Westhaven at Gateway is a gated Lennar townhome neighborhood of 76 homes inside Gateway in Fort Myers, 33913. Fees, rules, flood zone, schools and county sales from public records. Call Jesse at (239) 898-6072. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Westhaven at Gateway is a gated neighborhood of 76 three-bedroom townhomes on Westhaven Way and Via Lighthouse Lane inside the master-planned community of Gateway in Fort Myers, Florida, ZIP 33913. Lennar built the homes in 2019 and 2020, the last new-home sale closed in January 2021, and every sale since has been a resale inside the Gateway Greens master association.
McGreevy and Comisar are the team Westhaven at Gateway sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). If you are comparing agents, our guide to the best real estate agents in Fort Myers sets local agents side by side on the public record. For Westhaven at Gateway itself, the Lee County record shows 18 recorded sales in the 36 months to August 19, 2026, at a median of $286,000.
This page is about the Westhaven at Gateway in Fort Myers, Lee County. It is not Westhaven at Ovation, a different Florida community with its own association, and it is not any of the other places named Westhaven that turn up in search suggestions; the section on the county record shows how to tell them apart.
McGreevy and Comisar are the best realtor for Westhaven at Gateway because value here turns on details most agents never separate: which of 76 look-alike townhomes sold at which price, what the Gateway Services CDD adds to the tax bill, which association pays for the roof, and what the Declaration allows for rentals and pets.
Data updated: October 2026 (Lee County recorded sales through August 19, 2026).
If you’re searching for the best realtor for Westhaven at Gateway in Gateway, Fort Myers, whether you’re ready to sell your Westhaven at Gateway 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. Our Domain Realty Group team also ranks as the #5 real estate team in Florida in the 2026 RealTrends rankings.
Recent Westhaven at Gateway track record (Lee County recorded sales, DOR-qualified, 36 months from October 2023 to August 19, 2026, the first window with 10 or more sales): 18 Westhaven at Gateway resales total in the market · highest-priced Westhaven at Gateway sold: $349,000 · median recorded sale: $286,000.
Every figure is a community total across all brokerages, counted from the Lee County Property Appraiser sales file (index built October 7, 2026; newest recorded sale September 25, 2026). In the last 12 months we tracked 5 Westhaven at Gateway recorded sales, from $227,000 to $245,000, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
For Westhaven at Gateway sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
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Selling your Westhaven at Gateway home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Fort Myers, or call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our guide to home values in Fort Myers goes deeper on pricing, costs and disclosure.
Buying a home in Westhaven at Gateway? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Fort Myers covers offers, inspections, insurance and closing costs.
Westhaven at Gateway is a small, gated townhome neighborhood where three layers of charges and a Declaration with unusual insurance terms shape every purchase. These eight facts are the spine of the page, and each is expanded, dated and sourced in the sections below.
Data updated: October 2026.
This table of contents lists every section of the Westhaven at Gateway page in the order it appears. Each link jumps to its section, so you can go straight to the Westhaven at Gateway market, the fees and CDD charge, the rules, the flood zone, schools, the Windsong comparison or the seller section.
Living in Westhaven at Gateway means a three-bedroom, two-and-a-half-bath townhome of about 1,940 square feet on a small lot, with the exterior, roof and front lawn cared for by the association, a gated entry system shared with the wider Gateway Greens community, and the airport, schools and Gateway parks within a short drive.
Data updated: October 2026 (Lee County Property Appraiser roll and GIS layers, queried October 28, 2026).
Westhaven at Gateway lies at about 26.561 degrees north and 81.758 degrees west, in the Gateway master plan in unincorporated Lee County, ZIP 33913. The Lee County parcel layer places every lot in the South Trail Fire tax district and School Board district 2, and in the county’s Gateway/Airport planning community. South Trail Fire Station 64 is 0.6 road miles from the center of the neighborhood, and The Club at Gateway clubhouse is 1.3 road miles away (Lee County GIS, queried October 28, 2026).
All 76 homes are three-bedroom, two-and-a-half-bath townhomes with attached garages, 1,934 to 1,942 square feet of county heated area (57 homes at 1,942, 18 at 1,934 and one at 1,940), built in 2019 (30 homes) and 2020 (46 homes). Each townhome is conveyed with its own lot, and the Declaration calls the neighborhood “a residential community of Townhomes.”
The association handles most of what a single-family owner would otherwise schedule: exterior painting, roofs, front lawns, pressure cleaning and the original boundary fences (Declaration section 8.1). Mail goes to a central kiosk with an assigned key, Waste Pro collects trash and recycling on Fridays, and water, irrigation water and sewer come from the Gateway Services Community Development District. Owners pay the district, the Westhaven association and, through it, the master association, which the fee section below sorts out.
Westhaven at Gateway is not new construction, not an age-restricted community and not a golf-membership community. It has no pool or clubhouse of its own, and the Declaration and rules do not require owners to join The Club at Gateway. It is also a different place from the Gateway Villas condominium on Fort Myers Beach and from Westhaven at Ovation, a separate Florida community with its own association.
Westhaven at Gateway is the 76-home townhome neighborhood inside Gateway in Fort Myers where the CDD charge, the master insurance terms and the lease rules decide what a home is worth to the next buyer. Selling your Westhaven at Gateway home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Westhaven at Gateway? Call Marc at (239) 287-5873 or see how we represent buyers.
Westhaven at Gateway is found on the Lee County record by its legal description, “WESTHAVEN AT GATEWAY LOT” followed by a lot number, as described in Official Records Instrument 2019000027115. The county roll holds 79 such parcels: 76 homes on Westhaven Way and Via Lighthouse Lane plus three common-area tracts, all in ZIP 33913.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, queried October 28, 2026).
The roll writes each home as “WESTHAVEN AT GATEWAY LOT AS DESC IN INST 2019000027115” and the three common areas as “WESTHAVEN AT GATEWAY TRACT A,” “TRACT B” and “TRACT C” with the same instrument. Westhaven was created by a recorded instrument rather than a numbered plat book and page, unlike the older platted Gateway phases such as Phase 13 (Plat Book 52, pages 11 to 14) and Phase 2 (Plat Book 41, page 88). The query is in the Lee County parcel layer.
Exhibit A of the recorded Declaration reads “Westhaven at Gateway, a Subdivision, recorded in Official Records Instrument No. 2019000027115 Public Records of Lee County, Florida.” The master association hosts the document, together with Westhaven’s rules and a fire-marshal grill letter, on its Westhaven page and in the recorded Declaration PDF.
The 79 parcels split into 76 homes, one right-of-way tract of 1.22 acres (Tract A), and two conservation and water-retention tracts of 0.79 acre (Tract B) and 1.55 acres (Tract C), all three owned by the Westhaven homeowners’ association. Westhaven Way carries 58 of the homes and Via Lighthouse Lane the other 18. The roll shows zoning PUD on every parcel.
Westhaven sits inside the Gateway PUD/DRI, a 2,622.16-acre planned development first approved in 1985 and listed by Lee County as Approved (Lee County planned development data sheet). The neighborhood is in unincorporated Lee County, so there is no city tax line, and the fire district is South Trail Fire Protection and Rescue Service District.
The Gateway Services Community Development District publishes a homeowner and neighborhood association layer. Its record for the neighborhood, last edited September 23, 2025, reads “Westhaven at Gateway Subdivision,” 79 parcels, 76 residential units, 76 single-family units, zero multifamily units, gated, plat and declaration on file, property manager Compass Rose Management, and master association Gateway Greens Community Association, Inc. (District layer). That record, the county roll, the Declaration and the state corporate record all describe the same 76-home neighborhood.
Search for “Westhaven” and you will meet Westhaven at Ovation, which has its own state-registered association and is not in Lee County; golf and homeowners’ results in Tennessee, Ontario and Wisconsin; and the Gateway Villas condominium on Fort Myers Beach. The master association’s own list calls this neighborhood “Westhaven Town Homes,” 76 units, which is the same place (Gateway Greens FAQ, October 2025).
Westhaven at Gateway has 76 homes on 79 parcels on the 2025 Lee County roll. Every home is a three-bedroom, two-and-a-half-bath townhome with a garage, 1,934 to 1,942 square feet of heated area, built in 2019 (30 homes) or 2020 (46 homes), on lots from about 1,760 to 3,730 square feet.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, tax year 2025 roll, queried October 28, 2026).
Roll field | Westhaven at Gateway |
|---|---|
Parcels | 79 (76 lots and 3 tracts) |
Homes | 76, land use single family residential |
Bedrooms and baths | 3 bedrooms, 2.5 baths on all 76 |
Heated area | 1,942 sq ft on 57 homes; 1,934 on 18; 1,940 on 1 |
Total area (heated plus garage and covered areas) | 2,351 sq ft on 58 homes; 2,325 on 18 |
Year built | 2019 on 30 homes; 2020 on 46 |
Streets | Westhaven Way 58 homes; Via Lighthouse Lane 18 homes |
Lot size | 50 lots of 0.0404 acre; 13 of 0.0552 acre; 13 end or corner lots of 0.0408 to 0.0856 acre |
All 18 Via Lighthouse Lane homes were built in 2020. Westhaven Way holds the other 58: 30 built in 2019 and 28 in 2020. The sales run on the county file matches the build order, with the first recorded owner sale on October 30, 2019.
On the 2025 roll, 9 of the 76 homes are held in an LLC, trust or company name, about 12 percent, and the rest are held by individuals. Renting is allowed within the limits in the rules section below.
Selling in Westhaven at Gateway? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Westhaven at Gateway? Call Marc at (239) 287-5873 or read how we represent buyers.
Lennar Homes built Westhaven at Gateway in 2019 and 2020 on land controlled by WCI Communities, LLC, the original Gateway developer and a Lennar subsidiary since February 2017. The Declaration was signed December 17, 2018, the first owner sale recorded October 30, 2019, and the last builder sale January 4, 2021.
Data updated: October 2026 (Lee County Property Appraiser roll and sales file, Florida Division of Corporations, Lee County permit reports).
WCI Communities, LLC, a Delaware limited liability company, signed the Declaration of Covenants, Conditions and Restrictions for Westhaven at Gateway on December 17, 2018. The Gateway Services District describes itself as “Founded by WCI Communities” (District history). Lennar completed its acquisition of WCI Communities on February 10, 2017, for about $643 million, with roughly 13,700 homesites in Florida (Lennar press release), which is why a Lennar-built neighborhood names WCI as its Declarant.
The association’s Articles of Incorporation, filed August 30, 2018, list its initial principal office as 10481 Six Mile Cypress Parkway in Fort Myers, the main address of Lennar Homes LLC on its Florida DBPR license record. Lee County’s residential permit reports list Lennar Homes LLC at that address on permits at 12549 Westhaven Way (April 2025 report), and the same address appears on the county’s February 2021 report.
The county sales file records 75 first sales to owners from October 30, 2019 to January 4, 2021, at prices from $190,000 to $220,000 and a $203,000 median. Fifteen closed in 2019, 59 in 2020 and one in January 2021. The county roll agrees that all 76 homes were complete: each carries a year built of 2019 or 2020.
Section 16.1 of the Declaration requires the Declarant to turn control of the association over to owners no later than 90 days after title to 90 percent of the lots has been conveyed. With the sales run above, that date fell in 2020 or 2021. The Florida record shows the association filed an annual report every year from 2019 through 2026.
Westhaven at Gateway recorded 18 resales in the 36 months to August 19, 2026, at a $286,000 median, from $227,000 to $349,000. That one median hides two price levels: ten sales from October 2023 to December 2024 at $282,000 to $349,000, and eight since January 2025 at $227,000 to $245,000.
Southwest Florida MLS figures for Westhaven at Gateway were not pulled for this edition (October 2026); the sales below are Lee County recorded, DOR-qualified sales, which include sales the MLS never sees.
Data updated: October 2026 (Lee County Property Appraiser sales file, index built October 7, 2026, newest recorded sale September 25, 2026, our analysis).
The 36-month window, October 2023 to August 19, 2026, is the first with 10 or more recorded sales, so it leads. We tracked all 18 Westhaven at Gateway sales in it. The county sales file records every one as a resale, because builder-direct sales ended in January 2021.
Sales | Median | Low | High | |
|---|---|---|---|---|
All qualified sales | 18 | $286,000 | $227,000 | $349,000 |
Builder-direct (first sale of a new home) | 0 | n/a | n/a | n/a |
Resale | 18 | $286,000 | $227,000 | $349,000 |
With 18 sales the median is the mean of the ninth and tenth, $282,000 and $290,000, so no single sale sits at $286,000. The 18 recorded sales total $5,181,500, a mean of $287,861.
Ten sales from October 2023 to December 2024 ran $282,000 to $349,000 with a $335,500 median. Eight sales from January 2025 to August 2026 ran $227,000 to $245,000 with a $241,000 median (the mean of $240,000 and $242,000). A $286,000 median sits in the gap between them and describes neither group, which is why we price a Westhaven home from the most recent sales rather than from the 36-month figure.
In the last 12 months we tracked 5 Westhaven at Gateway recorded sales, with a $235,000 median and $1,179,500 in total. Under 10 sales, we list them instead of leaning on a median.
Recorded | Street | Sold price | Heated sq ft | Price per sq ft |
|---|---|---|---|---|
October 17, 2025 | Westhaven Way | $235,000 | 1,942 | $121 |
November 26, 2025 | Westhaven Way | $227,500 | 1,942 | $117 |
January 7, 2026 | Westhaven Way | $227,000 | 1,942 | $117 |
January 30, 2026 | Via Lighthouse Lane | $245,000 | 1,942 | $126 |
August 19, 2026 | Via Lighthouse Lane | $245,000 | 1,934 | $127 |
Year | Sales | Median | Low | High | Median price per sq ft |
|---|---|---|---|---|---|
Builder first sales, October 30, 2019 to January 4, 2021 | 75 | $203,000 | $190,000 | $220,000 | n/a |
2021 resales | 10 | $272,450 | $232,500 | $315,000 | $141 |
2022 | 10 | $340,750 | $305,000 | $353,000 | $175 |
2023 | 11 | $349,000 | $330,000 | $368,000 | $180 |
2024 | 7 | $330,000 | $282,000 | $345,000 | $171 |
2025 | 5 | $240,000 | $227,500 | $243,000 | $124 |
2026 through August 19 | 3 | $245,000 | $227,000 | $245,000 | $126 |
One resale closed in 2020, at $220,000. The 2021 and 2022 medians are means of the middle pair because the counts are even. Price per square foot is the median of per-sale ratios on county heated area.
Over the 36 months the median was $147 per heated square foot. For the last 12 months it was $121, and for the eight sales since January 2025 it was $124. In 2023 it was $180.
Thirty-nine homes have two or more qualified sales on the county file. Homes bought from Lennar in 2019 and 2020 and resold in 2022 and 2023 closed 51 to 77 percent above their builder price, a median of 71 percent across 17 homes. The eight that resold in 2025 and 2026 closed 11 to 29 percent above the builder price. Those percentages mix 2020 builder prices with later resales and are a record of the roll, not a forecast.
Active listings change daily and were not part of the county file. For a current list with prices and photos, ask Marc at (239) 287-5873.
The county’s 2025 just value runs from $191,991 to $202,932, a median of $193,294, far below recent sale prices; it is an appraiser estimate set on January 1 of the prior year and should not be read as market value.
Selling in Westhaven at Gateway? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Westhaven at Gateway? Call Marc at (239) 287-5873 or read how we represent buyers.
The homes in Westhaven at Gateway are three-bedroom, two-and-a-half-bath Lennar townhomes with attached garages, 1,934 to 1,942 square feet of heated area and 2,325 or 2,351 square feet under roof including garage and covered areas, on lots of about 1,760 to 3,730 square feet. The county roll carries three heated-area values for the 76 homes.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, tax year 2025 roll, queried October 28, 2026).
Fifty-seven homes show 1,942 heated square feet, 18 show 1,934 and one shows 1,940; 58 show 2,351 square feet of total area and 18 show 2,325. The gap between heated and total area, 391 to 409 square feet, is garage and covered areas. Every home has an attached garage, three bedrooms and two and a half baths. Ask the seller for the original plan and any owner changes, since the roll does not describe the layout.
Fifty lots are 0.0404 acre, about 1,760 square feet; 13 are 0.0552 acre; and 13 end or corner lots run 0.0408 to 0.0856 acre. County land values are $43,040 on 58 lots, $47,764 on 15 lots and $52,488 to $56,687 on three. These are small attached-home lots, and the association maintains the front landscaping.
Lennar Homes built the townhomes in 2019 and 2020. Section 9 of the Declaration sets the shared-wall rules between neighbors, and the association maintains the roofs, exterior walls and paint across the building (section 8.1(B)). The roll does not carry roof age, air-conditioning age or window specifications, so a buyer’s inspection and a wind-mitigation report fill that gap.
Roll value, 2025 | Amount |
|---|---|
Just value, low | $191,991 |
Just value, median | $193,294 |
Just value, high | $202,932 |
Just value, mean | $194,945 |
Land value | $43,040 on 58 lots; $47,764 on 15; $52,488 to $56,687 on 3 |
The rules bar fences, garage conversions, window air conditioners, permanent sheds and rear screen enclosures, and the master association’s Design Review Committee meets generally the second Wednesday of the month at 3:00 p.m. (Gateway Greens FAQ). Check with Compass Rose Management before any exterior change.
Yes. Westhaven at Gateway is a neighborhood association inside Gateway Greens, so each owner belongs to the Westhaven homeowners’ association and to the master Gateway Greens Community Association, and also sits inside the Gateway Services CDD. Master dues are paid directly or through the neighborhood association, depending on the address, so confirm the billing on the estoppel certificate.
Data updated: October 2026 (Gateway Greens FAQ, October 2025; recorded Declaration sections 4.11 and 4.12).
Gateway Greens Community Association, Inc. describes itself as a Florida not-for-profit master homeowners’ association created in 1988 that oversees the Gateway Greens community and represents more than 1,400 residences (Gateway Greens). The District’s neighborhood layer lists 32 neighborhoods under this master association, and the master FAQ lists Westhaven among 16 neighborhood associations that have their own covenants. The master Declaration is recorded in Official Records Book 1977, page 1367.
The Westhaven Declaration gives the master association the roads and road rights-of-way, traffic signs, access-control gates, street lights, pavement, sidewalks, curbing and monuments (section 8.3). Gateway Greens is gated: the Main Gate off Gateway Boulevard is staffed around the clock, and the Westlinks gate is staffed on a posted weekday and weekend schedule. Security officers are a contracted private firm, and the FAQ says plainly that they are not police. Roads inside are private, the speed limit is 25 miles per hour (30 on Westlinks Drive), and overnight street parking is not allowed in the master community from midnight to 6 a.m.
The FAQ says master dues are paid either directly to the master association or to the neighborhood association, depending on the address, and that the neighborhood association is responsible for paying the master. Quarterly payments are due January 1, April 1, July 1 and October 1, with late fees after 30 days. Section 4.11 of the Declaration makes every owner a member of the master association who must pay its assessments, and section 4.12 does the same for the CDD.
The three charges are separate in law even when the association collects two of them together: the Westhaven association’s assessments, the master association’s assessments, and the CDD’s non-ad valorem assessment on the Lee County tax bill, plus the District’s own monthly utility bill for water and sewer. The next section covers the first two and the one after covers the CDD.
Westhaven at Gateway is run by Westhaven at Gateway Homeowners Association, Inc., a Florida not-for-profit corporation filed August 30, 2018 and managed by Compass Rose Management of Cape Coral. No public source publishes the association’s dollar dues, so this page prints no figure; the Declaration says what the dues cover and the estoppel certificate states what is owed.
Data updated: October 2026 (Florida Division of Corporations, read October 28, 2026; recorded Declaration; Gateway Services CDD budget adopted August 20, 2026).
The Florida Division of Corporations lists Westhaven at Gateway Homeowners Association, Inc. as document N18000009447, active, filed August 30, 2018, with a president, treasurer and vice president on file and annual reports every year from 2019 to 2026. Its principal and mailing address, and its registered agent, is Compass Rose Management, 1010 NE 9th Street, Suite A, Cape Coral, FL 33909, changed April 7, 2026. The Articles of Incorporation make every lot owner a member and give the association the powers of a homeowners’ association under Chapter 720, Florida Statutes.
Compass Rose Management is the property manager named on the District’s neighborhood layer, and the master association’s FAQ lists a named community manager for Westhaven at Compass Rose. The master community itself is managed by Alliant Property Management. Contact lines are on the Gateway Greens FAQ.
Section 8.1(B) of the Declaration has the association handle, on every lot, mowing, fertilizing, watering, irrigation, pruning and care of the lawns and landscaping installed with the original construction; painting of all exterior painted surfaces including garage doors, exterior walls, shutters and fascia; caulking of exterior windows and doors; cleaning, repair and replacement of roofs including garages (roof trusses excluded); annual pressure cleaning of front sidewalks, steps, roofs and exterior walls; repair of original boundary fences; and the lamp posts and mail kiosk.
The association does not maintain glass, screening, anything inside the home or later owner additions. Owners maintain the pipes, lines and wires that serve only their lot and all landscaping in the rear of the lot (sections 8.1(B) and 8.2). The two sections that matter most to a buyer’s budget are exterior and roof, which the association funds, and the interior, which the owner insures.
Section 4.10 sets a $300.00 initial capital contribution, paid at closing by the first purchaser from the Declarant. It applies to new-home buyers from Lennar, not to later resale buyers.
Late fees, interest and attorney fees are the owner’s personal obligation, and section 4.1 makes a new owner jointly and severally liable with the prior owner for unpaid assessments. Florida’s association lien and collection rules are in section 720.3085, which is why a seller orders an estoppel certificate before closing.
Charge | Who bills it | Amount | Source and date |
|---|---|---|---|
Westhaven association assessment | Westhaven at Gateway Homeowners Association, Inc. through Compass Rose Management | Not published; see the estoppel certificate | Declaration section 4.1 |
Master assessment | Gateway Greens Community Association, Inc., paid directly or through the neighborhood association | Not published; fee schedule is on a member portal | Gateway Greens FAQ, October 2025 |
Gateway Services CDD assessment | Lee County tax bill | $1,296.61 for fiscal year 2027 (Gateway Single Family rate) | District budget adopted August 20, 2026 |
Water, irrigation water and sewer | Gateway Services CDD, monthly utility bill | Metered; see the District rates page | District utilities page |
Trash and mosquito control | Separate lines on the tax bill, not in the CDD assessment | Set by the partner agencies | District public works page |
The Club at Gateway | The club | Not required; fees not published | Gateway Greens club page |
Initial capital contribution | Paid to the Declarant by the first buyer | $300.00 | Declaration section 4.10 |
The master FAQ says the Board “negotiated a long-term contract with Comcast to provide discounted basic bulk Cable TV and Internet service to all Gateway Greens residents as part of your HOA fees.” The Westhaven Declaration does not state whether Westhaven’s dues include it, so confirm it for the specific home.
The 2026 Lee County millage book gives the South Trail Fire tax district a total of 13.3623 mills (millage book). The Lee County Property Appraiser’s 2025 proposed-tax notice for one homesteaded Westhaven parcel shows total property taxes of $1,943.11 for 2024 and $2,014.68 proposed for 2025, and notes that non-ad valorem assessments such as the CDD are not listed on that notice (sample notice). That is one homesteaded parcel with a Save Our Homes benefit, not an average.
Before closing, ask Compass Rose Management for the current budget, the master policy declarations, any reserve information the association keeps, the estoppel certificate and any pending special assessment. Florida requires an association to keep official records open to members under section 720.303, and a seller in a mandatory association gives the buyer the disclosure summary in section 720.401 before the contract.
Selling in Westhaven at Gateway? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Westhaven at Gateway? Call Marc at (239) 287-5873 or read how we represent buyers.
The Gateway Services Community Development District charges a Westhaven at Gateway home $1,296.61 for fiscal year 2027, the adopted Gateway Single Family rate for October 1, 2026 to September 30, 2027. It combines $964.20 for operations, $175.09 for lake bank debt and $157.32 for Series 2023-1 debt, and appears on the Lee County tax bill.
Data updated: October 2026 (Gateway Services CDD budget adopted August 20, 2026, Resolution 2026-20; District HOA layer queried October 28, 2026).
Product type (District term) | Units | General Fund O&M | Lake Bank debt | Series 2023-1 debt | FY2027 total per unit | FY2026 | Change |
|---|---|---|---|---|---|---|---|
Gateway Single Family (Westhaven’s class) | 3,984 | $964.20 | $175.09 | $157.32 | $1,296.61 | $1,285.62 | +0.9% (+$10.99) |
Gateway Multifamily | 890 | $718.25 | $175.09 | $116.18 | $1,009.51 | $1,019.24 | -1.0% |
Arborwood | 143 | $752.77 | $175.09 | $157.32 | $1,085.17 | $1,067.59 | +1.6% |
Pelican Preserve Single Family | 1,668 | $1,153.88 | none | $33.37 | $1,187.25 | $1,185.98 | +0.1% |
The chart notes that the rates include a 4 percent gross-up, the early-payment discount allowance on the Lee County tax roll. The figures come from the District’s adopted FY2027 budget package, and the Gateway Single Family, Gateway Multifamily and Arborwood rates match the District’s June 4, 2026 workshop draft.
The District’s own neighborhood layer counts all 76 Westhaven homes as single family units and none as multifamily, and its 2022 methodology lists “Westhaven at Gateway, 76 units” in the Single Family neighborhood group next to Hammock Cove and Arborwood Preserve (2022 methodology report). That puts a Westhaven townhome in the $1,296.61 class, not the lower $1,009.51 multifamily class. Confirm it on the parcel’s tax bill, which is the final proof for any individual home.
For fiscal year 2027 the District adopted General Fund expenditures of $13,028,944 against $15,243,816 adopted for fiscal year 2026, about $2.2 million lower, and revenues of $5,447,744. Special assessments collected through the tax collector in the General Fund are budgeted at $5,148,692. The Lake Bank Restoration Fund projects $9,000,000 of work in fiscal year 2027, against $1,000,000 in the fiscal year 2026 budget, and debt service on the lake bank loans is budgeted separately at $1,224,074.
The District states that it plans, finances, constructs, operates and maintains community-wide infrastructure: stormwater management, potable and irrigation water supply, and street lighting, plus recreation including Commons Pool, the Sherman Soccer Complex, trails and common areas. It was established May 22, 1986 under Chapter 42F-1 of the Florida Land and Water Adjudicatory Commission and Chapter 190, Florida Statutes, and reports about 10,000 households inside its boundaries (District history, District facts page).
The District says waste collection and mosquito control are separate tax-bill items, not part of the assessment (public works page). Fire and rescue come from South Trail Fire, electric service from Florida Power and Light, and land use and zoning decisions belong to the county, not the District.
The District provides potable water, irrigation water and sewer service to Westhaven and bills it monthly; its potable supply “is provided by Lee County through an interlocal agreement” (utilities page). The District awarded full deployment of advanced metering, about 9,000 meters, starting June 2026 over roughly five months, and EyeOnWater leak alerts become available once a home’s meter is replaced (smart meter page, EyeOnWater page).
The District’s parks are open to residents. Parking fees began in the new fiscal year: non-residents pay $2.00 per hour at Commons Park, Fun Park and Sherman Soccer Complex, and residents park free with a registered Residential Parking Pass (parking program). Dog park membership is free for District residents and $350 per year or $75 per month for non-residents (parks page); the District’s advisory committee recommended relocating the dog park on June 2, 2026, with no final action recorded on the fact-check page.
Section 190.048 of the Florida Statutes requires a bold disclosure in every contract for the initial sale of a residential unit in a community development district that the district may levy taxes or assessments on the property (section 190.048), and section 190.021 authorizes the benefit special assessments collected on the tax bill (section 190.021). Section 7.2 of the Westhaven Declaration also requires each owner to disclose the District in writing to any later purchaser. The District’s public hearing notice warns that failure to pay will cause a tax certificate to be issued against the property, “which may result in a loss of title.”
The District’s 2022 methodology listed Westhaven’s 76 units with par debt of $9,088.17 per unit, a planning figure for the master improvement program. The debt component actually adopted for fiscal year 2027 is the $157.32 Series 2023-1 figure above, so the 2022 number should not be read as today’s bill.
Westhaven at Gateway’s rules come from the recorded Declaration and its rules and regulations: leases of 30 days or more, no more than three in 12 months, no short-term rentals, up to three cats or dogs with a pit bull ban, two vehicles per home, and a Board right to approve transfers. The Declaration governs anything not summarized here.
Data updated: October 2026 (recorded Declaration sections 12 and 14; Westhaven rules and regulations; Gateway Greens FAQ, October 2025).
Section 12.3 of the Declaration allows leasing with these limits: a minimum term of 30 consecutive days or one calendar month, whichever is less; no more than three leases of a home in any 12-month period; a new lease may not start sooner than 30 days after the first day of the prior lease; a written lease and a fully executed copy to the association at least 15 days before the term; no more than six overnight occupants; no subleasing or assignment; and occupants limited to the lessee, a spouse and unmarried children. The master association adds its own step: each lease needs advance approval from its management company, and until the Notice of Lease is approved “the tenant will not receive an entry pass.”
Section 12.1(A) states that “web-based short term rentals of all or a portion of any Townhome Unit is strictly forbidden,” and that advertising a unit on a web-based short-term rental platform is itself a violation. Time-sharing is also barred.
Section 12.2 requires guests to be registered with the association when the owner is away, with no more than six overnight occupants. Access is by transponder and the ISN resident app, and rideshare drivers must be added as vendors under the master rules.
Section 12.14 allows up to three animals, limited to domestic cats and dogs, plus fish and two indoor birds. Pit bull and pit bull mix dogs and other recognized aggressive breeds are prohibited regardless of size. Leashes may be no longer than six feet in common areas, and pets may not be left unattended on a patio or similar area. An owner may bar pets in a lease.
Section 12.15 allows a maximum of two vehicles per home and prohibits overnight street parking. Commercial vehicles, trailers, recreational vehicles, boats, motorcycles and similar vehicles must be kept in an enclosed garage, and garage doors stay closed except for entry and exit. Guest parking is for guests. The master association separately prohibits overnight street parking from midnight to 6 a.m. and fines violations $100 per day.
Sections 14.2 and 14.3 give the Board “the right, but not the obligation, to approve all transfers of ownership.” If the Board uses the right, a seller gives at least 20 days’ written notice before a sale or gift, and an entity or trust may own only with a designated primary occupant.
The rules and regulations bar window air conditioners, fences, garage conversions, permanent sheds, garage and yard sales, and screen enclosures at the rear. They allow only the American flag from a bracket by the front door and no “for sale,” “for rent” or “open house” signs in yards or windows. Roll-down shutters must match the wall color, seasonal residents may not put storm shutters up earlier than 72 hours before a storm warning, and they come down within 14 days. Holiday decorations run from Thanksgiving to January 15.
A South Trail Fire marshal letter dated August 23, 2018, hosted by the master association, applies fire code section 10.10.6.1 to dwellings of more than two units: no grill on a balcony, under an overhang or within 10 feet of any structure; listed electric tabletop grills up to 200 square inches are permitted; propane storage is limited to 2 pounds per unit; and fines run up to $500 (grill letter).
Trash containers go to the curb no earlier than 5 p.m. the day before pickup and back in the garage by 6 p.m. on pickup day. Mail is delivered to the central kiosk, and each home has a marked slot and key.
Rules change by amendment, and sources can lag. The recorded Declaration, the current rules and the estoppel package govern, and the Declaration and rules are read in the disclosure package before closing.
Westhaven at Gateway is not a 55+ community. The recorded Declaration and Westhaven’s rules and regulations contain no occupancy age rule, and a search of the Declaration for “55,” “age” and “senior” finds none. Pelican Preserve, a separate community inside the Gateway master plan, is the 55+ neighborhood.
Data updated: October 2026 (recorded Declaration read in full October 28, 2026; Gateway Services CDD budget adopted August 20, 2026).
The Declaration describes Westhaven as “a residential community of Townhomes” with membership for all lot owners, and none of its occupancy rules turns on age. Florida’s housing-for-older-persons exemption is in section 760.29, and a community must meet its tests and record its policy to claim it; nothing in Westhaven’s record does.
Pelican Preserve is a separate Gateway community: the District budgets a dedicated Pelican Preserve Fund (revenues $3,969,310 and expenditures $5,087,307 for fiscal year 2027) and a separate Pelican Preserve assessment class that serves only that 55+ silo, not Westhaven.
Bing suggestions for “westhaven” include “westhaven 55 plus community” and “westhaven active adult village.” Neither refers to Westhaven at Gateway.
Westhaven at Gateway has no pool, clubhouse or fitness center of its own. Its neighborhood amenities are the association-maintained landscaping, exterior painting, roof care and pressure cleaning, plus a central mail kiosk. Inside Gateway, residents can use the District’s parks and may join The Club at Gateway, which is optional.
Data updated: October 2026 (recorded Declaration section 8.1; Gateway Greens club page; Gateway Services CDD parks page).
The Declaration lists a mail kiosk, recreational areas “if any,” landscaping, lighting and the irrigation distribution system as association-maintained items (section 8.1(A)). The three common tracts are a right-of-way and two conservation and water-retention areas. No clubhouse, pool or fitness center is described in the Declaration, the rules or the District layer.
The Club at Gateway, at 12091 Gateway Greens Drive, is a privately owned 20-hole facility designed by Tom Fazio, founded in 1989, with a par 54 course inside the par 72 course, a 3,500-square-foot fitness center, a resort-style pool, bocce and pickleball courts, and Griffin Grille and Pub. In March 2018 the equity members voted 98.6 percent to sell the club to Lifestyle Management Group of Florida, and the club says that “Members do not pay assessments” after more than $5 million of clubhouse renovation (The Club at Gateway; master association club page).
The master association states that “Home ownership within Gateway Greens is not a requirement for Club membership, nor is Club membership a requirement for any home owner within Gateway Greens. Gateway Greens Community is not bundled with the club at Gateway.” A word search of the recorded Westhaven Declaration for “golf,” “club” and “Country” returns no hits. Club fees are not published on the club’s official pages we read, so this page prints none; the membership page lists contacts.
The District’s amenities include Gateway Fun Park (2.0 road miles), Gateway Commons Pool (2.3 road miles), the Sherman Soccer Complex, outdoor trails, the Linear Park and a member dog park. Residents need a registered parking pass. The District also runs lightning-detection warning systems at Commons Pool, the Sherman Soccer Complex and Commonwealth Drive (lightning alert page).
Lee County’s golf layer lists The Plantation Golf and Country Club at 2.5 road miles and The Club at Renaissance at 4.3 road miles, and the county park layer places the Six Mile Cypress Slough Preserve Interpretive Center about 4.3 miles away in a straight line (Lee County Golf_Course_Locations layer).
Westhaven at Gateway sits in FEMA Flood Zone X, an area of minimal flood hazard, at all six addresses we queried on October 28, 2026, with no base flood elevation, on countywide FIRM panel 12071C0445F effective August 28, 2008. Lee County evacuation Zone D applies. Minimal hazard is not zero hazard, so ask for a flood quote either way.
Data updated: October 2026 (FEMA National Flood Hazard Layer, queried October 28, 2026; Lee County evacuation zone layer).
Address | FEMA zone | Zone detail | Base flood elevation | FIRM panel | Panel effective |
|---|---|---|---|---|---|
12527 Westhaven Way | X | Area of minimal flood hazard | None | 12071C0445F | August 28, 2008 |
12538 Westhaven Way | X | Area of minimal flood hazard | None | 12071C0445F | August 28, 2008 |
12548 Westhaven Way | X | Area of minimal flood hazard | None | 12071C0445F | August 28, 2008 |
12568 Westhaven Way | X | Area of minimal flood hazard | None | 12071C0445F | August 28, 2008 |
12545 Westhaven Way | X | Area of minimal flood hazard | None | 12071C0445F | August 28, 2008 |
12514 Westhaven Way | X | Area of minimal flood hazard | None | 12071C0445F | August 28, 2008 |
We took each parcel’s coordinates from the Lee County parcel layer and sent them as points to FEMA’s flood hazard zones layer and FIRM panel layer. Each point returned zone X, “Area Of Minimal Flood Hazard,” not a Special Flood Hazard Area, with no static base flood elevation. The panel type is “Countywide, Not Printed.”
Zone X describes the mapped 1 percent annual chance flood, and it does not describe every possible flood. A federally backed mortgage does not require flood insurance on that basis alone, but a lender, an insurer or a buyer may still want it. Ask your agent for a quote either way.
Lee County’s evacuation zone layer places the neighborhood in Zone D, storm surge zone 4 (Lee County evacuation zones, Zone D county sheet). In the county’s scheme Zone A is ordered out first, and Zone D leaves only in the strongest events. Check the county’s address lookup before each season.
Lee County’s floodplain page says flood zones in unincorporated Lee County qualify for a 25 percent flood insurance discount (Lee County floodplain management). Westhaven is in unincorporated Lee County with no city millage. Zone X policies generally earn a smaller discount than policies in Special Flood Hazard Areas, and the exact class was not confirmed in the pages we read, so confirm the discount with your agent.
Westhaven’s Declaration makes the association answerable to the South Florida Water Management District for the stormwater management system unless the CDD administers it, and bars amendments affecting it without district consent (sections 17.5 and 17.6). The Gateway Services District publishes a stormwater asset map of ponds, culverts, weirs and inlets and funds a lake bank restoration program ($9,000,000 budgeted for fiscal year 2027).
Westhaven at Gateway sits inland of the coastal surge that Hurricane Ian drove into Fort Myers Beach, where the National Hurricane Center reports 10 to 15 feet of inundation, and 5 to 8 feet up the Caloosahatchee River in Fort Myers. No source we read describes Westhaven-specific damage, so this page claims nothing either way.
Data updated: October 2026 (National Hurricane Center tropical cyclone reports; Lee County records).
The National Hurricane Center report says Ian made landfall near Cayo Costa as a Category 4 hurricane (130 knots, 941 millibars) with “a catastrophic storm surge along the southwest coast of Florida.” It reports peak inundation of 10 to 15 feet above ground level in Fort Myers Beach, 5 to 8 feet up the Caloosahatchee River in Fort Myers, and 7.26 feet above mean higher high water at the NOS tide gauge near downtown Fort Myers (Ian report). All 76 Westhaven homes were already built when Ian struck, with year built 2019 or 2020 on the county roll.
Those surge figures describe the coast and the river. Westhaven’s center is about 26.56 degrees north and 81.76 degrees west, inland and north of Southwest Florida International Airport. Lee County’s recovery plan says it ordered mandatory evacuation of Evacuation Zones A and B for Ian (CDBG-DR Action Plan); Westhaven is in Zone D.
The Helene report records the NOS tide gauge on the Caloosahatchee River in Fort Myers at 5.12 feet above mean higher high water, and storm surge inundation of 3 to 5 feet above ground level from south of Englewood to Bonita Beach (Helene report).
The Milton report records maximum surge inundation of 4 to 6 feet above ground level south of Boca Grande through Bonita Beach, including the Caloosahatchee River, and 5.27 feet above mean higher high water at the Fort Myers tide gauge (Milton report).
Florida’s state summary reported that Florida Power and Light had restored 99 percent of the households it could reach in Lee County by October 8, 2022 (Governor’s Ian recovery update).
We found no Westhaven-specific damage report, flooding report or special assessment in the National Hurricane Center reports, Lee County recovery documents or District agendas we read. This page does not say “no damage,” and buyers should ask the association for its storm history and the seller for any claim history. The Lee County Property Appraiser invites owners to report hurricane damage through the personalized code on the tax notice.
Insurance at Westhaven at Gateway runs on a condominium model: the Declaration has the association insure the buildings as though the neighborhood were a residential condominium, and each owner buys an HO-6 policy for the interior and contents with loss assessment coverage. That split changes what a buyer’s own quote includes.
Data updated: October 2026 (recorded Declaration, Article 10 and section 8; Florida Statutes section 627.711).
Sections 8.1 and 10.2 of the Declaration state that “it is the Declarant’s intent that the Association will obtain and maintain insurance as though this development was created and developed as a residential condominium,” and that after a certificate of occupancy the association is responsible for insuring “the entire building.” The named insured is the association and the owners, with mortgagees. Roofs, exterior walls, exterior paint and pressure cleaning are association duties funded by assessments (section 8.1(B)), so roof age and replacement reserves are association matters.
Section 10.1 requires each owner to carry “a standard HO6 condominium unit owners insurance policy” covering interior finishes, built-in cabinets, appliances, water heaters, air conditioning and electrical fixtures, personal property and owner improvements, with endorsements for leakage, seepage and wind-driven rain and “loss assessment protection at the maximum available coverage amount.”
When the master policy has a large deductible or a claim exceeds it, the association can assess owners. Loss assessment coverage on the HO-6 policy is the Declaration’s answer, which is why the Declaration asks for the maximum available amount. Ask the carrier what it pays and for what kinds of assessments.
Florida law requires insurers to notify applicants of hurricane premium discounts and to use a uniform mitigation verification inspection form (section 627.711; related rate filing statute 627.0629). In a master-insured building the exterior wind features belong to the master policy, so the owner’s HO-6 prices contents, interior and loss assessment.
Ask Compass Rose Management for the master policy declarations page, the deductible, the current budget and any reserve information, and ask your own agent to quote an HO-6 policy with maximum loss assessment coverage before you commit.
No public per-address source publishes Citizens Property Insurance eligibility, private carrier availability or premiums for Westhaven, so this page prints no premium number.
Westhaven at Gateway addresses fall in Lee County’s elementary choice proximity zone J, middle school zone EE and the East 2 high school zone, and in School Board district 2. These are choice zones, not guaranteed attendance zones, so confirm assignment by address with the School District of Lee County before relying on a school.
Data updated: October 2026 (Lee County school proximity zone layers, queried October 28, 2026; School District of Lee County enrollment plan 2026 to 2027).
Lee County’s school proximity zone layers return elementary zone J, middle zone EE and high school zone East 2 at the center of the neighborhood (school proximity zones). The district’s Student Enrollment Plan 2026 to 2027 lists zone J as Colonial, Gateway, Ray V. Pottorf and Treeline elementary schools, and zone EE as Fort Myers Middle and P.L. Dunbar Middle.
Families rank schools in their zone and a lottery with preferences assigns seats. The plan says families who require bus transportation are guaranteed an available seat at a school with capacity in their proximity zone, and students within two miles of a school get no district transportation. Registration opens the first Monday in November, and the Student Enrollment Office is at 2855 Colonial Boulevard.
School | Road miles | Free-flow minutes |
|---|---|---|
Gateway Charter High School | 0.8 | 2.9 |
Gateway Elementary School | 2.4 | 5.7 |
Gateway High School | 3.4 | 7.5 |
Treeline Elementary School | 5.2 | 11.7 |
Varsity Lakes Middle School | 7.2 | 16.7 |
Paul Lawrence Dunbar Middle School | 9.7 | 17.0 |
No middle school sits inside Gateway on the county layer, so the zoned middle school must be confirmed by address. Gateway Charter School is a charter campus on Gateway Boulevard and Commonwealth Drive (Florida DOE school report). Private options nearby include Concordia Christian High School and Crosspointe Academy.
Use the district’s school zone page and its address lookup tool. We do not print school grades here because assignment depends on the address and the choice process.
Westhaven at Gateway is 2.6 road miles and about 8 minutes from the Southwest Florida International Airport terminal road, 7.1 miles and 14 minutes from Gulf Coast Medical Center, and 1.3 miles from The Club at Gateway. Times are free-flow estimates without traffic, so allow more at peak hours.
Data updated: October 2026 (OSRM routing and Lee County GIS destination coordinates, computed October 28, 2026).
Destination | Road miles | Free-flow minutes |
|---|---|---|
South Trail Fire Station 64 | 0.6 | 2.7 |
The Club at Gateway | 1.3 | 5.6 |
Gateway Fun Park | 2.0 | 5.5 |
Gateway Commons Pool | 2.3 | 6.7 |
Southwest Florida International Airport, Terminal Access Road | 2.6 | 8 |
The Plantation Golf and Country Club | 2.5 | 7.5 |
The Club at Renaissance | 4.3 | 10.4 |
East County Regional Library | 6.8 | 13.3 |
Gulf Coast Medical Center | 7.1 | 14 |
HCA Florida emergency room | 7.8 | 14.4 |
Lee Health Fort Myers | 9.8 | 16.8 |
Lovers Key State Park | 29.6 | 44 |
We routed from the center of the neighborhood (26.5610 N, 81.75785 W, the mean of the parcel coordinates) to each destination using the OpenStreetMap-based OSRM routing service on October 28, 2026, with destination coordinates from Lee County GIS layers or an OpenStreetMap lookup. Free-flow means no traffic delay is modeled. We did not measure I-75, downtown Fort Myers or the Fort Myers Beach and Sanibel crossings, so this page prints no time for them.
Southwest Florida International Airport is at 11000 Terminal Access Road (airport page). At 2.6 road miles, Westhaven is much closer to it than Windsong, which is 9.1 road miles and about 18 minutes away by the same method.
The Lee County fire layers place the neighborhood in South Trail Fire response zone 64A, served from Station 64 at 12780 Commonwealth Drive, 0.6 road miles away. Law enforcement is the Lee County Sheriff’s Office; the Gateway Greens security officers are a contracted private firm that “are not police.”
Around Westhaven at Gateway the planned change is mostly utility and commercial: Florida Power and Light plans a second transmission line through Gateway easements starting late 2026 or early 2027, the Gateway Services District is funding lake bank and soccer complex work, and the county’s nearby development list is airport-area industrial and commercial rather than new homes.
Data updated: October 2026 (Gateway Services CDD pages; Lee County Development Activity Projects layer, queried October 28, 2026).
Florida Power and Light plans a second Orange River to Puma transmission line alongside an existing line in FPL easements through Gateway, including the Linear Park, with vegetation clearing potentially along the full width of the easement, starting late 2026 or early 2027 and lasting about four months in the Gateway area. FPL is responsible for design, permitting, clearing and construction (District transmission page). The sources do not say whether the easement touches the Westhaven boundary, so buyers should check FPL’s location maps on that page.
The District lists Sherman Soccer Complex lighting, parking and field work of about $3 million over its planning cycle and a sidewalk along the Gateway Boulevard frontage (District facts page, district projects). Its fiscal year 2027 General Fund capital budget is $100,350 against $261,500 the year before.
Lee County’s development activity layer lists about 40 projects within roughly three miles. In the Gateway/Airport planning area they are mostly industrial, commercial and hotel projects around the airport, such as Stor-All Public Warehouse (a four-story, 90,000-square-foot self-storage building, development order stage) and the Florida Gulf Coast Technology and Research Park (240 hotel units, 650,000 square feet of retail, 400,000 square feet of office and 3,897,000 square feet of industrial on 231 acres, development order stage) (county layer).
The residential projects in the layer sit in other planning areas: Wildblue (1,096 units) and The Place at Corkscrew (1,325 units) under construction in Southeast Lee County, and Esplanade Lake Club, shown as complete, in San Carlos. For that community, see our Esplanade Lake Club page.
All 76 lots are built, so there is no undeveloped Westhaven land and no builder inventory.
Westhaven at Gateway and Windsong are both Fort Myers neighborhoods of attached homes built between 2018 and 2021, but Westhaven offers larger three-bedroom townhomes at about $147 per heated square foot over 36 months, while Windsong’s smaller paired villas with a community pool traded near $231 per square foot, and Windsong carries no CDD charge.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, windows named in the table; listing-reported items are marked).
Windsong is a community of 104 paired villas that Neal Communities built in ZIP 33966, covered on our Windsong page. The table sets the two side by side on the same yardsticks.
Yardstick | Westhaven at Gateway | Windsong |
|---|---|---|
Homes on the county roll | 76 townhomes | 104 paired villas |
Builder and years built | Lennar Homes, 2019 to 2020 | Neal Communities, 2018 to 2021 |
Heated area | 1,934 to 1,942 sq ft | 1,632 or 1,842 sq ft |
Bedrooms and baths | 3 bedrooms, 2.5 baths | 2 or 3 bedrooms plus den, 2 baths |
ZIP and jurisdiction | 33913, unincorporated Lee County | 33966, unincorporated Lee County |
Special district | Gateway Services CDD, $1,296.61 for FY2027 | None (county roll shows only the South Trail Fire district; listings say no CDD) |
Association dues | Not published; see estoppel | About $1,438 per quarter, listing-reported September 2026 |
Pool and clubhouse | None inside Westhaven | Clubhouse, pool, spa and dog park, listing-reported |
Leasing | 30-day minimum, 3 leases per 12 months | 180-day minimum, listing-reported |
Pets | Up to 3 cats or dogs, pit bull ban | 2 pets, listing-reported |
Recorded sales since October 2023 | 18, median $286,000, $227,000 to $349,000 | 27, median $405,000, $332,000 to $520,000 |
Recorded sales, latest 12 months | 5, median $235,000 | 13, median $370,000 |
Median price per heated sq ft, 36 months | $147 | $231 |
FEMA flood zone | X at six addresses tested | X on the county map after FEMA map-change letters; FEMA’s national viewer still shows AH or AE on most lots |
Evacuation zone | D, surge zone 4 | C, surge zone 3 |
Drive to the airport terminal road | 2.6 miles, about 8 minutes | 9.1 miles, about 18 minutes |
The Windsong figures come from the Lee County Property Appraiser sale fields, the Florida Division of Corporations, Lee County zoning and flood layers, and listing remarks dated September 2026; the dues, pool and rental items for Windsong are listing-reported because its recorded Declaration was not available to read. Median price per square foot is the median of per-sale ratios on county heated area.
Westhaven at Gateway comes out ahead on size and price: three bedrooms and about 1,940 square feet at a lower price per square foot, an association that insures the buildings and handles the roof and exterior, and a short drive to the airport, with a CDD charge of $1,296.61 a year on the tax bill.
Windsong comes out ahead on amenities and the tax bill: a community pool and clubhouse inside the gate, no CDD charge and a lake setting, set against a smaller home, a higher price per square foot and a longer drive to the airport.
Selling in Westhaven at Gateway? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying in Westhaven at Gateway? Call Marc at (239) 287-5873 or read how we represent buyers.
Westhaven at Gateway has the lowest median sale price of the four Fort Myers neighborhoods we compare here, $286,000 over 36 months against $770,000 at Esplanade Lake Club, $365,000 at Paseo and $405,000 at Windsong. Windows differ by source, so the table states each one.
Data updated: October 2026 (Lee County recorded sales; Southwest Florida MLS as published on our Paseo page; windows named in the table).
Yardstick | Westhaven at Gateway | Esplanade Lake Club | Paseo | Windsong |
|---|---|---|---|---|
Homes counted | 76 townhomes | 814 residential parcels (655 single-family homes, 104 condominium units, 55 vacant lots) | 1,146 homes | 104 paired villas |
Builder | Lennar Homes | Taylor Morrison, with Pulte Homes and Seagate Development Group | Stock Construction, 2006 to 2017 | Neal Communities |
Gated | Yes, per the District’s layer | Gated | Gated, all ages | Entry gates per listings; county layer says no |
ZIP | 33913 | 33913 | 33912 | 33966 |
Special district | Gateway Services CDD, $1,296.61 FY2027 | CDD, $2,091.20 to $3,444.02 by lot class FY2027 | Paseo CDD, fee stack on its page | None per listings |
Recorded sales in the window | 18 in 36 months to Aug 19, 2026 | 114 in 12 months to Sept 25, 2026 | 69 in 12 months (MLS, pulled July 2026) | 27 in 36 months to Sept 4, 2026 |
Median sale price | $286,000 | $770,000 | $365,000 | $405,000 |
Median price per heated sq ft | $147 (36 months) | $361.32 (50 sales the roll could measure) | $276.64 (aggregate) | $231 (36 months) |
Flood map | Zone X at six addresses tested | Zone X flood maps (per its page) | Zone AE on 1,201 of 1,203 parcels, base flood elevation 19.0 feet | X on county map, AH or AE on FEMA’s national viewer |
Windows differ because the sources do: each figure is that community’s own most recent window with the source named. The Esplanade Lake Club and Paseo figures are taken from their pages on this site, and the Westhaven and Windsong figures from the Lee County sales file.
Esplanade Lake Club is a gated Taylor Morrison lake community off Alico Road in the same ZIP, 33913, with 814 residential parcels on the county roll, 114 recorded sales in the 12 months to September 25, 2026 at a $770,000 median, and district charges from $2,091.20 for a condominium to $3,444.02 on the highest annexation class for fiscal year 2027. It is newer, larger and on the water, and priced accordingly.
Paseo is a gated, all-ages resort community of 1,146 homes on 438.8 acres inside Fort Myers city limits, built by Stock Construction from 2006 to 2017 around a 26,000-square-foot Village Center, with 69 sales and a $365,000 median in its trailing 12 months on the Southwest Florida MLS (pulled July 2026). Its flood picture differs from Westhaven’s: Paseo reads as FEMA Zone AE on 1,201 of its 1,203 parcels, with a base flood elevation of 19.0 feet.
Windsong, covered in the section above, is the closest comparison on build years and attached product. It carries no CDD and has a pool, but it costs more per square foot.
Westhaven at Gateway trades at about 64 percent of Windsong’s price per square foot over 36 months ($147 against $231, our arithmetic) and far below the larger lake communities, because it has no amenities of its own and carries a district charge on top of association dues. For buyers who value space over amenities, that gap is the opportunity; for sellers, it is why pricing from the Westhaven record rather than from Gateway or Fort Myers averages matters.
Westhaven at Gateway’s honest case is a larger three-bedroom townhome with the roof and exterior handled by the association, a gated entry system, a short drive to the airport and recent prices in the mid $200,000s. The honest cost is three layers of charges, a thin resale market and no pool or clubhouse of its own.
Data updated: October 2026 (Lee County recorded sales and roll; recorded Declaration; District budget adopted August 20, 2026).
Selling a Westhaven at Gateway home well means pricing it against its own 18 recorded sales of the last 36 months, not the lake communities nearby, and answering buyer questions about the CDD, master insurance and lease and pet rules with the association’s papers. McGreevy and Comisar build every listing around those steps.
Data updated: October 2026 (Lee County recorded sales, DOR-qualified, our analysis).
If you’re searching for a Westhaven at Gateway listing agent, or thinking, “I need someone to sell my Westhaven at Gateway home…”, you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Westhaven homes against the county’s recorded sales, split by sale year, and put the estoppel certificate, the CDD rate and the insurance terms in front of a buyer before the buyer has to ask.
In the 36 months to August 19, 2026, 18 Westhaven at Gateway homes sold on the county record for $5,181,500 in total, at a $286,000 median. In the last 12 months we tracked 5 recorded sales totaling $1,179,500, from $227,000 to $245,000. Days on market and sale-to-list ratio are Southwest Florida MLS measures that the county record does not carry; we pull them for each listing file.
Buyers ask four things before they write: what the association and master dues are, what the CDD adds, what the master policy covers, and whether they can rent or bring their dogs. A seller who has the estoppel certificate ordered, the master policy declarations page in hand and the CDD rate confirmed on the tax bill shortens the deal. The Board may approve transfers on 20 days’ written notice if it chooses to exercise that right, a lease needs a Notice of Lease approved before the tenant gets an entry pass, and the rules bar for-sale and open-house signs in yards and windows, so marketing runs online and by appointment.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 (section 201.02), which is $1,715 on a $245,000 sale (our arithmetic), and the owner’s title policy; the contract controls. The association’s estoppel certificate fee is capped by statute, and the Florida DBPR estoppel fee schedule lists the current caps. Florida also requires flood disclosures at or before contract (section 689.302).
Start with our free home valuation, and we will follow up with a number built on the county’s recorded sales, adjusted for sale date, lot position and condition. Our Fort Myers home valuation page explains how we price across the city.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. For the full process, read our guide to selling a home in Fort Myers.
The six questions Westhaven at Gateway sellers ask us first, answered from the record.
Recent recorded sales ran $227,000 to $245,000 for the eight sales since January 2025, a $241,000 median; a home with a better position, condition or updates can sit above that.
The county record carries no days on market; we pull that from the MLS for your listing file.
The association’s estoppel certificate, the governing documents, the CDD disclosure in writing under section 7.2 of the Declaration, and the Florida flood disclosure.
The Board has the right, not the obligation, to approve transfers, and if it uses the right it needs 20 days’ written notice.
No. The rules bar for-sale, for-rent and open-house signs in yards and windows.
Leasing is allowed for 30 days or more, up to three times in 12 months, with association and master approval of each lease.
McGreevy and Comisar are the Southwest Florida team Westhaven at Gateway owners call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Fort Myers neighborhoods street by street.
Data updated: October 2026 (career totals as published by the team).
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Westhaven at Gateway home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Westhaven at Gateway? Call Marc at (239) 287-5873, or read about buying a home in Fort Myers.
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★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Westhaven at Gateway buyers ask what the homes cost, what the dues and CDD charge cover, who insures what, whether they can rent or keep pets, whether it is gated or 55+, and what the flood zone means. Each answer draws on a county record, the Declaration, a statute or the District; unpublished facts are labeled.
Data updated: October 2026 (Lee County Property Appraiser roll and sales file; recorded Declaration; Gateway Services CDD budget adopted August 20, 2026).
It suits buyers who want a three-bedroom townhome of about 1,940 square feet with exterior and roof care included, a gated entry and a short drive to the airport, and who accept three layers of charges and no pool of its own.
The eight county-recorded sales since January 2025 ran $227,000 to $245,000, a $241,000 median. In the 36 months to August 19, 2026, 18 sales ran $227,000 to $349,000 at a $286,000 median.
No primary public source publishes it. The Westhaven association bills it through Compass Rose Management, and the estoppel certificate states the exact amount; do not rely on a figure from a third-party site.
Under Declaration section 8.1(B): original lawns and landscaping care, exterior painting, window and door caulking, roofs, annual pressure cleaning, original boundary fences, lamp posts and the mail kiosk, plus the building insurance.
Yes. The Gateway Services District’s neighborhood layer records it as gated, and it sits inside the gated Gateway Greens community with a staffed Main Gate and other entrances.
FEMA’s flood layer returned Zone X, minimal flood hazard, with no base flood elevation, at all six Westhaven addresses we queried on October 28, 2026. Lee County evacuation Zone D applies.
The Gateway Services Community Development District adopted $1,296.61 per Gateway Single Family unit for fiscal year 2027, billed as a non-ad valorem line on the Lee County tax bill.
$1,296.61 for October 1, 2026 to September 30, 2027, made of $964.20 operations, $175.09 lake bank debt and $157.32 Series 2023-1 debt, up $10.99 from $1,285.62 the year before.
No. The master association says home ownership is not a requirement for Club membership, nor is Club membership required of any owner, and the Westhaven Declaration contains no club requirement.
Lennar Homes built the homes. The Declarant that signed the Declaration on December 17, 2018 was WCI Communities, LLC, a Lennar subsidiary since February 2017.
Thirty homes carry a 2019 year built and 46 carry 2020. The first owner sale on the county file closed October 30, 2019 and the last builder sale January 4, 2021.
Seventy-six homes on 79 parcels; the other three parcels are common-area tracts owned by the association.
The county roll shows three heated-area values, 1,942, 1,934 and 1,940 square feet, all three bedrooms and 2.5 baths. Ask the seller for the original plan and any later changes.
County heated area is 1,934 to 1,942 square feet, and total area including garage and covered areas is 2,325 or 2,351 square feet.
Yes, with limits: at least 30 days, no more than three leases in 12 months, a written lease delivered at least 15 days before the term, and master association approval of each lease.
No. Declaration section 12.1(A) forbids web-based short-term rentals and treats advertising a home on such a platform as a violation.
Yes, up to three animals limited to domestic cats and dogs, plus fish and two indoor birds. Pit bull and pit bull mix dogs and other recognized aggressive breeds are prohibited.
The addresses fall in elementary zone J, middle zone EE and the East 2 high school zone under Lee County’s choice plan. Confirm the assignment by address with the school district.
2.6 road miles and about 8 free-flow minutes to the Southwest Florida International Airport terminal road, measured on October 28, 2026.
The association insures the buildings as if a condominium, and each owner must carry an HO-6 policy with endorsements for wind-driven rain and maximum loss assessment coverage (section 10.1).
The association does, including cleaning, repair and replacement of roofs and garages (trusses excluded), funded by assessments (section 8.1(B)).
Yes. Section 8.1(B) has the association paint exterior surfaces, including garage doors, walls, exterior doors, shutters and fascia.
No. The Declaration and rules contain no age restriction. Pelican Preserve, elsewhere in the Gateway master plan, is the 55+ community.
Yes. The District’s neighborhood layer names Gateway Greens Community Association, Inc. as the master association, and the Declaration makes every owner a member.
Owners belong to the Westhaven association and the master association, and master dues are paid directly or through the neighborhood association depending on the address. The CDD is a third charge, on the tax bill.
Not inside Westhaven. Nearby options are the District’s Commons Pool, 2.3 road miles away, and the optional Club at Gateway.
Only inside an enclosed garage. Section 12.15 requires boats, recreational vehicles, trailers, commercial vehicles and motorcycles to be kept in an enclosed garage.
A maximum of two vehicles per home, with no overnight street parking.
No. Pit bull and pit bull mix dogs are prohibited regardless of size under section 12.14.
No. The rules and regulations bar fences. The association repairs the original boundary fences.
Not within 10 feet of any structure, under an overhang or on a balcony, according to the fire marshal letter; listed electric tabletop grills up to 200 square inches are permitted.
Florida Power and Light plans a second Orange River to Puma line through Gateway easements from late 2026 or early 2027. The sources do not say it touches Westhaven; check FPL’s maps.
Each townhome is conveyed with its own lot, the county codes them single family residential, and the Declaration speaks of owners of a lot or townhome unit. Building insurance follows a condominium model.
A Cape Coral association management company serving Lee County, and the registered agent and property manager for the Westhaven association.
The Gateway Services CDD provides potable and irrigation water and sewer; its potable supply comes from Lee County under an interlocal agreement.
Friday, with Waste Pro, according to the Lee County garbage layer. Containers go to the curb no earlier than 5 p.m. the day before.
South Trail Fire Protection and Rescue Service District, response zone 64A, from Station 64 at 12780 Commonwealth Drive.
Westhaven at Gateway sellers ask what their townhome is worth, how recorded sales have moved, what approvals and disclosures a sale needs, how the CDD and rental rules affect buyers, and what selling costs. Each answer below draws on the county record, the Declaration, a statute or our own analysis.
Data updated: October 2026 (Lee County recorded sales through August 19, 2026, our analysis; recorded Declaration).
Recent recorded sales ran $227,000 to $245,000 for the eight sales since January 2025. Position, condition and updates move a home within or above that band, and a free valuation prices it against the record.
Eleven sold on the county record in 2023, from $330,000 to $368,000 at a $349,000 median, about $180 per heated square foot.
Three recorded sales through August 19, 2026: $227,000 on January 7, $245,000 on January 30 and $245,000 on August 19.
Five recorded sales in 2025, from $227,500 to $243,000 at a $240,000 median. In the last 12 months to the county file’s newest sale we tracked 5 recorded sales.
Among resales, $368,000 on July 21, 2023, for 12074 Via Lighthouse Lane.
The county record has no days on market, and the Southwest Florida MLS figure was not pulled for this edition. We provide it for your listing file.
The Board has the right, not the obligation, to approve transfers under sections 14.2 and 14.3. Ask Compass Rose Management whether the Board is exercising it.
Only if it exercises the right in the Declaration. Entities and trusts may buy only with a designated primary occupant.
If the Board exercises the approval right, at least 20 days’ written notice before a sale or gift (section 14.2).
No. The rules bar for-sale, for-rent and open-house signs in yards and windows, so listings are shown by appointment and online.
Typically any unpaid assessments and the estoppel certificate fee, the documentary stamp tax at $0.70 per $100 of the price, the owner’s title policy (customary for a Lee County seller) and prorated taxes. The contract controls.
Ask Compass Rose Management in writing. Florida caps the fee an association may charge (DBPR fee schedule), and the certificate states what is owed.
Compass Rose Management, 1010 NE 9th Street, Suite A, Cape Coral, FL 33909, per the Florida corporate record and the District’s neighborhood layer.
Section 7.2 of the Declaration requires the owner to disclose in writing to any later purchaser that the property is within the Gateway Services Community Development District.
Recorded prices have settled in the mid $200,000s after the 2022 and 2023 peak. Whether to sell depends on your purchase price, plans and carrying costs; we run the numbers on your home.
The county record does not show monthly seasonality for 18 sales. Winter buyers are common in Southwest Florida, and we time a listing from current inventory and your goals.
Interior items first, since the association handles exterior paint and roofs. Have the HVAC, water heater and any rear landscaping you maintain in good order, and keep records of owner-installed upgrades.
Yes, because the dollar amounts are not published and they sit beside a CDD charge of $1,296.61. A seller who delivers the budget and estoppel early keeps questions from stalling an offer.
From the recorded sales for the same neighborhood, weighted to the most recent months, then adjusted for lot position and condition. Gateway-wide or Fort Myers averages mislead here.
Yes, for 30 days or more, up to three leases in 12 months, with the lease filed 15 days before the term and master association approval. Short-term rentals are forbidden.
$300.00, paid at closing by the first purchaser from the Declarant (section 4.10). It does not apply to a resale.
No more than three in any 12-month period, and the master association’s policy also limits rentals to three a calendar year with a 30-day minimum.
Yes, within the lease limits and the Board’s transfer-approval right. On the 2025 roll about 12 percent of homes are held in an LLC, trust or company name.
Buyers add the $1,296.61 to their annual cost. Because every Westhaven home carries it, it is built into the market rather than a discount against it; it does matter against Windsong, which has no CDD.
Price from the record, order the estoppel, confirm the CDD rate, list with disclosures, show by appointment, negotiate, then close with the title company. We manage each step.
Unpaid assessments are paid from the proceeds at closing, because a new owner is jointly and severally liable for them (Declaration section 4.1; Florida Statutes section 720.3085).
Choose a team that prices it from the county record. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Homes bought from Lennar in 2019 and 2020 and resold in 2022 and 2023 sold for 51 to 77 percent above their builder price; those resold in 2025 and 2026 sold for 11 to 29 percent above (our analysis of the 39 homes with two or more recorded sales).
The county record shows the drop but not the cause. The 2023 median was $349,000 on 11 sales and the 2025 median was $240,000 on 5 sales.
Some do. Florida Power and Light has planned a second line in existing Gateway easements, and we help buyers check FPL’s map for your address.
Mostly the HO-6 coverage: interior value, wind-driven rain and loss assessment. Have the master policy declarations page ready, since the association insures the building.
Yes, but under section 14.3 the entity may own only with a designated primary occupant, so the buyer’s documents must name one.
Yes. The county sales file lists every recorded transfer by address, and we pull it, with the builder price and any prior resale, as part of your valuation.
Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a pricing method built on the county record for your neighborhood.
These are the original Westhaven at Gateway documents and records we read for this page, each linked at the office or association that issues it: the recorded Declaration, the rules, the fire marshal letter, the master association FAQ, the District budget, the state corporate record and the hurricane report.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | Gateway Greens Community Association | Maintenance, insurance, leasing, pets, parking and transfers | |
2 | Gateway Greens Community Association | Exterior, sign, shutter and trash rules | |
3 | South Trail Fire Protection and Rescue Service District | Grill setbacks and propane limits | |
4 | Gateway Greens Community Association | Gates, dues timing, leasing and neighborhood list | |
5 | Gateway Services CDD | The $1,296.61 assessment and the budget | |
6 | Articles of Incorporation of the Westhaven association (PDF) | Florida Division of Corporations | Membership, powers and filing date |
7 | NOAA | The 2022 storm record |
Every source below was read for this Westhaven at Gateway page on October 28, 2026 unless another date is shown. They are public records, statutes, government pages, association documents and issuer pages; the county sales analysis and price-per-square-foot figures are our own work from the record.
County sales data from the Lee County Property Appraiser, pulled October 2026. McGreevy and Comisar, Best Realtor for Westhaven at Gateway. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
