Westminster is a guard gated Lehigh Acres golf community around one of only two courses still open in town, and golf is not bundled into the association fee. Recent data: 31 closed sales at a median of $280,000. Buy or sell with McGreevy and Comisar.
Westminster is one of only two golf courses still open in Lehigh Acres, and that single fact is the reason this community prices and sells the way it does. Mirror Lakes and Copperhead, the two other courses most buyers still see advertised in Lehigh Acres, both closed around 2019. What is left in town is Westminster and Majestic. The Club at Westminster is open to the public all year, takes tee times online, runs a pro shop and a restaurant, and employs a PGA Director of Golf. Over the trailing twelve months Westminster closed 31 sales at a median of $280,000, on a median home of 1,812 square feet, in a median of 40 days, against a town median of $309,998, 1,593 square feet and 51 days. That is a bigger house, for less money, sold faster than the town average, in the only established gated golf community in Lehigh Acres whose course you can actually play.
The second fact matters just as much and almost nobody publishes it. Golf at Westminster is not bundled into the association fee. The club is a separate private business with its own published membership rates, and joining it is optional. If you do not golf, you do not pay for golf. If you do, you need to know the number before you make an offer.
Thinking of selling your Westminster home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Thinking of buying in Westminster? Call Marc at (239) 287-5873 for a buyer consultation before you write an offer, because the golf membership, the sub-association question and the resale capital assessment all change your number.
Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Westminster is the hardest community in Lehigh Acres to price correctly, because a Westminster house sits under a master association, sometimes under a second neighborhood association, next to a golf club that is a separate business with its own optional cost. In the last 12 months we tracked 31 closed sales in Westminster, every row hand checked against the Southwest Florida MLS, and we read the association’s published documents before we quote a fee.
We do not quote a community median we read on somebody else’s page. On 6 August 2026 we ran a trailing twelve month closed sales query against the Southwest Florida MLS across all eight Lehigh Acres MLS areas, deduped it by MLS number, and matched Westminster on the development and subdivision fields. It returned 31 closed sales, a median sold price of $280,000, a median living area of 1,812 square feet, and a median of 40 days on market. Those four numbers are the spine of everything below, and they are ours.
This is not a rhetorical point. Lehigh Acres has lost most of its golf inventory. Mirror Lakes and Copperhead both closed around 2019, and the Mirror Lakes association’s own current amenity page lists three pools, tennis, pickleball, the lake and three playgrounds, with no golf course, no clubhouse and no tee times anywhere on it. Westminster and Majestic are what remain. A buyer who is paying a premium for a golf address deserves to know that the course attached to it is trading, and at Westminster it is: public and member tee times are bookable online, the pro shop runs 6:45am to 4:00pm, and the restaurant serves lunch daily. Top 1% Real Estate Agents Nationally Since 2008, and the reason that matters here is that a national ranking is worth nothing if the local fact under it is six years stale.
Westminster’s master association is not the whole story. Four neighborhood associations sit inside it, each with its own manager and its own document set, so a buyer in Governor’s Run or Somerset Ridge is buying into two associations, not one. The master documents also carry a $2,500 resale capital assessment, a 30 day minimum lease with no subleasing, an application fee structure, breed restrictions and a lake rule that forbids swimming and boating outright. None of that shows up in a portal estimate, and all of it moves the number a buyer should pay.
Lehigh is not one market. In the same twelve months, the northeast MLS area cleared a median of $345,000 while the central area cleared $274,945, a spread of 25.5% inside a single town. A team that prices Westminster off a town wide average is going to be wrong in one direction or the other, and at 31 closed sales a year the community does not generate enough volume to forgive a lazy comparable.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that volume is exactly why we can tell a Westminster seller what an open golf course is worth in a town that has mostly lost its courses, instead of guessing.
Your buyer pool is not a Lehigh Acres buyer pool. It is the much smaller pool of people who want a guard gated address with a playable course and are willing to pay a master association fee to get it. We price to the community rather than to the town, we put the golf club’s actual operating status and published membership rates in the marketing rather than implying a bundle that does not exist, and we get the association documents and the estoppel ordered early, because at Westminster the document trail is longer than a normal Lehigh listing. Call Jesse at (239) 898-6072.
We tell you which neighborhood association your address sits in before you write, because that determines your second fee and your second document set. We give you the golf membership rates in writing so the club decision is separate from the house decision. We flag the $2,500 resale capital assessment, which is a real closing cost most buyers never see coming. And we walk the lot for the things that matter on an eleven lake community: the seawall or bank condition, the preserve edge, and the irrigation schedule. Call Marc at (239) 287-5873.
Thinking of selling your Westminster home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Thinking of buying? Call Marc at (239) 287-5873.
Westminster is a guard gated, deed restricted community of roughly 620 residential doors on the west side of Lehigh Acres in ZIP 33973, wrapped around eleven lakes and about 50 acres of preserve, with a semi private 18 hole golf course that is owned and run as a separate private business. It is one of two courses still open in Lehigh Acres. The eight points below are the load bearing facts, each expanded with its source further down.
Westminster has more genuinely checkable governance detail than any other named community in Lehigh Acres, so this page front loads the market data and the golf question and then works outward through cost, documents and daily life.
The numbers
The golf question
The community
The address
The decision
The proof
Westminster closed 31 sales in the trailing twelve months at a median sold price of $280,000, a median living area of 1,812 square feet, and a median of 40 days on market. Set against Lehigh Acres as a whole, that is a smaller price on a noticeably larger house that sells faster than the town average. The full comparison sits in the table below.
Metric | Westminster | Lehigh Acres, all areas |
|---|---|---|
Closed sales, trailing 12 months | 31 | 3,152 |
Median sold price | $280,000 | $309,998 |
Median living area | 1,812 sq ft | 1,593 sq ft |
Median days on market | 40 | 51 |
Median sold price divided by median size | about $155 per sq ft | about $195 per sq ft |
Source for both columns: our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026, closed status only, MLS areas LA01 through LA08. In the last 12 months we tracked those 31 Westminster closings row by row rather than accepting a summary figure, which is the working habit behind Top 1% Real Estate Agents Nationally Since 2008.
Thirty one sales across roughly 620 residential doors is about a 5% annual turnover rate, which is normal for an established community and thin as a statistical sample. It is enough to establish a median with confidence and not enough to slice reliably by street, by view or by product type. Anyone who quotes you a lakefront premium or a golf frontage premium at Westminster to the dollar is extrapolating from single digit counts. We will tell you what the comparable set actually supports and where it runs out, which is a less impressive answer and a more useful one.
Westminster’s median of $280,000 is $29,998 under the Lehigh Acres median of $309,998, which is 9.7% lower. That reads strange for a gated golf community until you look at the size column, and then at what Lehigh’s market is actually made of. Nearly four fifths of Lehigh closings are newer houses on individual platted lots with no community name attached, and that scatter segment carries a higher median than the named communities do. Westminster is competing against brand new construction on a price basis while offering something new construction cannot: a guard gate, mature landscaping, an established association and a playable golf course.
At 1,812 square feet the median Westminster home is 219 square feet larger than the town median of 1,593, a 13.7% size advantage. In practical terms that is the difference between a three bedroom starter and a three or four bedroom house with a real great room and a two car garage. It is also why the per square foot arithmetic breaks so favorably.
Dividing the median price by the median size gives roughly $155 per square foot at Westminster against roughly $195 for Lehigh Acres overall, which is about 20% less per foot. That is a large and genuine gap and it is the strongest pure value argument for the community. It is also a ratio of two medians rather than a median of ratios, a real statistical distinction that we flag every time we publish it. The two figures move together closely enough to be useful for orientation and not precisely enough to price a specific house.
A median of 40 days against a town median of 51 means Westminster homes go under contract in roughly 78% of the town’s time. That is a real advantage and it is not the 19 day sprint you see at Savanna Lakes. The honest read is that Westminster is a considered purchase: the buyer has to work out the golf question, the sub association question and the fee question before writing, and that adds days. It also means a Westminster listing sitting at 70 or 80 days is telling you something specific about price or condition rather than something general about the market.
We do not publish a per street median, a lakefront premium, a golf frontage premium or a product type split for Westminster, because 31 sales will not carry those cuts honestly. We also do not publish a median for Ibis Landing or Copperhead anywhere on this site: the Lee County parcel record now proves the two are separable, with different plat names, different fire assessments and a community development district on one and not the other, but the closed sale set has not yet been recomputed against those plat names, so the arithmetic is owed and the figure stays unpublished until it is done.
Westminster ranks second fastest of the seven named Lehigh Acres communities with publishable trailing twelve month data, third cheapest per square foot, and fourth largest by median home size, while sitting fifth of seven on headline price. It is the only one of the seven with a golf course you can actually play, and it is the only one where golf is priced separately rather than folded into the fee. The table puts every publishable community on the same yardstick.
Community | Closed sales | Median sold price | Median sq ft | Median DOM | Median price per median sq ft |
|---|---|---|---|---|---|
Town Lakes | 12 | $340,000 | 2,232 | 83 | about $152 |
Mirror Lakes | 57 | $329,000 | 1,645 | 47 | about $200 |
Whispering Lakes | 56 | $323,990 | 1,870 | 83 | about $173 |
Savanna Lakes | 47 | $289,047 | 2,112 | 19 | about $137 |
Westminster | 31 | $280,000 | 1,812 | 40 | about $155 |
Asher Park | 39 | $278,000 | 1,464 | 49 | about $190 |
Olympia Pointe | 17 | $225,000 | 1,322 | 121 | about $170 |
Lehigh Acres, all areas | 3,152 | $309,998 | 1,593 | 51 | about $195 |
All figures from our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026. The per foot column divides one median by another and is an orientation figure, not a valuation.
Three of the communities in that table are or were sold on golf, and only one of them has a course you can book. Mirror Lakes’ course, opened 1958 and once the oldest in Lehigh Acres, closed around 2019. Copperhead’s course closed around the same time. Westminster’s is open. At Mirror Lakes the honest buyer proposition today is course frontage and mature landscaping with no golf membership cost, plus a genuine open question about what happens to that acreage, which is a question for Lee County’s Department of Community Development and its zoning and redevelopment records. At Westminster the proposition is the opposite: a trading semi private course with published green fees and memberships, and a buyer decision about whether to buy into it.
Lehigh’s other golf address, Ibis Landing, is a bundled golf community, where golf is inside the fee and every owner pays for it whether they play or not. Westminster is unbundled: the club is a separate private business, membership is optional, and the club’s own membership material states plainly that it conveys no voting privileges, ownership interest or equity. For a buyer who golfs three times a year, unbundled is worth real money. For a buyer who golfs three times a week, bundled can be cheaper. That is the actual decision, and it is the one comparison in this market that changes a monthly payment rather than a lifestyle description.
Mirror Lakes is the only Lehigh community whose lakes are watercraft permitted, with association registration. Westminster’s published rules say the opposite in one sentence: “There is no swimming, tubing, boating, or wading in the lakes.” No boathouse, dock or wharf is allowed, and no boat or trailer may be stored on a lake slope. If you want to put a kayak in the water where you live, that is a clean, checkable reason to look at Mirror Lakes instead. If you want eleven lakes as a view, a drainage system and a preserve buffer rather than a recreation surface, Westminster is built for exactly that.
Savanna Lakes is the fastest community in Lehigh Acres at a median of 19 days. Westminster is second at 40. Mirror Lakes is 47, Asher Park 49, the town as a whole 51, Whispering Lakes and Town Lakes both 83, and Olympia Pointe 121. Westminster clearing in 40 days while carrying the most complex document set of the group is a genuinely strong result, and it is the number a seller should hold onto.
On the derived per foot measure, Savanna Lakes is cheapest at about $137, Town Lakes next at about $152, then Westminster at about $155, Olympia Pointe at about $170, Whispering Lakes at about $173, Asher Park at about $190 and Mirror Lakes at about $200, against about $195 for Lehigh Acres as a whole. Westminster delivering the third best per foot figure of seven while being the only one with a working course is the single most citable line on this page.
Two of your competitors in the golf conversation no longer have golf. That is a marketing asset you own outright and it does not appear in an automated valuation. It also means the buyer arriving at your listing may have been shopping communities whose amenity pages are six years out of date, and the agent who can document what is open and what is not is the agent who converts them. Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072.
You are trading roughly $155 per square foot for a guard gate, an established association, eleven lakes, 50 acres of preserve and an optional golf club, against roughly $137 at Savanna Lakes for a newer, larger, faster moving house with none of that and against roughly $195 for the town at large. Which side of that trade is right depends almost entirely on whether you will use the golf, the tennis, the pickleball, the bocce and the social calendar. If you will, Westminster is underpriced against what it delivers. If you will not, you are paying a master association fee for amenities you will drive past.
Across Lehigh Acres, 79.4% of closed sales (2,502 of 3,152) carry no named community at all, and that unnamed scatter segment’s median of $314,900 runs $27,900 above the named community median of $287,000 across 637 sales. Lehigh is the only market we publish where the scatter outprices the communities. The counts and the medians are verified from our own pull. The most likely explanation, newer construction on individual platted lots pulling the unnamed segment upward, is an inference on our part rather than a stated fact, and we label it as such. What it means for a Westminster buyer is concrete: your competition is not the community down the road, it is a brand new house on a one acre platted lot with no gate, no association and no course.
The Club at Westminster is a semi private, 18 hole championship golf course, privately owned and operated, open to the public all year, with public and member tee times bookable online. It is one of only two courses still open in Lehigh Acres. Golf is not included in the Westminster association assessment. Club membership is a separate, optional purchase with its own published rate card, and it conveys no ownership stake in the club.
If you buy a house in Westminster and never join the club, you will not pay the club anything. The association assessment covers the association’s amenities: the community center, the pool and spa, tennis, pickleball, bocce, basketball, the playground, the pavilion, the gate and the lake and preserve system. The golf course is a separate business on the other side of that line. This is the exact opposite of a bundled golf community, where the golf cost is embedded in every owner’s fee whether they play or not, and it is the first thing we establish with a buyer before we talk about price.
These are the club’s own published rates, dated effective 1 July 2024. The club has not posted a newer schedule that we could find, and a 2026 membership form is posted separately, so treat the figures below as a July 2024 rate card and confirm current pricing with the club before you rely on them.
Membership | Published rate | Note |
|---|---|---|
Annual, single | $5,835.68 | plus tax |
Annual, with spouse | $8,779.34 | plus tax |
Seasonal, single | $4,253.52 | plus tax |
Seasonal, with spouse | $6,399.06 | plus tax |
Summer, single | $1,596.24 | plus tax |
Summer, with spouse | $2,394.37 | plus tax |
Membership transfer | $300.00 | transferable subject to club approval |
A membership carries a 10% discount in the pro shop and 50% off range balls and GHIN handicap fees, and the club runs reciprocal agreements with other Southwest Florida courses from May through October. The membership material states explicitly that a membership conveys no voting privileges, ownership interest or equity in the club. That is a meaningful legal distinction from an equity club, and it cuts both ways: you carry none of the club’s capital risk, and you have no vote in what it does.
Take the published figures and do the arithmetic out loud. The master association assessment was $456.00 per quarter for 2024, which is $1,824 a year. An annual single golf membership at the July 2024 rate is $5,835.68 before tax. The certified non ad valorem lines on the parcel we pulled total $1,430.37. A single owner who golfs is therefore looking at roughly $9,090 a year across those three items alone, before ad valorem property tax, before insurance, and before any neighborhood association fee if the address sits inside one of the four sub associations. A single owner who does not golf is looking at roughly $3,254 across the same three items. That is a $5,836 a year decision, and it is entirely yours to make. We show a buyer that arithmetic on the first call.
The club’s own management information names Ted McAnlis as the course architect. It is a par 72 layout with seven tee sets, which is an unusually wide range and the reason the course plays honestly for a very mixed membership.
Tee | Yardage | Course rating / slope |
|---|---|---|
Gold | 6,805 | 72.6 / 124 |
Blue | 6,395 | 70.7 / 119 |
Green | 5,555 | 65.4 / 108 |
Red | 5,130 | 69.7 / 114 |
Hybrid | 4,648 | 67.0 / 110 |
Purple | 4,190 | 64.0 / 104 |
Two notes on that table, both of which matter if you are comparing scorecards. The club’s published card labels the pair of figures “Slope”, but the first number in each pair is the course rating and the second is the slope, which is how we have labeled it here. And the card lists a seventh set, the White tees, whose printed total does not agree with the sum of its own two nines, so we have left that row out rather than publish a number we cannot reconcile. Ask the pro shop for the White tee yardage if you need it.
The club runs a grass practice range measuring roughly 325 by 200 yards with eight target greens set from 50 to 250 yards, plus separate putting and chipping greens. The pro shop is open 6:45am to 4:00pm. The restaurant serves lunch daily and dinner on Tuesday, Wednesday and Friday. The PGA Director of Golf is Jake Whitehouse. Public and member tee times are bookable through the club’s own online system, which is the simplest way for a buyer to confirm for themselves that the course is trading before they make an offer on a house next to it.
Competitor pages and directory listings carry three things about Westminster’s course that we could not stand behind, so we do not publish them.
We would rather publish three fewer facts than three wrong ones, and if you find any of the above quoted as current on another page, that is a reasonable reason to check the rest of what that page told you.
Westminster is a guard gated, deed restricted community of approximately 620 residential doors wrapped around eleven lakes and about 50 acres of preserve, on the west side of Lehigh Acres in ZIP 33973. The housing is a mix of single family homes, villas and condominiums organized into a master association with four neighborhood associations inside it. The community’s own address is 2001 Oxford Ridge Circle.
Six hundred and twenty doors is a mid sized community by Southwest Florida standards and a large one by Lehigh Acres standards, where most named communities are smaller and most of the housing stock is scattered across the 1950s platted grid with no community at all. What makes Westminster structurally unusual is that those doors are not all governed the same way. Four neighborhood associations sit inside the master association: Governor’s Run 1, Governor’s Run 2, Villas at Fairloop Run, and Somerset Ridge Condominiums. An address inside one of those four is governed by both that association and the master. An address outside them answers to the master alone.
Neither the master association nor the four neighborhood associations publishes a door count, a fee, or a product type breakdown for each sub association. We are not going to estimate any of those, because a wrong number here is not a rounding error, it is a second monthly payment a buyer did not budget for. The correct move is to establish which association your specific address falls under and then order that association’s estoppel and its budget. We do that as a matter of course on every Westminster contract we write, and it is one of the reasons we ask for the address before we quote anything.
Westminster’s housing stock is an established one, not an active builder community. The single family product is predominantly one story with tile roofs, and the community reads as a mature landscape rather than a new one: full canopy trees, established hedging, and lakes and preserve edges that have had decades to fill in. Villas and condominiums broaden the entry point, which is why the community’s closed sales span a wider band than a single builder community would. Because there is no active builder here, every purchase is a resale, and condition variance between one house and the next is the buyer’s real risk rather than plan selection.
Westminster is built out. There is no active new construction phase, no builder inventory competing with resale listings, and no phase by phase release schedule to time your purchase against. That is a meaningful difference from Whispering Lakes or Savanna Lakes, where a buyer is negotiating against a builder as well as against a seller, and it is part of why Westminster’s 40 day median sits where it does rather than at the 83 days that both active builder communities in the table show.
At the community median of 1,812 square feet you are typically looking at three bedrooms, two bathrooms, a two car garage and a screened lanai, on a lot that either backs to one of the eleven lakes, to preserve, to golf course, or to another street. Those four lot positions are the main driver of price variance inside the community, and at 31 sales a year the data will not support publishing a precise dollar premium for any of them. What we can tell you from working the market is that lake and preserve rear exposures trade at a premium to interior lots, that golf frontage carries both a view premium and a stray ball question a buyer should look at in person, and that the specific lot matters more here than the floor plan does.
Westminster Community Association, Inc. was filed with the Florida Division of Corporations on 11 January 1996, document number N96000000200, as a Florida not for profit corporation. It is still active and filed its 2026 annual report on 1 May 2026. That corporate record is the firmest date anyone can put on the community, and it places Westminster’s development in the mid 1990s, which makes it one of the older gated communities in Lehigh Acres and by a wide margin the most established one still trading with an open golf course.
Lehigh Acres was laid out in the 1950s by Lee Ratner as a tax shelter on former ranch land and sold nationally by mail order, under a lot sales model that predates the Interstate Land Sales Full Disclosure Act of 1968. The grid was drawn with far more lots than infrastructure, and the consequences are still the defining feature of the market: tens of thousands of individually owned quarter acre lots, a road network laid out for a town that never arrived at the density it was platted for, and large stretches still on private well and septic. The peer reviewed account is Stroud’s Rapid Growth and Development at Lehigh Acres in The Florida Geographer, and the planning record is the Spikowski Lehigh Acres Commercial Land Use Study.
Because Lehigh was platted as individual lots rather than as communities, a gated, amenitized, deed restricted community with its own lakes, preserve system and golf course is the exception here rather than the rule. That is not a marketing line, it is visible in our own MLS data: only 637 of 3,152 Lehigh closings in the last twelve months carried a named community at all. Westminster is one of a small number of places in this town where a buyer gets a gate, a guard, a governing document set and a shared amenity package instead of a lot and a house.
The eleven lakes and roughly 50 acres of preserve are not decorative. Westminster runs five pumping stations and four wells operating around the clock in dry season to hold its water and irrigation system together. That is a real piece of infrastructure carried by the association, it is part of what the assessment pays for, and it is one of the reasons a buyer should read the association’s budget rather than just its fee.
We do not publish an opening year for the golf course, because the club does not state one. We do not name a home builder for the community, because no first party source we could reach names one, and a builder attribution repeated from a directory listing is not a fact. We do not publish a build out year or a phase history for the same reason. Where the association’s or the club’s own material is silent, this page is silent, and it says so.
Owning at Westminster means four separate cost lines, and only one of them is the mortgage. The master association assessment was $456.00 per quarter for 2024. The certified Lee County tax roll shows non ad valorem assessments of $1,430.37 on the parcel we pulled. Golf is optional and separately priced. And if the address sits inside one of the four neighborhood associations, there is a second association fee that no published document discloses. Here is each one, with what we know and what we do not.
The association’s published figure is $456.00 per quarter for 2024, which is $1,824 for the year, or $152 a month. That is the most recent figure the association has posted, so we label it by its year rather than presenting a 2024 number as a current one. Assessments change annually with the budget. Ask for the current adopted budget and the current assessment schedule from the association, and confirm both against the estoppel before you close. Anyone quoting you a Westminster fee to the dollar without naming the year it came from is quoting you something they have not checked.
This is the cost fact that surprises Westminster buyers, and it is in the governing documents in black and white. The capital assessment payable on a resale was raised from $1,000 to $2,500 by an amendment to Article 9, Section 9.11 of the declaration in September 2022. It is a one time charge tied to the transfer, it is not part of the quarterly assessment, and it does not appear on a listing sheet. Budget for it. It is also a legitimate negotiating item like any other closing cost, and knowing it exists before you write is worth considerably more than discovering it at the closing table.
These come from the certified Lee County tax roll, read through the Tax Collector’s bill portal for a Westminster parcel. They are not estimates.
Non ad valorem line | Amount | Levying authority |
|---|---|---|
LA-MSID assessment | $93.14 | Lehigh Acres Municipal Services Improvement District |
Lehigh Acres Fire | $970.84 | Lehigh Acres Fire Control and Rescue District |
Lee County Solid Waste | $366.39 | Lee County |
Total non ad valorem | $1,430.37 |
Westminster carries no community development district assessment. We know that because we pulled a Westminster parcel from the certified Lee County tax roll and read its bill, not because a builder page or an address told us so. That distinction matters: within this same town, Savanna Lakes carries a CDD assessment of $1,646.55 and Ibis Landing carries $1,756.79, both established under Chapter 190 of the Florida Statutes, and both first appeared on the roll recently enough that older research files do not show them. In a region where Estero and Babcock Ranch buyers routinely absorb a CDD bond assessment, the absence of one at Westminster is a genuine carrying cost advantage worth about fifteen hundred dollars a year against those comparables. Never take a CDD answer from an address, a listing field or a marketing page. Pull the parcel.
The Lehigh Acres Fire Control and Rescue District assessment on the Westminster parcel we pulled is $970.84. On other Lehigh parcels we have pulled in the same exercise the figure has been far lower, in one case $225.50 and in another $632.76. The district’s assessment is not a single flat number applied to every rooftop, and we do not have its current rate resolution and apportionment methodology in hand, so we are not going to invent an explanation for the spread. What we can tell you is what to do about it: the assessment is parcel specific, it appears on the November tax bill, and the district publishes its own fire assessment information page. Pull the actual bill for the actual parcel you are buying, and if the number surprises you, take it to the district rather than to a real estate agent’s estimate.
Westminster is in unincorporated Lee County. There is no city government and no city millage, which is a genuine and often unremarked distinction from a Fort Myers address. The ad valorem side of the bill is county, school district, and the independent taxing districts. Your actual bill turns on the assessed value, on whether the seller’s homestead exemption and Save Our Homes cap are being reset by your purchase, and on any portability you are bringing with you. The Lee County Property Appraiser publishes a tax estimator for exactly this purpose, and the number it gives you for the year after a purchase is usually materially higher than the number on the seller’s current bill. Run it before you write.
Florida property insurance is the line that moves a Westminster carrying cost most, and an inland wind exposure prices differently from a coastal surge exposure. Get a bound quote, not an indication, before your inspection period expires, and ask specifically about wind mitigation credits, which apply to roof deck attachment, roof to wall connections, opening protection and roof geometry. On an established community with a mid 1990s housing stock, roof age is the single biggest driver of both premium and insurability, so establish the roof’s age and permit history in the first week of the contract rather than the last.
For orientation only, and using published figures rather than a quote: a Westminster owner who does not golf and whose address is not inside one of the four sub associations is looking at roughly $1,824 a year in master association assessment plus $1,430.37 in non ad valorem assessments, which is about $271 a month before ad valorem property tax and before insurance. Add an annual single golf membership at the club’s July 2024 published rate and that figure rises by roughly $486 a month. Add a sub association fee, if your address carries one, that no published document currently discloses. This is arithmetic on published numbers, not a quote, and every input in it should be confirmed on the estoppel and on a bound insurance quote before you rely on it.
Westminster is governed by Westminster Community Association, Inc., a Florida not for profit corporation filed 11 January 1996, document number N96000000200, FEI 65-0642752, currently active with a 2026 annual report filed 1 May 2026. Four neighborhood associations sit inside it, each separately managed. Above both sits Lee County for land use and the Lehigh Acres Municipal Services Improvement District for drainage. Knowing which of those bodies decides what is the difference between a fast answer and a wasted month.
The master association runs the guard gate, the community center and amenity package, the lake and preserve system, the deed restrictions and the architectural review. Its published rules were revised in April 2025, which is recent enough that a set of documents handed to you from a prior transaction may already be superseded. Its community address is 2001 Oxford Ridge Circle, Lehigh Acres, FL 33973, telephone (239) 491-2767. The association’s own governing documents, rules and regulations, lease and sale forms and lake and irrigation rules are published on its website, which is more transparency than most Lehigh associations offer and is the reason this page can be as specific as it is.
Neighborhood association | Management company | Licensed manager |
|---|---|---|
Governor’s Run 1 | Home River Group | Angela Jessell, LCAM |
Governor’s Run 2 | Home River Group | Angela Jessell, LCAM |
Villas at Fairloop Run | Tropical Isles Management | Mark Rutland, LCAM |
Somerset Ridge Condominiums | Gulf Breeze Management | Bridget Wilkins, LCAM |
If your address falls inside one of these four, you are a member of two associations. You will pay two assessments, you will receive two sets of governing documents, you will need two estoppel certificates at closing, and the two rule sets are not identical. Somerset Ridge, for instance, runs a 28 day minimum lease where the master runs 30, charges a different application fee, and permits no pets at all where the master permits two. Door counts, assessment amounts and product type per neighborhood association are not published by anyone, and we will not guess at them. Establish your association first, then order that association’s documents.
The Sunbiz record for Westminster Community Association was updated on 1 May 2026 to a principal and registered agent address care of Hawk-Eye Management, LLC in Boca Raton, and the association’s own lease application form shows Hawk-Eye at 3436 Marinatown Lane, North Fort Myers. The association website, meanwhile, still points at a portal operated by its prior management company. The state corporate record is the more current of the two. If you need to reach management rather than the community office, ask the association directly which company is handling your file today, and use the physical community address at 2001 Oxford Ridge Circle for anything that has to arrive in Lehigh Acres.
The Lehigh Acres Municipal Services Improvement District is the drainage and water control district covering the whole of Lehigh Acres. It was created by CS/HB 1255 in 2015 and amended by HB 819 in 2024, and it levies a non ad valorem assessment that appears on your tax bill, $93.14 on the Westminster parcel we pulled. LA-MSID is not a community development district, it is not specific to Westminster, and it does not fund your community’s amenities. It handles canals, water control structures and regional drainage across roughly 70,000 acres. It is also the entity that manages Harns Marsh, which is both a water management site and one of the best birding locations in Lee County.
Lehigh Acres is unincorporated, so land use decisions run through the Lee County Board of County Commissioners and the Department of Community Development, under the Lee Plan and the Lee County Land Development Code, with a Lehigh specific overlay in Design Standards Exhibit V-G. Zoning, permits, code enforcement and flood mapping are all county functions. If you want to know what could be built on a parcel near you, that question goes to the county, not to the association.
An estoppel certificate is the association’s binding statement of what is owed on a specific unit as of a specific date, and in Florida the association must provide it on request within a statutory window for a capped fee. Read it for five things at Westminster specifically: the current assessment amount and its frequency, any special assessment adopted or pending, the $2,500 capital assessment due on transfer, any open violation attached to the unit, and any approval requirement that has to be satisfied before the transfer is recognized. If your address is inside a neighborhood association, order two estoppels. If the estoppel and the association’s website disagree, the estoppel governs.
Inside the guard gate, Westminster carries a community center with a billiards room, a fitness center, a pool with a spa, tennis, pickleball, bocce, basketball, a playground and a picnic pavilion, alongside eleven lakes and about 50 acres of preserve. The golf course is adjacent and separately operated. What distinguishes Westminster from the newer Lehigh communities is not the equipment list, it is the calendar: this is a community that actually runs organized activity, most days, all year.
The amenity package is a community center rather than a resort clubhouse, and that framing is honest. It supports a billiards room, a fitness center, and the indoor social program. Outdoors there is the pool and spa, tennis courts, pickleball courts, bocce, a basketball court, a playground and a picnic pavilion. Entry is guard gated, which is a genuinely uncommon feature in Lehigh Acres, where most gated communities run an unmanned card or code gate.
The association runs an unusually deep activity program for a community of 620 doors: bridge, poker, rummikub, dominoes, euchre, knitting, Bible study, a book club, bingo, water aerobics, mah-jongg, food trucks, potlucks and holiday parties. That is not filler. In a market where most communities offer a pool and a pickleball court and nothing organized around them, an established social calendar is the amenity that actually changes daily life, and it is the reason Westminster retains owners the way it does. It is also worth saying plainly that this program skews toward residents with daytime availability, which shapes the community’s character. If you are a two income household with school age children, the calendar will matter to you far less than the gate, the pool and the playground will.
Access runs on vehicle barcodes, and the fee schedule is published. Effective 1 October 2024: a new barcode is $15, a replacement is $10, a renter barcode is $25 per vehicle, and moving a barcode from one car to another carries a $100 fine. That last one is not a typo and it is worth reading twice if you are the kind of household that swaps cars. These are the master association’s published figures and, like every fee on this page, they are worth confirming as current before you rely on them.
The master association’s declaration permits a maximum of two pets, and prohibits pets in the pool enclosure, on the tennis and pickleball courts, on the basketball court, at the playground and at the pavilion. Section 5.18 of the declaration of covenants, conditions and restrictions prohibits Pit Bull, Rottweiler, Doberman and Chow breeds. We state that as a factual citation to the recorded document rather than as advice: breed restrictions in Florida association documents interact with insurance, with fair housing assistance animal rules and with occasional legislative change, and if any of that bears on your household, that is a question for your attorney and your insurer, with the recorded declaration in hand. Somerset Ridge Condominiums, one of the four neighborhood associations, permits no pets at all, which is a materially different rule inside the same gate.
Day to day retail, groceries, pharmacies and services sit along the Lee Boulevard and Homestead Road corridors, with the larger format shopping in Fort Myers to the west. Lehigh Acres carries a full complement of everyday retail and a thin one of specialty retail, which is the standard trade in an inland community at this price point. It is a short drive rather than a walk, and Westminster is a car dependent address like essentially every address in Lehigh Acres.
Beyond the gate, Lee County operates Veterans Park, the Lehigh Acres Community Pool, the Lehigh Acres Senior Citizen Center, the East County Regional Library and Greenbriar Preserve. Harns Marsh, run by LA-MSID, is a water management site that doubles as one of the best birding locations in Lee County and is worth the trip whether or not you have ever owned binoculars.
Lehigh Acres has an unusually active civic sector for an unincorporated community: the Greater Lehigh Acres Chamber of Commerce, the East Lee County Chamber, Lehigh Community Services, Habitat for Humanity of Lee and Hendry Counties, the Kiwanis and Rotary clubs, American Legion Post 323, VFW Post 4174 and the Boys and Girls Club of Lee County all operate here. For a buyer relocating without a local network, that layer is worth more than it sounds.
Westminster is built around eleven lakes and roughly 50 acres of preserve, and the association’s published rules are unusually explicit about what you may and may not do with them. The headline rule is a single sentence: “There is no swimming, tubing, boating, or wading in the lakes.” They are a water management and view system, not a recreation surface, and that is the exact opposite of the arrangement at Mirror Lakes down the road.
The association’s published water, lakes and irrigation material sets out the following. No swimming, tubing, boating or wading. No boathouse, dock or wharf may be constructed. No boat or trailer may be placed or stored on a lake slope. Cutting or removing littoral vegetation along the lake banks is prohibited under county statute, not merely by association rule, which is worth knowing before you decide to improve your own view. Alligators are present in the system, as they are in essentially every freshwater body in Southwest Florida, and feeding wildlife is prohibited.
Fishing is neither permitted nor prohibited in any published Westminster document that we could find. We are not going to infer a rule in either direction from silence. If fishing your own back lake matters to you, put the question to the association in writing before you close and get the answer in writing back. That is a thirty second email that settles a question a page like this one cannot.
The lake system is functional infrastructure. Westminster runs five pumping stations and four wells operating twenty four hours a day in dry season to keep water levels and irrigation supply where they need to be. Irrigation runs on Lee County’s two day per week schedule, assigned by the last digit of your street address, which is a county water restriction rather than an association preference. When you read the association’s budget, the water and lake infrastructure line is one of the largest, and it is a legitimate reason the assessment is what it is.
A rear lake or preserve exposure at Westminster buys you a permanent view that no future construction can take away, a wildlife frontage most buyers underestimate until they live with it, and a maintenance boundary you should look at carefully. Walk the bank. Look at erosion at the waterline, at the condition of any slope stabilization, at whether the littoral planting is intact, and at where your irrigation heads sit relative to the bank. Ask the association who is responsible for the bank behind your specific lot, because that answer is not uniform across every community and it is expensive to be wrong about.
Fifty acres of preserve inside a 620 door community is a substantial ratio and it is the reason Westminster reads as a mature, low density place rather than a subdivision. Preserve areas in Southwest Florida are typically protected by a conservation easement recorded against the plat, which means they cannot be cleared, mown to a lawn standard or built on, by the association or by you. That permanence is the asset. It also means the vegetation behind your lot is meant to look wild, and a buyer who wants a manicured rear boundary should choose an interior lot instead.
Westminster’s leasing rules are strict and they are published, which makes this one of the few Lehigh communities where an investor can price the rules accurately before buying. The minimum lease is 30 days, leasing for less is a Category 1 violation under the declaration, subleasing is not allowed, every occupant aged 18 and over must complete a full application with background screening, and the application fee is $250 plus $40 per person for the background check. Corporate leasing is not permitted. If your model depends on short term rental, Westminster is not your community.
The 30 day floor rules out nightly and weekly vacation rental entirely, which removes the highest gross yield strategy and, with it, the operational headache and the regulatory exposure that comes with it. What is left is seasonal and annual leasing to screened tenants, which is a lower yield and a far more stable business. The $250 plus $40 per person application and the 10 business day processing window mean tenant turnover has a hard cost and a hard calendar attached to it, so a Westminster rental rewards long tenancies and punishes churn. Model it that way.
Across Lehigh Acres, our same trailing twelve month pull recorded 1,616 closed leases at a median rent of $1,750 a month. Against the town median sold price of $309,998 that is a gross annual yield of about 6.8%. That figure is gross: it is before property taxes, before insurance, before the association assessment, before management, before maintenance and before vacancy, and every one of those is a real number in Lee County right now. Net yield after those items is materially lower, and any page that quotes you 6.8% without that sentence attached is selling you something. We do not publish a Westminster specific rent median, because the community’s lease count in the period is not large enough to support one honestly.
A 30 day minimum permits the classic Southwest Florida seasonal lease, which is the model most owners here actually use: a January through March or January through April tenancy at a seasonal rate, with the home available to the owner the rest of the year. Westminster’s amenity package and social calendar make it a genuinely attractive seasonal address, and the golf club’s seasonal and summer membership tiers exist precisely because a chunk of this community is not here twelve months a year. If that is your plan, confirm the association’s approval process and timing before you commit to a tenant, because the 10 business day screening window applies to seasonal tenants too.
Westminster sits on the west side of Lehigh Acres in ZIP 33973, near the Fort Myers boundary. The parcel we pulled from the Lee County tax roll falls in Township 44 South, Range 26 East, which is the western edge of the Lehigh grid, and that western position is the community’s quiet advantage: it is the shortest side of Lehigh Acres from which to reach Fort Myers, I-75 and the airport. The trade every Lehigh buyer makes is price per square foot against drive time, and a west side address makes that trade on better terms than an east side one.
Lee Boulevard and State Road 82 are the two arterials that carry Lehigh Acres, running roughly east to west and connecting the grid to Fort Myers and to I-75. Homestead Road and Sunshine Boulevard are the principal north to south routes. From a west side address like Westminster you are close to the point where the grid meets the county’s wider road network, which is the practical difference between a twenty five minute drive and a forty minute one.
Lehigh Acres is a commuter town for most of its working residents, and the value proposition is explicitly price per square foot in exchange for a longer drive. From Westminster, the Fort Myers job centers, the medical corridor around HealthPark and Gulf Coast, and the I-75 interchanges are a real drive rather than a hop, and travel times stretch materially in season between roughly January and April, when the region’s population swells. We tell buyers to drive their actual commute at their actual departure time on a weekday in February before they commit, because a Sunday afternoon test drive from a west Lehigh address is a pleasant and misleading experience.
Two projects come up in every Lehigh conversation and both are routinely overstated. SR 82 at Alabama Road carries a funded signal and pedestrian safety project, roughly $1.9 million, with construction starting in mid 2026 and completion expected in early 2027, project number 455785-1. Separately, the I-75 corridor from south of SR 82 to north of Luckett Road is at project development and environment study stage only. That is a study, not funded construction, and describing it as scheduled roadwork is one of the more common errors on community pages in this market. Both figures come from the Florida Department of Transportation’s own Southwest Florida project system.
LeeTran operates the county bus system, including Lehigh Acres routes, and publishes its current projects and service changes. Southwest Florida International Airport (RSW) is the region’s commercial airport and is reachable from a west Lehigh address by way of SR 82 and I-75 or by way of Daniels Parkway, depending on traffic. Lehigh is a car dependent community and a Westminster household should plan on two vehicles.
Lehigh Acres is not one market, and its MLS areas prove it. In our trailing twelve month pull the northeast area cleared a median of $345,000, the north $340,000, the southwest $313,995, the west $311,499, the northwest $307,000, the south $305,775, the southeast $300,000 and the central area $274,945. That is a 25.5% spread between the top and bottom areas inside a single town, and it is the reason a Lehigh Acres average is close to useless for pricing a specific address. Whichever side of Lehigh you are considering, ask for the area level data, not the town level data.
Westminster is served by the Lee County School District, which assigns students through a choice and proximity model rather than through fixed street level attendance boundaries. That means no honest page can tell you which school your Westminster address is guaranteed to attend. What we can tell you is how the system works, what capacity has recently been added in Lehigh Acres, and exactly how to verify assignment for a specific address before you sign anything.
Lee County does not operate the conventional “this street goes to this school” model that buyers relocating from other states expect. It runs a choice based system in which families rank schools within an assignment zone and placement depends on proximity, sibling status, capacity and the lottery. The practical consequence for a buyer is important: a school that a neighbor’s child attends today is not a guarantee for your child next year. Anyone who tells you a Lehigh Acres address is “zoned for” a specific school is describing something the district does not actually promise.
The district has added meaningful capacity in Lehigh in recent years, including Amanecer Elementary and a new Lehigh Acres Middle School. New capacity changes the choice math, because it relieves the crowding that drives placement outcomes at nearby schools. The district publishes its new construction project updates, and that page is the right place to check what has opened and what is under way.
Call the Lee County School District’s student assignment office with the exact street address you are considering, in the school year you will actually enroll, and ask for the current assignment zone and the choice options attached to it. Do this before your inspection period expires, not after. If school placement is a deciding factor in your purchase, it belongs in your due diligence timeline with the same weight as the inspection and the insurance quote.
Lee County carries charter and private school options, and Florida Southwestern State College and Florida Gulf Coast University are both within commuting range of a west Lehigh address. Charter enrollment runs on its own application calendar, separate from the district’s, so if that is your plan, start earlier than you think you need to.
Published school ratings are a blunt instrument, they lag the year they describe, and in a district with a choice model they are a weaker predictor of your child’s actual experience than they are in a district with fixed boundaries. Use the Florida Department of Education’s accountability data as one input, visit the campus, and talk to the district. We will give you the data and the process; we will not tell you a school is good, because that is not a real estate agent’s call to make.
Westminster is roughly 15 to 20 miles inland from the Gulf and carries no storm surge exposure, which is a real and often unstated advantage over coastal Lee County. The honest risk at an inland Lehigh address is wind and rainfall flooding, not surge. That is a different insurance conversation, a different mitigation conversation, and in most cases a cheaper one. It is also not the same thing as no risk, and the sections below say why.
Hurricane Ian crossed inland Lee County as a major hurricane in September 2022. Lehigh Acres took predominantly wind and rainfall damage rather than surge damage, which is the structural difference between an inland community and a coastal one, and it is documented in the Lee County Hurricane Ian After-Action Report. The rebuild across Lehigh has been extensive, and roof age and roof permit history are now among the most consequential facts about any Lehigh house built before 2022.
We do not have a verified parcel level or community level damage assessment for Westminster from Ian, so we are not going to claim the community was spared and we are not going to claim it was hit. Either statement without a source is the kind of thing that gets repeated across a dozen pages until it becomes accepted. What we tell buyers instead is concrete: pull the permit history for the specific address at Lee County’s Department of Community Development, establish the roof’s installation date and the permit that closed it, and ask the seller directly, in writing, about prior storm claims and repairs on the property disclosure.
Do not accept a flood zone answer from a listing sheet. Lee County’s Department of Community Development maintains both a page for the 2022 flood map revisions and a page for 2026 proposed FIRM revisions, which means the effective panel for a given parcel can change. Pull the effective panel for your exact parcel at the FEMA Flood Map Service Center search page, and then check whether that parcel is affected by the proposed 2026 panels. A parcel that is out of the special flood hazard area today may not be out of it after a map revision, and your lender’s escrow requirement follows the map.
Most published guides still tell you that Lee County flood policyholders enjoy a 25% discount under FEMA’s Community Rating System, the voluntary program that credits communities for floodplain management. That is out of date. In April 2024 FEMA withdrew Lee County’s 25% CRS discount, which had been in place for 17 years and was worth an estimated $14 to $17 million a year collectively to Lee County flood policyholders, citing unpermitted work, lack of documentation and failure to properly monitor activity in special flood hazard areas. If a quote you have been given assumes that discount, it is wrong. We publish this because it is true and because it costs real money, not because it is comfortable.
Wind is the dominant peril at an inland Lehigh address, and it is a peril you can partially buy down. Ask your insurer to price the four wind mitigation features that carry the largest credits: roof covering and its permit date, roof deck attachment, roof to wall connection, and opening protection. On an established 1990s community like Westminster, a house with a newer roof, hurricane rated openings and a completed wind mitigation inspection can price dramatically better than an identical house next door without them. That gap is a negotiating lever on the buy side and a pre listing investment on the sell side.
Where central water and sewer exist in Lehigh Acres, they are provided by the Florida Governmental Utility Authority (FGUA) rather than by Lee County Utilities, which surprises most buyers relocating from elsewhere in the county. Large stretches of the Lehigh platted grid remain on private well and septic. That split is one of the genuine dividing lines between the named gated communities and the scatter, and it is a due diligence item you settle with a document, not with an assumption.
FGUA operates the Lehigh Acres water and wastewater system and publishes both a service area system description and an annual drinking water quality report for the Lehigh division. If your address is inside the central service area, FGUA is who bills you, who you call about a leak, and whose water quality report you should read. FGUA also publishes its capital projects, which is the right place to look if you want to know whether service is being extended near a parcel you are considering.
A private well and a septic system are not defects, they are a different ownership model with a different cost and inspection profile. A septic system needs periodic pumping and has a finite drainfield life, and a failed drainfield is a five figure repair. A private well needs water quality testing and a pump that will eventually need replacing. Neither is covered by a standard home inspection unless you specifically order it, and both should be inspected separately by a specialist before your inspection period closes.
Confirm in writing whether the specific parcel is connected to FGUA central water, to FGUA central sewer, to both or to neither. Those are three separate questions and the answers are not always the same: a parcel can be on central water and private septic. Ask the seller, confirm with FGUA, and if there is any doubt, ask the association whether the community as a whole is served, because an established gated community with a shared irrigation and lake system is a very different situation from a single lot on the open grid. Do not infer the answer from the fact that the community has lakes and pumping stations, because irrigation supply and potable water are separate systems.
Drainage is neither FGUA’s job nor the association’s alone. Regional drainage across Lehigh Acres is the Lehigh Acres Municipal Services Improvement District, and that is the assessment on your tax bill, $93.14 on the Westminster parcel we pulled. Inside the community, Westminster’s own five pumping stations and lake system handle the local water management. If you have a standing water question about your own lot, the answer usually begins with the association and only escalates to the district if it involves a canal or a control structure.
Electric service in this part of Lee County is provided by Florida Power and Light. Solid waste is a county franchise and appears on your tax bill as a non ad valorem line, $366.39 on the parcel we pulled. Internet and television service in established Lehigh communities is generally cable and fiber where the infrastructure reaches, and availability varies street by street, so confirm the specific address with the provider rather than the community.
HCA Florida Lehigh Hospital is the in town hospital, and Lee Health operates the wider regional network including the trauma center in Fort Myers. For a west side Lehigh Acres address like Westminster, both the in town hospital and the Fort Myers medical corridor are within a reasonable drive, which is a better position than most of the eastern Lehigh grid.
HCA Florida Lehigh Hospital serves Lehigh Acres directly. It was acquired by HCA from Lehigh Regional Medical Center, and it provides emergency and acute services within the community rather than requiring every visit to become a trip to Fort Myers. For an established community with a substantial retiree population, having a hospital in town is a material quality of life factor and it is one of the reasons Westminster holds its owners.
Lee Health operates the broader regional system, including Lee Memorial, HealthPark and Gulf Coast Medical Center, and the region’s trauma center is in Fort Myers. Specialist care, surgical care and anything requiring a trauma designation will generally mean a drive west. Lee Health publishes a location finder, which is the practical tool for matching a specific specialty to the nearest facility.
Fire and emergency medical response in Westminster is provided by the Lehigh Acres Fire Control and Rescue District, an independent taxing district with its own assessment on your tax bill and its own ISO rating, which feeds into homeowners insurance pricing. Law enforcement is the Lee County Sheriff’s Office, which operates a Lehigh Acres district facility. Both are worth knowing by name, because in an unincorporated community there is no city police department and no city fire department, and buyers relocating from an incorporated city sometimes expect one.
The Florida Department of Health in Lee County operates public health services locally. Lee County also runs the East County Regional Library, the Lehigh Acres Senior Citizen Center, the Lehigh Acres Community Pool and Veterans Park within the community, which together carry a substantial share of Lehigh’s non commercial daily life.
If you are choosing between Westminster and the other named communities in Lehigh Acres, the decision comes down to four questions: do you want a course you can play, do you want a guard rather than a gate code, are you willing to read two sets of association documents, and do you want an established community or a new one. Westminster is the only Lehigh community that answers yes to the first two. Here is how it stacks against each realistic alternative, with no links to competitor pages and no pretending the alternatives are worse than they are.
Mirror Lakes is the closest comparison and the most instructive one. It has the deepest sales data in Lehigh at 57 closings, a higher median at $329,000, a smaller median home at 1,645 square feet, and a similar pace at 47 days. It also has the one thing Westminster does not: watercraft permitted lakes. Its golf course, opened in 1958 and once the oldest in Lehigh Acres, closed around 2019, and the association’s own current amenity page lists no course, clubhouse or tee times. So the honest comparison is a boat versus a golf round. If your weekends involve a kayak, choose Mirror Lakes. If they involve eighteen holes, Westminster is the only one of the two where that is still possible, and it costs roughly $45 per square foot less on the derived measure.
Ibis Landing is Lehigh’s bundled golf community, where the golf cost sits inside the fee and every owner carries it. It also carries a community development district assessment of $1,756.79 a year, verified from the certified tax roll, where Westminster carries none. That is the cleanest apples to apples cost comparison in this market: at Ibis Landing you pay for golf and a district bond whether you use the course or not; at Westminster you pay neither unless you choose to. If you golf several times a week, the bundled math can favor Ibis Landing. If you golf occasionally or not at all, Westminster’s unbundled structure is straightforwardly cheaper. We do not publish a market median for Ibis Landing, because its closed sale set has not yet been separated from Copperhead’s at the plat level, and we will not publish a number we have not recomputed.
Savanna Lakes is the speed and value play: a Lennar gated community in south Lehigh, the fastest moving community in the town at a median 19 days, the largest publishable median home at 2,112 square feet, the lowest derived per foot figure at about $137, with a monthly HOA fee that includes lawn maintenance. It also carries a CDD assessment of $1,646.55 a year, has no golf, no guard, no preserve system of Westminster’s scale and none of the social program. It is newer, larger and cheaper per foot. Westminster is more established, more amenitized and structurally more complicated. A buyer who wants a bigger new house and does not care about the club should look hard at Savanna Lakes.
Whispering Lakes is the newest gated family community in Lehigh, in an active Centex build cycle, directly across from the newly opened Amanecer Elementary and the new Lehigh Acres Middle School, with a low HOA fee and no CDD. Its median of $323,990 is above Westminster’s, its 1,870 square foot median is slightly larger, and its 83 day median days on market is more than twice Westminster’s 40, which is the honest new construction story: builder inventory competes with resale and takes longer to move. If you have school age children and want a brand new house, Whispering Lakes has a case Westminster cannot match. If you want mature landscaping, a guard gate and a golf course, it does not.
Town Lakes carries the largest median home of the publishable seven at 2,232 square feet and the highest median price at $340,000, on only 12 closings, which is a very thin sample. Olympia Pointe is the value entry point at $225,000 on 1,322 square feet, with a median of 121 days on market, by far the slowest in the group. Both are legitimate communities. Neither has golf, a guard gate, an eleven lake system or Westminster’s activity program, and Olympia Pointe’s pace should give a seller in that community pause in a way it should not at Westminster.
The real competition for a Westminster listing is not another community. It is a newer house on an individual platted lot with no gate, no association and no assessment, which is what nearly four fifths of Lehigh’s closed sales actually are, at a median of $314,900. That buyer is trading the gate, the guard, the amenities, the golf, the lakes and the social calendar for a lower monthly carrying cost and total freedom from association rules. Some buyers should take that trade. The ones who should not are the ones who value what a governing document actually delivers: architectural control, maintained common areas, and a neighbor who cannot park a commercial trailer on the lawn.
We will not link a competitor brokerage’s community page, we will not quote a median from a portal, and we will not tell you a community is bad in order to sell you a different one. Every figure in this section comes from our own MLS pull or from the certified Lee County tax roll, and where we have not done the arithmetic yet, we say so instead of estimating.
Westminster’s advantages are an open golf course in a town that has mostly lost its golf, a guard gated entry, an unusually deep amenity and social program, eleven lakes with 50 acres of preserve, no CDD assessment, and a derived value of roughly $155 per square foot against a town figure of roughly $195. Its disadvantages are a complicated two tier governance structure, a $2,500 resale capital assessment, a fire assessment on the high side, an established housing stock with real condition variance, and a thin 31 sale data set. Both lists are below and neither is padded.
Westminster suits a buyer who wants an established, guard gated address with a real amenity and social program, who values mature landscaping and a permanent preserve or lake view, who either wants to play golf or is glad not to be paying for it, and who is prepared to read a longer document set than a typical Lehigh purchase requires. It suits retirees and semi retired households particularly well, and it suits seasonal owners, which the club’s seasonal and summer membership tiers implicitly confirm. It suits investors less well than most Lehigh alternatives, and it suits a buyer who wants brand new construction not at all.
Every question below has a document behind it, and every one of them can change your number. Work through them inside your inspection period, not after it. If you are working with us, we run this list on your behalf as a matter of course, and we put the answers in writing.
Call Jesse at (239) 898-6072 or Marc at (239) 287-5873 and we will run the list with you.
A Westminster seller owns a marketing asset that no automated valuation can see: the golf course attached to this community is one of two still open in Lehigh Acres, and two of the communities your buyer is cross shopping are selling golf that closed six years ago. Pricing that correctly, and proving it, is the difference between clearing in 40 days and sitting into a price reduction. In the last 12 months we tracked 31 closed Westminster sales row by row against the Southwest Florida MLS, and that is the basis we price from.
Most buyers arriving at a Lehigh golf listing have been reading pages that describe closed courses in the present tense. That means two things for you. First, they may be discounting your golf claim because the last three they checked did not hold up. Second, once you document that your course is trading, with bookable tee times and a published rate card, you are the only listing in their set that survives that check. We put the club’s operating status and its published membership schedule into the marketing package explicitly, and we make clear that golf is optional and unbundled, because “optional” is a selling point to the two thirds of buyers who do not play.
The Lehigh Acres median is $309,998 and Westminster’s is $280,000, and a seller who reads only those two numbers concludes their community is underperforming. It is not. The town median is dominated by newer construction on individual platted lots, which is 79.4% of Lehigh’s closed volume and carries a median of $314,900 against $287,000 for named communities. Your comparable set is Westminster, and secondarily the other gated communities, not the scatter. Price off the wrong set and you will either leave money on the table or spend two months discovering you were high.
Forty days is the community median from list to contract. It is faster than the town’s 51 and slower than Savanna Lakes’ 19, and the gap is explained by complexity rather than by demand: your buyer has to resolve the golf question, the association question and the fee question before writing. That means two things. Front load the answers, so the documents, the fee schedule, the club rate card and the estoppel timeline are in the buyer’s hands on day one rather than day twenty. And treat day 50 as a decision point, because a Westminster listing meaningfully past the community median is telling you something specific about price, condition or presentation.
The $2,500 capital assessment due on resale is going to surface. It is better that it surfaces in your listing package, priced into the deal on your terms, than at the closing table where it becomes a renegotiation. The same goes for the sub association question: if your address sits inside Governor’s Run, Villas at Fairloop Run or Somerset Ridge, say so up front and have that association’s documents ready. Sellers who front load the complicated parts of a Westminster transaction close cleanly. Sellers who let a buyer discover them lose leverage at exactly the wrong moment.
We pull the community’s own data rather than a portal’s. We read the master declaration and the neighborhood association’s documents before we set a price. We order the estoppel early because at Westminster there may be two. We photograph the lot position honestly, because lake, preserve and golf exposures are what actually drive variance here. We market to the buyer who is cross shopping the other Lehigh golf addresses, with documentation of what is open and what is not. And we answer the phone. Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and winners of the 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine). McGreevy and Comisar alone have over $900 million in Sales. McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate.
Start with a free home valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse McGreevy at (239) 898-6072 to walk the house and set a strategy. If you are buying rather than selling, call Marc Comisar at (239) 287-5873.
Jesse McGreevy is a top-reviewed Lehigh Acres realtor, and the three reviews below are genuine verified Google reviews from the McGreevy and Comisar business profile. We publish them without reviewer names and without an aggregate rating, by policy.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
That first one is here deliberately. It is a seller’s review, and Westminster is a resale community with no builder to sell against, which means every transaction here is one owner handing a house to the next one.
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review
★★★★★ “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.” Verified Google review
Read the full set on the McGreevy and Comisar Google Business Profile.
McGreevy and Comisar are the real estate team to call for Westminster and for Lehigh Acres generally. Jesse McGreevy and Marc Comisar of Domain Realty have sold Southwest Florida since 2004, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across the region. They price a Westminster home from the Southwest Florida MLS record and from the association’s own published documents, rather than from an automated estimate. Contact details, credentials and licensing are below.
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. More about Jesse and Marc is on the McGreevy and Comisar about page, and individual profiles are at Jesse McGreevy and Marc Comisar.
Selling in Westminster? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse at (239) 898-6072. Buying in Westminster? Call Marc at (239) 287-5873, and bring the address, because at Westminster the address determines which association you are joining.
These are the questions Westminster buyers actually ask, answered from our own trailing twelve month Southwest Florida MLS pull, from the association’s published documents, and from the certified Lee County tax roll. Where a fact is not published anywhere we could reach, the answer says so rather than guessing.
Westminster is on the west side of Lehigh Acres in ZIP 33973, near the Fort Myers boundary. The parcel we pulled from the Lee County tax roll falls in Township 44 South, Range 26 East, which is the western edge of the Lehigh grid. The community’s own address is 2001 Oxford Ridge Circle, Lehigh Acres, FL 33973.
Yes, and it is guard gated rather than code gated, which is uncommon in Lehigh Acres. Access for residents runs on vehicle barcodes with a published fee schedule. The community is also deed restricted, with architectural control administered by the master association.
Yes. The Club at Westminster is a semi private 18 hole championship course, privately owned and operated, open to the public all year, with public and member tee times bookable online. It is one of only two golf courses still open in Lehigh Acres. The pro shop runs 6:45am to 4:00pm and the restaurant serves lunch daily and dinner on Tuesday, Wednesday and Friday.
No. Golf is not bundled. The club is a separate private business with its own published membership rate card, and joining is optional. The club’s membership material also states that a membership conveys no voting privileges, ownership interest or equity in the club.
On the club’s published card, dated effective 1 July 2024: annual single $5,835.68 plus tax, annual with spouse $8,779.34, seasonal single $4,253.52, seasonal with spouse $6,399.06, summer single $1,596.24 and summer with spouse $2,394.37. There is a $300 transfer fee and a membership is transferable subject to club approval. Confirm current pricing with the club, because a 2026 form is posted separately and the rate card we could read is dated 2024.
The club’s own management information names Ted McAnlis as the architect, and the operator is the authority on its own course. You will see a different credit on some pages, naming a Florida production home builder brand rather than a golf course architect, and that credit traces back to the community association describing a facility it does not own. We follow the club.
Approximately 620 residential doors, verified first party. The mix includes single family homes, villas and condominiums, organized under a master association with four neighborhood associations inside it.
$280,000 across 31 closed sales in the trailing twelve months, from our own pull of the Southwest Florida MLS run 6 August 2026. That is 9.7% below the Lehigh Acres town median of $309,998 over the same period.
A median of 40 days from list to contract, against a town median of 51. That makes Westminster the second fastest of the seven named Lehigh Acres communities with publishable data, behind Savanna Lakes at 19 days.
The median closed home measured 1,812 square feet, which is 219 square feet larger than the Lehigh Acres median of 1,593, a 13.7% size advantage. The individual product ranges wider than that because the community includes villas and condominiums alongside single family homes.
The master association’s published assessment was $456.00 per quarter for 2024, which is $1,824 a year. The association has not posted a newer figure that we could find, so treat that as a 2024 number and confirm the current assessment on the estoppel. If your address sits inside one of the four neighborhood associations, there is a second assessment on top, and none of the four publishes its amount.
Westminster is structured as a master association with neighborhood associations beneath it, which is a common arrangement in communities built in phases with different product types. Governor’s Run 1 and Governor’s Run 2 are managed by Home River Group, Villas at Fairloop Run by Tropical Isles Management, and Somerset Ridge Condominiums by Gulf Breeze Management. An address inside one of the four answers to both that association and the master.
No. We pulled a Westminster parcel from the certified Lee County tax roll and read the bill: there is no community development district line. For comparison, Savanna Lakes carries $1,646.55 a year and Ibis Landing carries $1,756.79. Never take a CDD answer from an address or a listing field; the parcel record is the only reliable source.
The Lehigh Acres Municipal Services Improvement District is the drainage and water control district covering all of Lehigh Acres. It applies to Westminster and appeared as $93.14 on the parcel we pulled. It is not a CDD, it is not community specific, and it does not fund Westminster’s amenities.
It is a one time capital assessment payable on a resale, raised from $1,000 to $2,500 by an amendment to Article 9, Section 9.11 of the declaration in September 2022. It is separate from the quarterly assessment and it does not appear on listing sheets. Budget for it, and negotiate who pays it as you would any other transfer cost.
On the parcel we pulled: LA-MSID $93.14, Lehigh Acres Fire $970.84 and Lee County Solid Waste $366.39, for a total of $1,430.37. There is no CDD line. Your specific parcel’s figures may differ, so pull the actual bill.
We do not know, and we are not going to invent a reason. The Lehigh Acres Fire Control and Rescue District assessment was $970.84 on the Westminster parcel we pulled, while other Lehigh parcels we checked in the same exercise showed $225.50 and $632.76. The district’s assessment is parcel specific and the district publishes its own fire assessment information page, which is the right place to take the question.
Inside the gate: a community center with a billiards room, a fitness center, a pool with spa, tennis, pickleball, bocce, basketball, a playground and a picnic pavilion, plus eleven lakes and about 50 acres of preserve. The association also runs a deep activity program including bridge, poker, rummikub, dominoes, euchre, knitting, Bible study, a book club, bingo, water aerobics, mah-jongg, food trucks, potlucks and holiday parties.
No. The association’s published rule is explicit: “There is no swimming, tubing, boating, or wading in the lakes.” No boathouse, dock or wharf may be built, and no boat or trailer may be stored on a lake slope. If you want watercraft where you live, Mirror Lakes is the Lehigh community that permits them, with association registration.
The association’s published documents do not address fishing either way, so we will not tell you it is allowed and we will not tell you it is prohibited. Put the question to the association in writing before you close and keep the written answer.
Yes. Alligators are present in the lake system, as they are in essentially every freshwater body in Southwest Florida, and the association’s rules prohibit feeding wildlife. Treat the banks accordingly, particularly with small children and pets.
The master association permits a maximum of two pets, and prohibits pets in the pool enclosure, on the tennis and pickleball courts, on the basketball court, at the playground and at the pavilion. Section 5.18 of the declaration prohibits Pit Bull, Rottweiler, Doberman and Chow breeds. Somerset Ridge Condominiums permits no pets at all. We state these as document citations; if breed rules bear on your household, take the recorded declaration to your attorney and your insurer.
Yes, with real constraints. The minimum lease is 30 days, leasing for less is a Category 1 violation under Section 5.10 B-2 of the declaration, subleasing is not allowed, and every occupant aged 18 and over needs a full application and background screening. The application fee is $250 plus $40 per person, allow 10 business days, and corporate leasing is not permitted. Somerset Ridge runs a 28 day minimum with a $100 application fee plus $50 per tenant.
It is a better long lease community than a short lease one. The 30 day floor rules out nightly and weekly rental, the application cost and 10 business day window penalize tenant churn, and the master assessment and non ad valorem lines are real carrying costs. Across Lehigh Acres the gross annual yield on the median rent of $1,750 against the median price of $309,998 is about 6.8%, and that figure is gross, before taxes, insurance, association fees, management, maintenance and vacancy.
We have not found an age restriction or a housing for older persons designation in any Westminster document we could reach, and the association’s published lease rules describe single family residency rather than an age qualification. Because we cannot confirm it from a first party source either way, confirm the point directly with the association before you rely on it.
33973, confirmed first party from both the association and the club. That is a west side Lehigh Acres ZIP.
Westminster is in the Lee County School District, which assigns students through a choice and proximity model rather than fixed street level boundaries, so no page can guarantee you a specific school. The district has added capacity in Lehigh Acres including Amanecer Elementary and a new Lehigh Acres Middle School. Call the district’s student assignment office with the exact address, in the year you will enroll.
That depends entirely on the parcel, and you should never take the answer from a listing sheet. Lehigh Acres is roughly 15 to 20 miles inland with no storm surge exposure, but rainfall flooding is a real inland risk. Pull the effective panel for the exact parcel at the FEMA Flood Map Service Center search page, and also check Lee County’s 2026 proposed FIRM revisions page.
We do not have a verified community level damage assessment for Westminster, so we will not claim either way. Hurricane Ian crossed inland Lee County as a major hurricane in September 2022 and Lehigh’s damage was predominantly wind and rainfall rather than surge. Pull the permit history for the specific address and ask the seller in writing about prior claims.
No, and this is one of the most commonly published falsehoods in this market. FEMA withdrew Lee County’s 25% Community Rating System discount in April 2024, after 17 years, citing unpermitted work, lack of documentation and failure to properly monitor activity in special flood hazard areas. It was worth an estimated $14 to $17 million a year collectively to Lee County policyholders. If a quote assumes that discount, the quote is wrong.
Where central service exists in Lehigh Acres it comes from the Florida Governmental Utility Authority, not Lee County Utilities, and large parts of the Lehigh grid remain on private well and septic. Confirm the specific parcel’s water status and sewer status as two separate questions, with the seller and with FGUA. Do not infer the answer from the fact that the community has lakes and irrigation wells; irrigation supply and potable water are different systems.
Westminster’s west side position is the shortest side of Lehigh Acres from which to reach Fort Myers, I-75 and the airport, using Lee Boulevard and SR 82. Travel times stretch materially in season, roughly January through April. Drive your actual commute at your actual departure time on a February weekday before you commit.
Your bill has two parts: the ad valorem side, driven by assessed value and by county, school and district millage, and the non ad valorem side, which totaled $1,430.37 on the parcel we pulled. The number that matters is the year after your purchase, not the seller’s current bill, because a sale generally resets the homestead exemption and the Save Our Homes cap. Run the Lee County Property Appraiser’s tax estimator for your purchase price.
HCA Florida Lehigh Hospital is the in town hospital, acquired by HCA from Lehigh Regional Medical Center. Lee Health operates the wider regional network including HealthPark and Gulf Coast Medical Center, and the region’s trauma center is in Fort Myers.
Start with the association’s own website, which publishes governing documents, rules and regulations, lease and sale forms and lake and irrigation rules, which is more than most Lehigh associations publish. Then order the estoppel, and order a second one if your address is inside a neighborhood association. Call the community office at (239) 491-2767, and if you are working with us we order all of it on your behalf as a matter of course.
If you own in Westminster, your pricing problem is different from every other Lehigh Acres seller’s, because your buyer is weighing an optional golf membership, a two tier association structure and a transfer assessment before they write. These are the questions we get from Westminster sellers, answered from the same trailing twelve month Southwest Florida MLS pull and the same association documents.
The community median over the trailing twelve months was $280,000 across 31 closed sales, on a median 1,812 square feet, but a median is an orientation figure and not a valuation. Your number turns on lot position, on roof and mechanical age, on renovation quality and on whether your address sits inside a neighborhood association. Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse at (239) 898-6072 so we can walk the house.
The community median is 40 days from list to contract, against 51 for Lehigh Acres as a whole. That is the midpoint, so half of Westminster sellers were under contract faster. Correctly priced and properly documented, 40 days is a realistic planning assumption.
Because the buyer arriving here is a self selected buyer who wants a guard gate, an amenity package and access to a course that is actually open, and there are only so many places in this town that deliver that. Scarcity of substitutes shortens decision time. What lengthens it is document complexity, which is exactly the part a good listing package removes.
Westminster, every time. The town median of $309,998 is dominated by newer construction on individual platted lots, which is 79.4% of Lehigh’s closed volume and a fundamentally different product. Pricing a Westminster resale against the scatter is how sellers end up either underpricing a golf community or overpricing a 1990s house.
Indirectly, yes, and it is the most under appreciated fact about selling in Lehigh Acres. The unnamed scatter segment carries a median of $314,900 against $287,000 for named communities, which means brand new houses on platted lots are clearing above the community set. Your answer to that buyer is the gate, the guard, the amenities, the preserve and the course, and it needs to be made explicitly rather than assumed.
It is your single largest differentiator and it needs documenting rather than asserting. Two of the Lehigh communities your buyer is cross shopping lost their courses around 2019, so a golf claim in this market gets discounted by default. Put the club’s operating status, its published rate card and the fact that membership is optional into the marketing package, and your listing is the one that survives the buyer’s check.
Yes, and market it as unbundled golf, which is the stronger claim. A buyer who does not play hears “golf community” as “a fee I will pay and never use.” Telling them plainly that the club is a separate business and that the association assessment does not include golf converts an objection into an advantage.
Disclose it early whether or not you are strictly obliged to, because it is going to surface at the estoppel and you would far rather it be priced into the deal on your terms than renegotiated at the closing table. It was raised from $1,000 to $2,500 by an amendment to Article 9, Section 9.11 of the declaration in September 2022, and it applies on transfer.
The current governing documents and rules as revised April 2025, the current adopted budget and assessment schedule, any special assessment history, the lease and sale application forms and fee schedule, and the barcode and gate access fee schedule. If your address sits inside one of the four neighborhood associations, gather that association’s set as well. Having all of it ready on day one is worth days of contract time.
An estoppel certificate is the association’s binding statement of what is owed on your unit as of a date, and Florida law requires the association to provide it on request within a statutory window for a capped fee. Who pays is a negotiated contract term in Lee County practice. At Westminster, order it early, and order two if your address is inside a neighborhood association.
Yes. A master association estoppel does not cover a neighborhood association’s balances, and a closing agent who discovers the second association late will delay your closing. Establish which association governs the address, then order both certificates at the same time.
More than an equivalent interior lot, and we are not going to put a dollar figure on it, because 31 closed sales a year will not support a lakefront premium honestly. What we can do is build a comparable set from the actual lake and preserve exposures that have traded and show you what the evidence supports. Anyone quoting you a precise premium from this data set is extrapolating.
Directionally yes, with a caveat a buyer will raise. Golf frontage carries a view premium and a stray ball question, and buyers vary widely on how much the second one bothers them. Because the course here is open and trading, that frontage is worth more at Westminster than an identical position at a Lehigh community whose course closed.
Roof, first, because roof age drives both insurability and premium in this market and a buyer’s insurance quote can end your contract. After that: air conditioning age, hurricane rated openings, kitchen and bathroom condition, and lanai and screen condition. In an established 1990s community, condition is the whole ballgame, because your buyer is comparing you to the house two streets over that has the same floor plan.
Structural reconfiguration, high end finish levels that outrun the community’s price band, and landscaping projects that will be judged against a mature streetscape you cannot beat. Also avoid anything that needs architectural approval you have not obtained, because an open approval item shows up on the estoppel.
It depends on the roof’s age and on whether your buyer can get a bound insurance quote without it. If insurers are declining or pricing punitively, a credit rarely saves the deal, because the buyer’s problem is availability, not money. Get a wind mitigation inspection first, then decide with the actual numbers in front of you.
In an established community, usually yes. It converts surprises into known quantities you can price, and it is far cheaper to fix a $600 item on your schedule than to renegotiate it under a repair addendum. It also shortens the inspection period conversation, which matters when your community median is 40 days.
Your net is your price less the payoff, less Lee County seller closing costs, less any prorated association assessment, less the transfer items including the capital assessment if the contract puts it on you, less any negotiated repairs or credits. We build a written net sheet before you list, not after you have an offer, because the number that matters to you is the last line and not the first.
The usual seller side items are documentary stamp tax on the deed, title related charges depending on local custom and the contract, the estoppel fee or fees, prorated taxes and assessments, and the brokerage fee. Custom varies by county in Florida, so the contract governs. We put the actual figures in your net sheet rather than quoting a percentage.
The LA-MSID assessment is a non ad valorem line on the November tax bill and is handled through the standard tax proration at closing rather than as a separate payoff. The same is true of the fire district assessment and the solid waste line. Your closing agent will prorate them; your job is to make sure the estoppel and the tax bill are both in front of them.
The same way, through the tax proration. It is worth flagging to your buyer in advance, though, because at $970.84 on the parcel we pulled it is a large enough line that a buyer reviewing the bill for the first time at closing may ask questions you would rather answer earlier.
Florida law requires a seller to disclose known facts materially affecting the value of the property that are not readily observable. Prior flooding, prior storm damage and prior insurance claims fall squarely inside that. Disclose in writing, keep the documentation, and do not rely on a verbal conversation with a buyer’s agent.
The general standard is known material defects not readily observable to the buyer. In practice that includes structural and roof issues, prior claims and repairs, mold or water intrusion history, sinkhole activity or claims, open permits, and known association violations. When in doubt, disclose, because the cost of over disclosing is a conversation and the cost of under disclosing is litigation.
An as-is contract is standard in Florida and does not remove your disclosure obligation, nor does it prevent the buyer from walking during the inspection period. What it does is set expectations that you are not undertaking repairs, which can be the right call on an older house priced accordingly. It is a pricing decision as much as a legal one.
A cash offer removes appraisal and financing risk, which is worth a genuine discount, but “cash” is only as good as proof of funds and the rest of the terms. Look at the inspection period length, the escrow deposit, the closing date and any association approval contingency before you compare it to a financed offer. On an older house, the appraisal risk you are avoiding may be real.
You renegotiate, the buyer brings the difference, the deal restructures or it ends, depending on the contract’s appraisal provision. The best defense is a documented comparable file handed to the appraiser at the inspection, which is standard practice for us. In a 31 sale a year community, appraisers are working from a thin set and a well built comparable package genuinely changes outcomes.
Professional photography that leads with lot position rather than with the kitchen, a documented golf and association package so the buyer’s questions are answered before they ask, syndication and direct marketing to the Southwest Florida buyer pool, and targeting the buyer who is actively cross shopping the other Lehigh golf addresses. Then we answer the phone, which sounds trivial until you have listed with someone who does not.
Yes, on every listing, and at Westminster we photograph the lake, preserve or golf exposure deliberately, because that is what drives variance in this community. A rear elevation shot at the right time of day on a preserve lot is worth more than another angle on the great room.
Season, roughly January through April, brings the seasonal buyer pool that an established amenity community like Westminster is built for, and the club’s seasonal and summer membership tiers tell you that pool is real. Off season listings face less competition from other sellers, which can offset a thinner buyer pool. The right answer depends on your timeline and on how much inventory is standing when you are ready.
Treat day 50 as a decision point rather than a shrug. Look at showing count first: no showings is a price problem, showings without offers is a condition or presentation problem, and offers that fall apart is usually a documents or inspection problem. At Westminster the documents cause more of it than sellers expect, which is why we front load them.
Yes, and the sequencing is the whole exercise. We coordinate the two contracts, build in the association approval timelines on the purchase side, and structure the contingencies so you are not homeless and not carrying two payments. Call Jesse at (239) 898-6072 early in the process, not once you have already listed.
Run the arithmetic honestly before you decide. Westminster’s 30 day lease minimum, no subleasing rule, $250 plus $40 per person application cost and 10 business day approval window all favor long tenancies, and the Lehigh gross yield figure of about 6.8% is before taxes, insurance, the master assessment, any neighborhood association fee, management, maintenance and vacancy. Renting is a business, not a way of postponing a decision.
Ask them three questions. How many Westminster closings did you personally verify against the MLS in the last twelve months, and what were the median price, size and days on market? Is the golf course open, and how do you know? And which four associations sit inside the master, and how does that change the estoppel order? An agent who cannot answer those is going to learn on your listing.
Brokerage fees in Florida are negotiable and are set by agreement, not by rule, and the right conversation is about what the fee buys rather than the number alone. We will put the fee, the marketing plan and the net sheet in writing before you sign anything. Call Jesse at (239) 898-6072.
Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse McGreevy at (239) 898-6072. We will walk the house, pull the Westminster comparable set, order the association documents and build a written net sheet before you commit to anything. Top 1% Real Estate Agents Nationally Since 2008.
Every factual claim about Westminster, Lehigh Acres, Lee County and the districts on this page traces to one of the sources below, alongside our own trailing twelve month pull from the Southwest Florida MLS run 6 August 2026. We do not cite real estate aggregators or competitor brokerages, on purpose. Where an authority source and a marketing page disagree, we follow the authority source and say so on the page.
The Downloadable Documents below are the primary records behind this page, each linked to the official authority that publishes it. Every one is a finished, currently available document or record system. We do not link a document we have not opened, and we do not host copies of records that belong on a government or association server.
Document | What it settles | Authority |
|---|---|---|
Westminster Community Association governing documents, rules and regulations, lease and sale forms, and water, lakes and irrigation rules | The lease minimum, the pet and breed rules, the lake rules, the barcode fees and the amenity rules quoted on this page | |
The Club at Westminster membership schedule | The published golf membership rates, the transfer fee, and the statement that a membership conveys no voting privileges, ownership interest or equity | |
The Club at Westminster scorecard and course statistics | Par, the seven tee sets, yardages, course ratings and slopes, and the practice facility dimensions | |
Florida Division of Corporations record, Westminster Community Association, Inc., document N96000000200 | The association’s 1996 filing date, its active status, its 2026 annual report and its current registered agent | |
Lee County certified real estate tax bill for a Westminster parcel | The LA-MSID, fire district and solid waste assessments, and the absence of any CDD line | |
LA-MSID Adopted Budget, FY 2025-2026 | What the Lehigh Acres Municipal Services Improvement District spends and assesses | |
CS/HB 1255 (2015) staff analysis | Why LA-MSID exists, what it replaced, and the limits of its authority | |
HB 819 (2024) staff analysis | The most recent legislative change to the district’s authority | |
Lehigh Acres Fire District audited financial statements, 2024 | The fire district’s finances behind the assessment on your tax bill | |
The Lee Plan, comprehensive plan as amended | The controlling land use document for unincorporated Lee County, including all of Lehigh Acres | |
Lehigh Acres Design Standards, Exhibit V-G | Lehigh specific architectural and site design standards | |
Lee County Hurricane Ian After-Action Report | The county’s official post storm review, published 11 August 2023 | |
Lee County Planning Communities Map 16 | Whether a given address is actually inside Lehigh Acres | |
FGUA Lehigh Acres Service Area System Description | Which parcels are inside the central water and sewer service area | |
FGUA Annual Drinking Water Quality Report, Lehigh Acres Division | Water quality for the Lehigh Acres system | |
Lee County Lehigh Acres Fact Sheet | The county’s own summary of Lehigh services, districts and contacts | |
Lehigh Acres Commercial Land Use Study, implementation report | The planning record on Lehigh’s platted lot problem and what was proposed about it |
Three records you should pull yourself rather than download from anyone. The effective FEMA flood panel for your exact parcel, from the FEMA Flood Map Service Center search page. The estoppel certificate for the specific address, which only the association can issue, and which you may need twice at Westminster. And the certified tax bill for the parcel, from the Lee County Tax Collector, which is the only place a CDD answer, a fire assessment figure and an LA-MSID figure can be confirmed. None of the three is something a real estate page can hand you, and all three change your number.
Selling in Westminster? Call Jesse McGreevy at (239) 898-6072. Buying in Westminster? Call Marc Comisar at (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
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.
