelia II homesite (archived September 14, 2024)
99. Gateway Management, association management and estoppel ordering
100. Florida Power and Light
101. OSRM open-source routing engine
102. Punta Gorda Airport
103. Southwest Florida International Airport
104. HCA Florida Fawcett Hospital

Records Cited in Plain Text

105. Charlotte County Property Appraiser public roll and sales files (20260927 roll and sales extracts), qualified improved sales for every parcel whose short legal begins V1H, V2H, V3H or V4H, local index built September 29, 2026, newest Veranda sale recorded August 31, 2026; our analysis of 349 qualified sales from May 2, 2021.
106. Charlotte County Property Appraiser unit cards for all 288 Veranda homes and the four common elements, read September 29, 2026; our tabulation of plan, 2026 preliminary values, homestead, mailing state, waterfront flag and flood fields.
107. Southwest Florida MLS Matrix, per-listing closed rows for the development Heritage Landing Golf and Country Club, September 25, 2025 to September 24, 2026, pulled September 28, 2026 in a member session; our split by Veranda building address.

Downloadable Documents

Veranda Condominiums at Heritage Landing documents below are published by the issuing authority, and each link opens the issuer's own copy. The Veranda declarations, budgets, rules and any turnover inspection reports are not posted publicly; buyers receive them under section 718.503, and the declarations can be read at the Charlotte County Clerk.

Market data from Southwest Florida MLS, pulled September 2026.

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