Whispering Lakes
Whispering Lakes is a gated Centex and M/I Homes community in central Lehigh Acres, directly across from Amanecer Elementary and the new Lehigh Acres Middle School. Low HOA, no CDD. Buy or sell with McGreevy and Comisar.
Whispering Lakes is a gated Centex and M/I Homes community in central Lehigh Acres, directly across from Amanecer Elementary and the new Lehigh Acres Middle School. Low HOA, no CDD. Buy or sell with McGreevy and Comisar.
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, and Whispering Lakes is the newest gated family neighborhood in Lehigh Acres. It sits directly across the street from Amanecer Elementary School and the new Lehigh Acres Middle School, it is in an active Centex build cycle, its homeowners association runs about $136 to $137 a month, and it carries no CDD bond at all. If you already own here and you are thinking about selling, the number that matters most is not the builder’s price sheet. It is this: in the last 12 months we tracked 56 closed sales in Whispering Lakes, at a median of $323,990 and a median of 83 days on market, against a Lehigh Acres town median of 51 days. Selling a resale in a community where the builder is still delivering new inventory is a different job from selling anywhere else in Lehigh, and it is the job we do.
Thinking of selling your Whispering Lakes home? Start with a free home valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse direct at (239) 898-6072 for a listing strategy built around the builder inventory you are competing with.
Thinking of buying in Whispering Lakes? Call Marc at (239) 287-5873 for a buyer consultation before you sit down at a builder’s design center.
Updated August 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Whispering Lakes is a small, new, gated community inside a 60,000-lot platted town, which means most of the market data written about it is either builder marketing or a town-wide average that hides it completely. We pulled the community’s own closed sales out of the Southwest Florida MLS and read them row by row. That is the difference.
In the last 12 months we tracked 56 closings in Whispering Lakes, every row hand-checked against the Southwest Florida MLS. That figure comes from our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026, matched on the MLS development and subdivision fields rather than on a street name. Fifty-six closings makes Whispering Lakes the second deepest data set of any named community in Lehigh Acres, behind only Mirror Lakes at 57. Most competitor pages about this community cite a builder price range and stop there.
A Whispering Lakes seller is not competing with three other resales. They are competing with a national builder that can buy down a mortgage rate, pay closing costs, and deliver a brand-new house with a structural warranty. That is why the community’s median days on market is 83 while the town’s is 51. Pricing, staging and timing all have to answer that competition directly, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate learning how.
Selling in Whispering Lakes? Call Jesse McGreevy direct at (239) 898-6072, or start with a free valuation at mcgreevyandcomisar.com/home-valuation. We will show you the 56 closings, not a national estimate.
Buying in Whispering Lakes? Call Marc Comisar at (239) 287-5873. Builder representation agreements, incentive structures and design-center pricing are all negotiable, and you want somebody on your side of the table before you initial anything.
Everything below is drawn from our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026, from Lee County and special-district records, and from the builders’ own published material. Where a fact is not published anywhere reliable, we say so instead of filling the gap.
Whispering Lakes closed 56 sales in the trailing twelve months at a median sold price of $323,990, a median living area of 1,870 square feet and a median 83 days on market. That puts the community 4.5% above the Lehigh Acres median price on a home 17.4% larger, and materially slower to sell than the town as a whole. Both halves of that sentence matter.
Every figure below comes from our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026. Sales were matched on the MLS development and subdivision name fields, so this is the community’s own record rather than a radius search or a ZIP-code average.
Metric | Whispering Lakes | Lehigh Acres, all areas |
|---|---|---|
Closed sales, trailing 12 months | 56 | 3,152 |
Median sold price | $323,990 | $309,998 |
Median living area | 1,870 sq ft | 1,593 sq ft |
Median days on market | 83 | 51 |
Implied median price per square foot | about $173 | about $195 |
The headline price is 4.5% above the town. The house is 17.4% bigger. Divide one by the other and Whispering Lakes sold at roughly $173 a square foot while Lehigh Acres as a whole sold at roughly $195. In other words the community is not expensive, it is large. Buyers reading only the median price conclude Whispering Lakes is a premium address; buyers reading the price per square foot conclude it is one of the better square-foot values in the town. The second reading is the more useful one.
A median of 83 days is 63% longer than the town’s 51. We are not going to dress that up. Whispering Lakes is in an active build cycle, which means a resale listing competes directly with a builder that can offer rate buydowns, closing-cost credits, a structural warranty and a house nobody has lived in. Builder inventory is patient in a way an individual seller is not. The practical consequence for a seller is that pricing has to be right on day one, because a stale listing in a new-construction community does not simply sit, it gets used by the builder’s sales team as the comparison that makes new look cheap.
Most named communities in Lehigh Acres produce a handful of sales a year, which is not enough to compute a defensible median. Whispering Lakes produced 56, second only to Mirror Lakes at 57 across every named community in the town. A sample that size means the median is stable rather than an artefact of two or three unusual houses, and it means a listing agent can price against real distribution rather than against a guess.
Lehigh Acres closed 1,616 leases in the same twelve months at a median rent of $1,750 a month. Set against the town’s $309,998 median sold price, that is a gross annual yield of about 6.8% before taxes, insurance, homeowners association dues, management and vacancy, all of which are real and none of which are small in Florida right now. We publish the gross figure because it is the one that is verifiable; we tell every investor client that the net is materially lower and that insurance is the swing variable. Whispering Lakes homes sit above the town’s median price, so on the same rent assumption the gross yield here would be lower still.
Benchmarked against every other named community in Lehigh Acres with a publishable twelve-month record, Whispering Lakes ranks third on median price at $323,990, second on sales volume at 56 closings, and second slowest on days on market at 83. On price per square foot it lands mid-table at about $173, well under the town figure of roughly $195. This is the comparison a buyer and a seller both actually need.
Community | Closed | Median price | Median sq ft | Median DOM | Approx price per 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 sales | 3,152 | $309,998 | 1,593 | 51 | about $195 |
Price per square foot is our arithmetic on the two published medians, not a separately reported MLS field. Because a median price and a median size do not come from the same house, treat it as a ratio for comparison rather than as the price of any specific home.
Three of the seven named communities beat Whispering Lakes on square-foot value: Savanna Lakes at about $137, Town Lakes at about $152 and Westminster at about $155. Two are clearly more expensive per foot: Mirror Lakes at about $200 and Asher Park at about $190. So Whispering Lakes is not the cheapest house per foot in Lehigh Acres, and anybody who tells you it is has not run the numbers. What it is, is the newest gated family product with a genuinely low homeowners association fee, no CDD, and a school pair across the street. You are paying a modest premium over the town’s square-foot value for age, gates, and location relative to those schools.
Two facts control a Whispering Lakes listing. First, at 56 closings the community has enough transaction depth that a buyer’s agent can and will price your house against real comparables, so an aspirational number gets found out quickly. Second, at 83 days the community is slower than the town, so carrying costs run longer than a seller expects and the first three weeks of exposure are worth more than the next twelve. Savanna Lakes clears in a median of 19 days and Mirror Lakes in 47. Whispering Lakes does not, and pricing to the community’s actual velocity rather than to the town’s is the difference between one price reduction and three.
Across Lehigh Acres, 79.4% of closed sales, 2,502 of 3,152, carry no named community at all. That scatter segment’s median is $314,900, which runs $27,900 above the $287,000 median across the 637 sales that do carry a community name. That is the reverse of every other Southwest Florida market we publish, where the gated community commands the premium. The counts and the medians are verified from our own pull. The likely mechanism, newer construction sitting on individual platted lots rather than inside associations, is our inference and we label it as such rather than stating it as fact. For a Whispering Lakes owner the practical read is simple: your competition is not only the other 55 closings inside the gates, it is the newer scattered-lot house two miles away with no association fee at all.
Whispering Lakes is a gated, all-ages, single-family community in Lehigh Acres currently being built by Centex, a PulteGroup brand, with M/I Homes also carrying product in the community. Published floor plans run from 1,447 to 2,810 square feet with three to five bedrooms. There are no condominiums, no townhomes, no golf course and no club, and the community is still in an active delivery cycle rather than at build-out.
Everything selling here is a detached single-family house on its own lot. Centex publishes plans spanning 1,447 to 2,810 square feet with three to five bedrooms, which brackets the community’s actual MLS median of 1,870 square feet almost exactly in the middle. That alignment is worth noting: in many new communities the advertised plan range is much wider than what people actually buy, and here the closings sit right in the meat of the range.
Centex publishes an asking range for its Whispering Lakes plans. A builder asking range is a marketing figure for unbuilt or to-be-built inventory, quoted before options, lot premiums and design-center selections. It is not a market median and we will not present it as one. The verified market figure for this community is the $323,990 median sold price from our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026. If a page quotes you a builder range as though it were the market, it is telling you what somebody hopes to get rather than what people have paid.
The published amenity set is a gated entry, a community swimming pool with a cabana, open green space and a dedicated playground. That is the honest list. There is no clubhouse restaurant, no fitness center published by the builder, no tennis or pickleball complex, no golf, and no marina. For a community charging about $136 to $137 a month, that package is proportionate. Buyers coming from Estero or Bonita Springs should calibrate: a $136 fee does not buy a Bonita Bay amenity campus, and the fee is low precisely because the amenity set is modest.
The total planned home count at build-out is not published by the association, by the builder in any document we could verify, or in Lee County’s development records in a form we are willing to cite. Rather than repeat a number we cannot source, we say plainly that we do not have it. Ask the builder’s sales office for the approved site plan and the platted lot count, and ask the association for the current number of assessable units. Both are answerable questions and both belong in your due diligence.
The median closed home measured 1,870 square feet. Against a Centex range topping out at 2,810 square feet, that says most Whispering Lakes buyers are choosing mid-range plans rather than the largest ones. For a seller, that matters: if you own one of the biggest plans in the community, your buyer pool is thinner than the community’s transaction count suggests, and days on market of 83 is a community median rather than a promise.
Whispering Lakes is a product of the current Lehigh Acres build cycle rather than of the town’s original 1950s platting. It sits inside a grid that was subdivided seventy years ago and has been filled in slowly and unevenly ever since, which is exactly why a modern gated community here is the exception rather than the rule.
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 the infrastructure could ever serve. The consequence, seventy years later, is a town where the default product is a single house on a single platted lot with no association at all, and where named, gated, amenitized communities like Whispering Lakes are unusual. The peer-reviewed account is Stroud’s study of rapid growth and development at Lehigh Acres in The Florida Geographer; the planning account is the Spikowski Lehigh Acres Commercial Land Use Study prepared for Lee County.
Because the scatter is the norm, a Lehigh buyer always has a no-fee alternative. Every association fee in this town competes against the option of buying a comparable house on a platted lot and paying nothing to anybody. That is not true in Estero, Naples or Babcock Ranch, where a community fee and often a CDD assessment are simply the price of entry. It is the structural reason Whispering Lakes’ association fee has to stay low, and it is the reason our own pull found the no-community segment out-earning the named-community segment on median price.
Centex, a PulteGroup brand, has been actively delivering homes at Whispering Lakes through 2025 and 2026, with M/I Homes also carrying product. The community’s positioning is explicitly family-oriented, anchored on its position directly across the street from Amanecer Elementary School and the new Lehigh Acres Middle School. Amanecer Elementary opened in August 2023, part of a run of new and renovated Lee County school capacity delivered in Lehigh between 2021 and 2023.
Whispering Lakes has no golf course, no bundled club membership and no equity buy-in, so none of the recurring cost questions that dominate a Bonita Springs or Estero community page apply. There is also no CDD, so there is no bond assessment amortizing on the tax bill for thirty years. The community’s cost structure is about as simple as a gated Florida community’s gets, and that simplicity is a legitimate selling point.
Owning in Whispering Lakes means a homeowners association fee of roughly $136 to $137 a month, Lee County ad valorem property tax, and two non-ad-valorem district assessments on the same tax bill: the LA-MSID assessment and the Lehigh Acres Fire Control and Rescue District assessment. There is no CDD bond and no club membership. Insurance is the largest variable and the one that ruins budgets.
Centex publishes the Whispering Lakes homeowners association fee at approximately $136 to $137 a month. By Southwest Florida standards that is very low, and it reflects a modest amenity set rather than a bargain. Before you close, request the estoppel certificate and read three things: the current fee, any approved increase not yet in effect, and the reserve balance. A low fee with thin reserves is a special assessment waiting to be scheduled. The association has not published a current, dated fee schedule of its own that we could verify, so treat the builder’s figure as a starting point and the estoppel as the answer.
None of the named Lehigh Acres communities in this build cycle carries a Community Development District. A buyer moving from the Estero corridor or from Babcock Ranch is used to absorbing a CDD bond assessment on the tax bill, frequently well over a thousand dollars a year for decades, on top of the association fee. In Whispering Lakes that line simply does not exist. When you compare a Lehigh Acres carrying cost to an Estero one, the CDD is often the single largest difference and it is the one most comparison pages leave out.
Every parcel in Lehigh Acres sits inside the Lehigh Acres Municipal Services Improvement District, known as LA-MSID. It is a drainage and water-control district created by the Florida Legislature in 2015 under CS/HB 1255 and amended by HB 819 in 2024, covering roughly 70,000 acres of eastern Lee County. It is not a CDD, it is not community-specific, and it is not optional. LA-MSID levies a non-ad-valorem assessment collected on the Lee County property tax bill, and it is also the body to ask about drainage easements, canal right-of-way and any pending capital project that could change the hydrology near your lot.
The Lehigh Acres Fire Control and Rescue District is an independent special district with five elected commissioners. It receives no Lee County property tax revenue and funds itself entirely through an annual fire assessment on every parcel in the district. For the 2025 to 2026 fiscal year the district publishes an assessment not exceeding $209.64 per parcel plus $1.20 per $1,000 of the value of improvements. That is a non-ad-valorem line on the tax bill and it is separate from county millage. The district also holds an ISO Public Protection Classification of 3, effective 1 March 2023, for parcels within five road miles of a station, which is a favorable input into a homeowners insurance quote.
Lehigh Acres is unincorporated Lee County, so there is no city millage. Your ad valorem bill is set by the Lee County Board of County Commissioners, the School District of Lee County, the South Florida Water Management District, LA-MSID and the fire district. Florida’s homestead exemption reduces taxable value for a qualifying primary residence, and the Save Our Homes cap limits annual assessed-value growth once homestead is in place. The Lee County Property Appraiser publishes a tax estimator that returns a line-by-line millage breakdown for a specific folio, and that is the only number worth budgeting from. Never budget from the current owner’s tax bill: a long-held homestead can carry an assessed value far below market, and your first bill after a sale will reset.
Florida property insurance is the swing factor in a Lehigh Acres carrying cost, and it prices differently here than on the coast. Whispering Lakes is inland, roughly 15 to 20 miles from the Gulf, so the exposure is wind and rainfall rather than storm surge. New construction helps: a post-2002 roof and current-code construction attract wind-mitigation credits, and the fire district’s ISO 3 rating is a further favorable input. None of that makes the quote small. Get a bound quote in writing before your inspection period expires, not an estimate, and ask specifically what the wind deductible is as a percentage of dwelling coverage.
Three bodies govern a Whispering Lakes address and they do not overlap. The Whispering Lakes homeowners association controls the community’s own rules, dues and common areas. LA-MSID controls drainage and water management across all of Lehigh Acres. Lee County controls land use, permitting and code enforcement, because Lehigh Acres is unincorporated and has no city government of its own.
The community association governs architectural review, exterior standards, common-area maintenance, the pool and the gate, and it sets and collects the monthly dues. In a community still in its builder-control period, the developer typically retains board control until a defined turnover threshold is reached. Ask directly where the association sits in that process, because the answer changes who you are negotiating with about a rules dispute, and it changes how meaningful the reserve study is. Verify the association’s exact registered name and its current officers on the Florida Division of Corporations Sunbiz search rather than relying on a brochure.
The estoppel is the single most useful document in a Florida community purchase and most buyers skim it. Read it for six things: the current periodic assessment and its frequency, any assessment approved but not yet in effect, any special assessment levied or pending, the amount owed by the current owner, any open violation on the parcel, and the transfer or capital contribution fee due at closing. If the estoppel and the marketing material disagree about the fee, the estoppel wins. Order it early; Florida law allows the association a defined window to produce it and a late order can compress your inspection period.
LA-MSID is the successor to the East County Water Control District, created by the Legislature on 10 June 2015. It provides drainage, water control, public improvements and community facilities across the whole Lehigh Acres grid, and it manages the Harns Marsh stormwater system. Because it covers the entire town, it does not distinguish Whispering Lakes from a scattered platted lot three miles away, and its assessment is not a community amenity charge. If your lot backs onto a canal or a swale, LA-MSID is the body that can tell you what easement sits behind your fence and what it is allowed to do there.
There is no Lehigh Acres city council, no city manager and no city millage. Land use runs through the Lee Plan and the Lee County Land Development Code, with a Lehigh-specific overlay in Design Standards Exhibit V-G. Permits, inspections and code enforcement all route through the Lee County Department of Community Development. The Lee County Board of County Commissioners sets the county millage and the capital plan that funds Lehigh roads, drainage and parks. If you want to know what can be built on the vacant parcel across the street, the answer is in the county’s records, not the association’s.
Question | Body to ask |
|---|---|
Dues, rules, architectural approval, gate access | Whispering Lakes homeowners association |
Drainage, canals, easements, water control | LA-MSID |
Zoning, permits, code enforcement, the vacant lot next door | Lee County Department of Community Development |
Fire assessment, response coverage, ISO rating | Lehigh Acres Fire Control and Rescue District |
Assessed value, millage, homestead, tax estimate | Lee County Property Appraiser and Lee County Tax Collector |
Recorded plat, deed, lien, association filings | Lee County Clerk of Court |
Whispering Lakes offers a gated entry, a community swimming pool with cabana, open green space and a playground. It does not offer golf, tennis, pickleball, a fitness center or a clubhouse restaurant. Day-to-day life here leans on the community’s location, and specifically on the two schools directly across the street, rather than on an amenity campus.
The published package is deliberately simple: gate, pool and cabana, green space, playground. For a family with young children living across from an elementary and a middle school, that is a coherent offer and the low fee reflects it honestly. Buyers should confirm current pool hours, guest rules and gate access procedures with the association, since these are the details that change most often and are rarely documented online.
Because Lehigh Acres is unincorporated, its public recreation is delivered by Lee County rather than by a city parks department. Veterans Park is the main civic complex, with the Lehigh Acres Community Pool and the Lehigh Acres Senior Citizen Center nearby. The East County Regional Library serves the town. Greenbriar Preserve offers county preserve access. The standout is Harns Marsh, an LA-MSID water-management site off Sunshine Boulevard that doubles as one of the best birding locations in Lee County, with a loop trail and a documented snail kite population that birders rank alongside far more famous Southwest Florida sites.
Lee Boulevard is the town’s main commercial artery and carries most of the retail load, including the Publix at the Crossroads center near State Road 82, a Walmart Supercenter, and the majority of the chain pharmacies and restaurants. Homestead Road and Sunshine Boulevard carry the north and south neighborhood retail, including Sunshine Plaza. This is a practical, everyday retail environment rather than a destination one. Buyers who want Waterside Shops or Coconut Point should understand that those are a drive, and the drive is the trade Lehigh Acres asks you to make.
Lehigh Acres has an unusually dense civic layer for an unincorporated place: the Greater Lehigh Acres Chamber of Commerce and the East Lee County Chamber of Commerce, Lehigh Community Services, a Kiwanis club, a Rotary club, American Legion Post 323, VFW Post 4174 and a Boys and Girls Club location. For families relocating from out of state, that network is usually more useful in the first year than any amenity package.
Whispering Lakes is in Lehigh Acres, which sits inland in eastern Lee County, roughly 15 to 20 miles from the Gulf. The commute is the trade. Lehigh Acres offers more house per dollar than the I-75 corridor and asks for a longer drive to the Fort Myers job centers in exchange. Any page that describes this town without saying that plainly is selling you something.
Lee Boulevard runs east to west and is the main commercial and commuting artery, meeting State Road 82 at the town’s western edge. State Road 82 is the primary connection toward Fort Myers, the airport corridor and I-75. Homestead Road, Sunshine Boulevard and Joel Boulevard are the principal north and south routes through the residential grid. Sunshine Boulevard has been programmed for widening to four lanes from State Road 82 to 23rd Street SW, with construction scheduled to begin in early 2026, which is the kind of project that improves a commute for years and complicates it for months.
From central Lehigh Acres, the drive to south Fort Myers employment and to the I-75 interchanges is a real journey rather than a hop, and it lengthens materially in season and at the standard peaks. There is no rail, and LeeTran bus service is a genuine option for some trips but not a substitute for a car. If your household has two commuters heading to Naples or to the coastal beaches daily, Lehigh Acres will test that. If one or both work in east Lee County, from home, or on a shifted schedule, the maths turns strongly in Lehigh’s favor.
The town’s median sold price is $309,998 and Whispering Lakes’ is $323,990. Comparable new gated product in the Estero and Babcock Ranch corridors sits well above that, and usually with a CDD assessment attached. The drive is the price of the difference. We say that to every buyer, because a household that resents the commute in year two will list in year three, and selling a house you bought at retail two years ago is an expensive way to learn a lesson.
Whispering Lakes’ most useful landmark is the school pair directly across the street. If you are driving the community for the first time, orient on Amanecer Elementary School and the new Lehigh Acres Middle School, then work outward to Lee Boulevard for retail and to State Road 82 for the trip west.
Whispering Lakes’ defining location advantage is that it sits directly across the street from Amanecer Elementary School and the new Lehigh Acres Middle School. Lee County School District operates a choice-and-proximity assignment model, so proximity is a strong advantage but not a fixed street-level guarantee. Verify current assignment with the district for the specific address before you buy.
Amanecer Elementary opened in August 2023 as part of a significant run of new Lee County school capacity in Lehigh Acres. The new Lehigh Acres Middle School campus was part of the same build-out program. Both are Lee County School District public schools. For a family buyer, having an elementary and a middle school within walking distance of the gate is a rare thing in Southwest Florida and it is the single clearest reason Whispering Lakes attracts the buyer profile it does.
Lee County School District does not run a simple street-address zoning map the way many districts do. It uses a choice-and-proximity model in which families apply within an assignment zone and proximity is weighted, so living across from a school improves your odds considerably without guaranteeing a seat. This is the single most common misunderstanding in Southwest Florida real estate and it produces genuine disappointment every August. Confirm current assignment and the current application calendar with Lee County Schools directly, in writing, for your exact address.
Lee County has been building school capacity in Lehigh Acres at pace, with multiple new and substantially renovated campuses delivered between 2021 and 2023, including Amanecer Elementary, a new middle school, and the renovation and reopening of the original Lehigh Acres Middle School campus. For a buyer weighing a growing town, sustained district capital spending is a more reliable signal of confidence than any marketing claim about a neighborhood’s trajectory.
Lehigh Acres has private and faith-based school options, and Florida SouthWestern State College’s Lee Campus in south Fort Myers is the nearest state college, roughly a half-hour drive depending on traffic. School performance grades are published by the Florida Department of Education and are updated annually, so check the current year rather than a page that quotes an old grade.
Whispering Lakes is inland, roughly 15 to 20 miles from the Gulf, and is not in a storm surge zone. The exposure at a Lehigh Acres address is wind and rainfall flooding rather than surge, which is a genuine and material difference from coastal Lee County. It is not the same as no risk, and Hurricane Ian proved that in 2022.
Coastal Lee County’s defining catastrophe risk is storm surge. Lehigh Acres does not have that exposure. What it has is wind, and rainfall flooding through a canal and swale network originally laid out in the 1950s and 1960s, decades before modern South Florida Water Management District standards. Those are different perils, they are underwritten differently, and they should be discussed separately. An agent who tells you Lehigh Acres has no flood risk because it is inland is telling you half a true sentence.
Hurricane Ian crossed inland Lee County as a major hurricane on 28 September 2022. Lehigh Acres’ damage was predominantly wind and rainfall rather than surge, and the town recorded roughly 14.5 inches of rainfall in the hours after landfall, which produced widespread flooding of canals and low-lying streets, particularly in older platted areas. Lee County’s official Hurricane Ian After-Action Report is the primary record. Whispering Lakes’ housing stock is new construction from the current build cycle and did not exist as a built neighborhood when Ian came through, so the community has no Ian damage history of its own. That is a real advantage and it is not a guarantee about the next storm.
Most of Lehigh Acres is mapped as FEMA Zone X unshaded, outside the 0.2% annual chance floodplain, where federal flood insurance is not required by a lender. Pockets along the canal grid are mapped Zone AE or Zone A. Zone X is a mapping designation, not a promise: much of Ian’s Lehigh flooding fell on Zone X parcels. Pull the effective FEMA panel for your exact parcel at the FEMA Flood Map Service Center search page, and then check it again against the proposed panels, because the map is moving.
Lee County’s Department of Community Development maintains both a page for the 2022 FEMA flood map revisions and a separate page for 2026 proposed FIRM revisions. A proposed panel can change a parcel’s designation, and with it a lender’s insurance requirement and a buyer’s carrying cost. If you are buying in Whispering Lakes in 2026, look at both the effective panel and the proposed one before you waive your financing contingency.
Lee County participates in the National Flood Insurance Program’s Community Rating System, the voluntary program under which a community earns floodplain-management credits that discount NFIP premiums county-wide. The size of that discount is not fixed. In April 2024 FEMA withdrew Lee County’s long-standing 25% CRS discount, citing unpermitted work, missing documentation and monitoring failures in special flood hazard areas. Ask your insurance agent what class Lee County holds on the day you bind rather than assuming a figure from an older article. For wind coverage, a current-code roof and current construction attract mitigation credits, and the fire district’s ISO 3 classification is a further favorable input. Get the quote bound in writing before the inspection period ends.
Whispering Lakes is marketed with central utilities, which distinguishes it from much of the surrounding platted grid where private well and septic remain common. Where central water and sewer exist in Lehigh Acres, the operator is generally the Florida Governmental Utility Authority, not Lee County Utilities. Confirm the specific service for the specific address in writing before closing.
The Florida Governmental Utility Authority, FGUA, acquired the Lehigh Acres water and wastewater system in December 2003 and operates the largest piped service footprint in the town. Lee County Utilities serves some areas. A large share of the platted grid remains on private well and septic. Which of the three applies is an address-level question, not a town-level one, and it is one of the genuine due-diligence items that separates a gated community purchase from a scattered-lot purchase in Lehigh Acres.
A well and septic house carries costs and risks a central-service house does not: pump and tank replacement, drainfield failure, water quality testing, softener and treatment equipment, and a lender or insurer who may ask questions. It also carries no monthly water bill, which some owners prefer. Neither is wrong. What is wrong is discovering which one you bought at the closing table. Ask for the utility account history, or for written confirmation of connection, as part of your inspection.
FGUA is pursuing septic-to-sewer conversion work in the Lehigh Acres service area affecting several hundred homes, and state funding for further phases has been at risk in recent budget cycles, with cost-sharing implications for affected owners. If you are buying anywhere in Lehigh Acres on septic, ask whether the parcel sits in a programmed conversion area and what an assessment would look like if it does.
FGUA’s principal current capital project in Lehigh Acres is a planned reverse-osmosis water treatment plant drawing on brackish wells, sized at 1.5 million gallons per day. Utility capital projects are slow, visible and occasionally disruptive, and they are also the reason a growing town keeps its water pressure. FGUA publishes its annual drinking water quality report for the Lehigh Acres division, which is the document to read if water quality is a concern rather than a rumor.
Electricity in this part of Lee County is investor-owned utility service. Solid waste collection is billed as a non-ad-valorem assessment on the county tax bill rather than as a separate monthly bill. Internet availability varies street by street in Lehigh Acres more than buyers expect, and in a new-construction community it can vary between phases. If you work from home, verify the actual available service and speed at the specific address before you commit, not the provider’s coverage map.
HCA Florida Lehigh Hospital on Lee Boulevard is the in-town acute-care hospital and the only one in east Lee County, with a 24-hour emergency department. Lee Health operates the wider regional network including the trauma center in Fort Myers. For a Lehigh Acres buyer, having a hospital in town rather than a half-hour away is a meaningful and often overlooked advantage.
HCA Florida Lehigh Hospital sits at 1500 Lee Boulevard. It was founded in 1965 as Lehigh Regional Medical Center and was acquired by HCA Florida Healthcare, with the transaction completed in November 2024 as part of a $134.5 million Lee County investment that also funds a new freestanding emergency room on Alico Road. Published service lines include emergency services, cardiology, gastroenterology, general surgery, nephrology and orthopedics. Complex tertiary care still routes to the larger Fort Myers campuses.
Lee Health operates the region’s larger hospitals and the trauma center in Fort Myers, along with outpatient locations including offices on Lee Boulevard in Lehigh Acres. Between the in-town hospital, Lee Health outpatient offices, Lee Community Healthcare and a row of urgent care storefronts on Lee Boulevard and Sunshine Boulevard, routine and urgent care are covered locally. Specialists more often mean a drive west.
The Lee County Sheriff’s Office provides law enforcement, because there is no municipal police department in an unincorporated place. Fire and emergency medical response come from the Lehigh Acres Fire Control and Rescue District, which operates multiple stations across roughly 142 square miles and holds an ISO Public Protection Classification of 3 for parcels within five road miles of a station. That rating is genuinely good and it is an input your insurer will price.
The Florida Department of Health in Lee County operates locally, and Lee County provides library, parks and human services through its own departments rather than through a city. The practical effect for a new resident is that almost every civic question in Lehigh Acres is answered by a county department or a special district, and knowing which one saves a great deal of time.
Against the other named communities in Lehigh Acres, Whispering Lakes is the newest gated family product with the schools advantage, mid-table square-foot value, a very low association fee and no CDD, and the second-slowest median days on market of any community with publishable data. It is not the cheapest per square foot and it is not the fastest-selling. Here is the honest comparison.
Savanna Lakes is the fastest-moving community in Lehigh Acres at a median 19 days on market, and it delivers the larger median home, 2,112 square feet, at the lower median price of $289,047, which works out to roughly $137 a square foot against Whispering Lakes’ $173. On pure square-foot value Savanna Lakes wins clearly. What Whispering Lakes offers in exchange is the newer build cycle, the lower association fee, and the position across from the two schools. If square footage per dollar is your controlling criterion, look hard at Savanna Lakes.
Mirror Lakes carries the deepest sales record in the town at 57 closings and the higher median price at $329,000, but on a smaller median home of 1,645 square feet, which puts it near $200 a square foot, the most expensive of the seven. It also moves faster, at a median 47 days. Mirror Lakes is older stock with newer infill, so condition varies house to house in a way it does not in a current build cycle. Whispering Lakes trades that variance for consistency: a new house built to current code, with a builder warranty.
Westminster is the established gated golf community in Lehigh Acres, with 31 closings at a median $280,000 on 1,812 square feet, roughly $155 a square foot. It offers a golf and club amenity structure that Whispering Lakes simply does not have, at a lower price per foot but with the recurring club and amenity costs that come with a golf community. If golf is central to your life, Whispering Lakes is not the right community and we will say so.
This is the comparison most buyers never make and it is the most important one in Lehigh Acres. Across the town, the 2,502 sales carrying no community name closed at a median of $314,900, above the $287,000 median of the 637 named-community sales. A scattered-lot buyer pays no association fee at all. What they give up is the gate, the pool, the architectural control, and the certainty that the lot next door will be developed to a consistent standard. Our inference, and we label it as inference, is that the scatter’s price premium reflects newer construction on individual lots rather than a location advantage. Either way, if you want a gate and a pool and a predictable streetscape for $136 a month, Whispering Lakes is a rational answer. If you do not care about any of that, Lehigh Acres offers you a cheaper way to own the same square footage.
New gated product in Estero, Babcock Ranch and the Corkscrew Road corridor generally starts well above the Lehigh Acres median and routinely carries a CDD bond assessment on the tax bill in addition to association dues. Whispering Lakes has no CDD. The trade is the commute and the retail environment. We work all of those markets, so we will give you the real numbers on both sides rather than talking you into the one closest to our office.
Whispering Lakes’ strengths are new construction, a very low association fee, no CDD, and a location directly across from an elementary and a middle school. Its weaknesses are a modest amenity set, a median 83 days on market that is 63% slower than the town, mid-table square-foot value, and an unpublished build-out home count. All of that is in the data.
A family with school-age children who wants a new house behind a gate, values the schools across the street more than a fitness center, and is comfortable with an east Lee County commute. Also a buyer moving from a CDD market who has done the arithmetic and understands what the absence of a bond assessment is worth over twenty years.
A buyer whose top criterion is square footage per dollar should compare Savanna Lakes seriously. A golfer should look at Westminster. A buyer who needs to be at a desk in Naples five days a week should think hard about the drive. And a seller who needs a fast, certain closing should understand the 83-day median before setting an asking price.
Before you sign a builder contract or a resale purchase agreement in Whispering Lakes, get written answers to the questions below. Every one of them is answerable from a public record or from a document the seller or builder already holds. A question that gets a verbal answer instead of a document is a question that has not been answered.
Selling a Whispering Lakes home means selling against a national builder that is still delivering new inventory in your own community. That is why the community’s median days on market is 83 while Lehigh Acres as a whole runs 51. The strategy has to answer the builder directly, and that is a specific job rather than a general one.
Fifty-six homes closed here in the trailing twelve months at a median of $323,990 and a median of 1,870 square feet. That is enough depth that a buyer’s agent will price your house against real comparables within an hour. It also means an aspirational asking price is not simply optimistic, it is visible. We price to the community’s actual velocity, which is slower than the town’s, and we plan the first three weeks of exposure as the most valuable asset the listing has.
A builder can buy down a rate, credit closing costs and hand over a structural warranty. A resale seller cannot do most of that, so the answer is not to compete on the builder’s terms. It is to compete on the things a builder cannot offer: immediate occupancy, mature landscaping, installed upgrades that a design center would charge a premium for, a screened lanai already built, window treatments and appliances already in place. We inventory every one of those and price them into the story rather than leaving the buyer to guess.
Get a free home valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse McGreevy direct at (239) 898-6072. We will walk your house, show you the 56 closings behind the median, and give you a listing price with the reasoning attached. The reviews immediately below include a client who used Marc to negotiate against a builder during a build phase, which is the same skill a Whispering Lakes seller needs pointed the other way.
Jesse McGreevy is a top-reviewed Lehigh Acres realtor, and so is Marc Comisar. The reviews below are genuine, verified Google reviews from clients across Southwest Florida. We do not tailor a client’s words to a community, and we do not publish a review we cannot trace to the profile.
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
That second review is about negotiating with a builder during a build phase, which is precisely the transaction most Whispering Lakes buyers are doing right now. Builder contracts are negotiable in more places than most buyers realise: lot premium, options credit, closing-cost contribution, lender incentive terms and delivery-window remedies are all live. Having representation on your side of that table costs a buyer nothing on a builder deal in almost every case, and it is the single easiest money most new-construction buyers leave on the floor.
McGreevy and Comisar are the #1 Team in Southwest Florida since 2012, and Domain Realty Group is the full-service team they lead. If you are buying or selling in Whispering Lakes or anywhere in Lehigh Acres, this is who you are calling and where we are.
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 how we work is on our about page, and the Lehigh Acres market overview that sits above this community is at Lehigh Acres.
The office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 is where the team is based, and we work the full Southwest Florida corridor from Bonita Springs and Estero through Fort Myers to Lehigh Acres and east Lee County. Call Jesse at (239) 898-6072 to talk about a Whispering Lakes listing, or Marc at (239) 287-5873 to talk about a purchase.
Short, direct answers to the questions buyers actually ask us about Whispering Lakes. Where the answer is not published anywhere reliable, we say that rather than guessing.
Whispering Lakes is in Lehigh Acres, in unincorporated eastern Lee County, Florida. Its most useful landmark is that it sits directly across the street from Amanecer Elementary School and the new Lehigh Acres Middle School.
Yes. Whispering Lakes is a gated single-family community. Confirm current gate access procedures, guest entry and any vendor access rules with the association, because those details change and are rarely documented publicly.
Centex, a PulteGroup brand, has been actively building here through 2025 and 2026. M/I Homes also carries product in the community. Both publish their own plan and pricing information on their official sites.
Published Centex plans run from 1,447 to 2,810 square feet with three to five bedrooms. The median home that actually closed in the last twelve months measured 1,870 square feet, so most buyers choose from the middle of the range.
Fifty-six homes closed in the trailing twelve months at a median sold price of $323,990, per our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026. That is the market figure. A builder’s advertised range is an asking range, not a market median.
The Lehigh Acres median across all 3,152 closed sales in the same period was $309,998, so Whispering Lakes ran 4.5% above the town. On a median 1,870 square feet against the town’s 1,593, the community delivered 17.4% more house for that 4.5%.
No. Dividing the two medians gives roughly $173 a square foot at Whispering Lakes against roughly $195 for Lehigh Acres as a whole. It is mid-table among the town’s named communities: cheaper per foot than Mirror Lakes and Asher Park, more expensive than Savanna Lakes, Town Lakes and Westminster.
The median was 83 days on market, against 51 for Lehigh Acres as a whole. That is the honest new-construction effect: a resale here competes with builder inventory and builder incentives, and it takes longer to move.
Centex publishes approximately $136 to $137 a month. The association does not publish a current, dated fee schedule that we could verify independently, so treat the builder figure as a starting point and get the authoritative number from the estoppel certificate before closing.
No. There is no Community Development District here, and none of the named Lehigh Acres communities in this build cycle carries one. That is a real carrying-cost advantage over comparable new product in the Estero and Babcock Ranch corridors, where a CDD bond assessment is routine.
LA-MSID is the Lehigh Acres Municipal Services Improvement District, a drainage and water-control district covering the whole of Lehigh Acres. Yes, you will pay it: it levies a non-ad-valorem assessment collected on your Lee County property tax bill. It is not a CDD and it is not specific to Whispering Lakes.
The Lehigh Acres Fire Control and Rescue District assessment, published for 2025 to 2026 as not exceeding $209.64 per parcel plus $1.20 per $1,000 of improvement value, and a solid waste assessment. Both are non-ad-valorem line items separate from county millage.
No. Whispering Lakes is an all-ages community and it is explicitly positioned for families, which is consistent with its location across from an elementary and a middle school.
A gated entry, a community swimming pool with cabana, open green space and a playground. There is no golf, no clubhouse restaurant, no fitness center and no racquet sports published for the community. The low association fee reflects that.
Amanecer Elementary School and the new Lehigh Acres Middle School are directly across the street, and the community is served by Lee County School District. Lee County uses a choice-and-proximity assignment model rather than fixed street zoning, so verify current assignment for your exact address with the district.
No. Proximity is weighted heavily in Lee County’s assignment model but it is not a guarantee of a seat. Confirm the current assignment zone and application calendar with Lee County Schools in writing before you rely on it.
Most of Lehigh Acres is mapped FEMA Zone X unshaded, outside the 0.2% annual chance floodplain, with pockets of Zone AE and Zone A along the canal grid. Zone designation is parcel-specific. Pull the effective panel for your exact parcel at the FEMA Flood Map Service Center and check the 2026 proposed revisions as well.
The community’s housing stock is new construction from the current build cycle and did not exist as a built neighborhood when Ian crossed inland Lee County on 28 September 2022, so it has no Ian damage history of its own. Lehigh Acres as a town took wind and rainfall damage rather than storm surge.
No. Lehigh Acres is inland, roughly 15 to 20 miles from the Gulf, and is not in a storm surge zone. The real perils here are wind and rainfall flooding, which are underwritten differently and should be quoted separately.
Whispering Lakes is marketed with central utilities. Where central service exists in Lehigh Acres the operator is generally the Florida Governmental Utility Authority rather than Lee County Utilities, and much of the surrounding platted grid is still on private well and septic. Confirm the specific service in writing for the specific address.
Lee Boulevard and State Road 82 are the main routes west toward Fort Myers, the airport corridor and I-75. It is a genuine drive rather than a short hop, and it lengthens in season. Lehigh Acres trades commute time for square footage and price, and that is the honest deal.
HCA Florida Lehigh Hospital at 1500 Lee Boulevard, the only acute-care hospital in east Lee County, with a 24-hour emergency department. Lee Health operates the wider regional network including the trauma center in Fort Myers.
We could not verify a build-out home count from the association, the builder or Lee County records in a form worth citing, so we are not publishing one. Ask the builder’s sales office for the approved site plan and the platted lot count, and ask the association for the current number of assessable units.
The association’s governing documents control leasing, including any minimum lease term and any cap on the number of leased units. Get the current declaration and rules from the association before you buy if rental income is part of your plan, because these provisions are amended more often than buyers expect.
Lehigh Acres closed 1,616 leases in the same twelve months at a median rent of $1,750, which against the town median price of $309,998 is a gross annual yield of about 6.8% before taxes, insurance, association dues, management and vacancy. Whispering Lakes sits above the town median price, so the gross yield here would be lower on the same rent assumption, and the net lower again.
Yes, and it costs a buyer nothing in almost every builder transaction. Lot premium, options credit, closing-cost contribution, lender incentive terms and delivery-window remedies are all negotiable. Register us with the builder before your first visit, because most builders will not allow representation to be added after you have signed in alone. Call Marc Comisar at (239) 287-5873.
If you own in Whispering Lakes and you are thinking about selling, these are the questions we get asked most, answered with the community’s own numbers rather than with national averages.
Start with a free valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse McGreevy at (239) 898-6072. We price against the 56 closings this community actually produced in the last twelve months, not against an automated national estimate.
Fifty-six closed sales at a median of $323,990, a median 1,870 square feet and a median 83 days on market, from our own trailing twelve month pull from the Southwest Florida MLS, run 6 August 2026.
The community median is 83 days on market. That is 63% longer than the Lehigh Acres median of 51 days, and the reason is builder competition inside your own community. Plan your carrying costs around the community’s number, not the town’s.
Because a resale here competes directly with a national builder that can buy down a rate, credit closing costs and deliver a brand-new house with a structural warranty. Builder inventory is patient. Individual sellers are not, which is why pricing on day one matters so much here.
That depends on how much inventory is left and how aggressively it is being incentivised, which changes quarter to quarter. Call us and we will tell you what is currently released and what the incentive picture looks like, because the answer in this community is genuinely time-sensitive.
By selling what a builder cannot deliver: immediate occupancy, mature landscaping, a screened lanai already built, upgrades already installed that a design center would charge a premium for, window treatments, appliances and a fence already in place. We inventory those and price them into the story.
In a community running 83 days, waiting is expensive and a stale listing gets used against you by the builder’s sales team. We would rather price correctly on day one than reduce twice, and the data supports that view here more strongly than in most Lehigh Acres communities.
The town median sold price against current list price was 99.7% over the trailing twelve months. That is sold to current list, not sold to original list, and the two are different measures. Sellers who reprice tend to finish close to their final ask, having already given up ground from where they started.
Sold to current list compares the sale price to the most recent asking price. Sold to original list compares it to the first asking price. A seller who reduces twice can show a strong sold-to-current-list ratio and still have left real money behind, which is exactly why we watch the original number.
Usually no, because the housing stock here is new. What does pay is presentation: paint touch-ups, professional cleaning, landscaping, decluttering and staging that lets a buyer see the house rather than your furniture. We will walk it with you and tell you honestly what will and will not return its cost.
Brokerage compensation, title and closing costs, documentary stamps on the deed, any association estoppel and transfer fees, prorated taxes and assessments, and any repairs negotiated after inspection. We give every seller a written net sheet before listing so there are no surprises at the table.
Possibly. Many Florida associations charge a transfer or capital contribution fee at closing and the governing documents determine who pays it. The estoppel certificate will state the amount. Ask for it early rather than at the closing table.
Florida law gives an association a defined window to produce it, and management companies often use most of that window. Order it as soon as you are under contract, because a late estoppel compresses everybody’s timeline and occasionally delays a closing.
If a new phase is about to release, your listing is about to face fresh competition at a controlled price with fresh incentives. That is the single most useful piece of timing intelligence a Whispering Lakes seller can have, and we track it. Call before you pick a listing date.
Lehigh Acres carries a meaningful share of cash buyers across the town, and the mix varies by price band and by month. What matters for your listing is not the town average but who is actually transacting in your plan and price range, which we can pull on request.
Southwest Florida’s traditional strength is the winter season, but a family-oriented community across from two schools also sees real activity keyed to the school calendar. In a community with an 83-day median, the more important question is usually how long you need to be on the market rather than the calendar month you start.
Not directly, because a builder’s advertised range is a base price before options, lot premium and design-center selections. The apples-to-apples comparison is your finished house against a builder house with equivalent finishes and a lot premium, and that comparison usually favors the resale more than sellers expect.
They can. A proposed panel change can alter a buyer’s insurance requirement and their affordability. Lee County publishes both the 2022 revisions and the 2026 proposed FIRM revisions, and a seller who knows where their parcel sits on both is better prepared for a buyer’s question than one who does not.
Florida law requires a seller to disclose facts materially affecting the value of the property that are not readily observable. In practice that means known defects, prior repairs, insurance claims, water intrusion, sinkhole activity, and open permits. Disclose in writing, disclose early, and keep the documentation.
If your home experienced any damage, any claim, or any repair connected to Ian or to any other storm, disclose it with the documentation. Whispering Lakes homes are new construction from the current build cycle, so most owners here have nothing to disclose, but a clean, documented answer is far stronger than a vague one.
It can, and it surprises sellers regularly. An unclosed permit on a pool cage, a re-roof, a water heater or a fence can hold up a closing. Check with Lee County Department of Community Development before listing and close anything outstanding while you have time rather than while you have a contract.
In a new-construction community it is often unnecessary, but it is cheap insurance if the house has had any significant work done or if you want to remove renegotiation leverage from a buyer. We will tell you which category your house is in.
Florida insurance pricing kills deals late. The fix is to be ready: have your wind mitigation report, your four-point if applicable, your roof documentation and your current declarations page assembled before you list, so a buyer’s agent can get a bindable quote in days rather than weeks.
In a community with 56 closings there is usually real comparable support, which is exactly why we build the pricing case with the data in the file from day one. If a low appraisal does happen, the options are renegotiation, a buyer contribution, a challenge with better comparables, or termination, and which one to pursue depends on the contract terms.
You can, and it is fast, but it is almost always at a discount to the open market. Before you accept one, let us show you what the same house has been achieving on the MLS in this community. If the convenience is genuinely worth the difference to you, we will say so honestly.
Yes, and most sellers do. It requires a showing plan you can actually live with, which for a family in a school-adjacent community usually means grouped showings and a weekend open-house strategy rather than open-ended access. We build that around your schedule.
That is uncommon in this community given the price trend, but if it happens the options are bringing cash to closing, a short sale with lender approval, or holding and renting. Each has real tax and credit consequences and each deserves a conversation with your accountant as well as with us.
No. We handle out-of-area sellers regularly, including remote signing, coordinating access, managing vendors and preparing the property. Florida permits remote online notarisation for many documents, which removes most of the logistical friction.
Professional photography, accurate MLS data entry with the correct development and subdivision fields so the house is findable, syndication, targeted digital promotion, and direct outreach to the buyer agents who have actually transacted in this community and in Lehigh Acres. The MLS field detail matters more than sellers realise: a house entered without its community name is invisible to exactly the searches this page exists to answer.
Jesse McGreevy and Marc Comisar, with the Domain Realty Group team behind them. You are not being handed to a junior associate after the listing appointment.
Because in a community running 83 days against a town median of 51, the difference between a correctly positioned listing and a cheaply listed one is measured in months of carrying cost and in thousands of dollars of negotiated outcome. Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and Domain Realty Group has the transaction volume to back the advice.
Top 1% Real Estate Agents Nationally Since 2008. 5 Star Award for Customer Satisfaction for 20 Straight Years, only 5 out of 21k+ Licensees, per Gulfshore Life Magazine. #1 Team in Southwest Florida since 2012. Jesse McGreevy and Marc Comisar alone have over $900 million in Sales.
Get a free valuation at mcgreevyandcomisar.com/home-valuation, then call Jesse McGreevy direct at (239) 898-6072. We will walk your house, show you the 56 closings behind the median, and give you a listing price with the reasoning attached.
Every factual claim on this page traces to one of the sources below. Government, special-district, school-district, builder and peer-reviewed sources only. We do not cite competitor listing portals or real estate aggregators, because a portal is a republisher rather than a source.
The records below are the ones a Whispering Lakes buyer or seller actually needs, each linked to the authority that publishes it. We link the issuing body rather than hosting a copy, so you always get the current version rather than a snapshot.
Document | Publisher | Link |
|---|---|---|
Lee Plan, the comprehensive plan governing all unincorporated Lee County | Lee County Department of Community Development | |
Lehigh Acres Design Standards, Exhibit V-G | Lee County Department of Community Development | |
Lee County Planning Communities Map 16, the official Lehigh Acres boundary | Lee County Department of Community Development | |
LA-MSID adopted budget, FY 2025 to 2026 | Lehigh Acres Municipal Services Improvement District | |
CS/HB 1255 (2015) staff analysis, the bill that created LA-MSID | Florida Senate | |
HB 819 (2024) staff analysis, the most recent amendment to LA-MSID | Florida Senate | |
Fire assessment schedule, 2025 to 2026 | Lehigh Acres Fire Control and Rescue District | |
ISO Public Protection Classification for the fire district | Lehigh Acres Fire Control and Rescue District | |
Audited financial statements for the fire district, 2024 | Florida Auditor General | |
FGUA Lehigh Acres system description, the served water and sewer area | Florida Governmental Utility Authority | |
Annual drinking water quality report, Lehigh Acres division | Florida Governmental Utility Authority | |
Effective FEMA flood panel for a specific parcel | FEMA Map Service Center | |
2026 proposed FIRM revisions for Lee County | Lee County Department of Community Development | |
2022 FEMA flood map revisions for Lee County | Lee County Department of Community Development | |
Hurricane Ian After-Action Report | Lee County | |
Parcel record, assessed value and millage estimate | Lee County Property Appraiser | |
Recorded plat, deed, lien and association filings | Lee County Clerk of Court | |
Association registration, officers and status | Florida Division of Corporations | |
School assignment, choice application and calendar | Lee County School District | |
Builder plans, sizes and current availability | Centex Homes |
For the estoppel certificate, the recorded declaration of covenants, the current rules and the reserve study, request them directly from the Whispering Lakes homeowners association or its management company once you are under contract. Those are association records rather than public ones, and the estoppel is the document that settles what the fee actually is.
Questions about any of the above? Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or start with a free valuation at mcgreevyandcomisar.com/home-valuation.
125,030 people live in Whispering Lakes, where the median age is 35.7 and the average individual income is $24,398. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Whispering Lakes, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sashy’s Sweets, El Criollo Cuban Food, and 7-Eleven.
| Name | Category | Distance | Reviews |
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Yelp
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| Dining | 0.5 miles | 0 reviews | 0/5 stars | |
| Dining | 0.97 miles | 2 reviews | 5/5 stars | |
| Dining | 1.02 miles | 6 reviews | 1.8/5 stars | |
| Dining | 1.1 miles | 3 reviews | 1/5 stars | |
| Dining | 1.1 miles | 54 reviews | 2.4/5 stars | |
| Dining | 1.17 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.27 miles | 21 reviews | 3.9/5 stars | |
| Dining | 1.27 miles | 0 reviews | 0/5 stars | |
| Dining | 1.28 miles | 0 reviews | 0/5 stars | |
| Dining | 1.49 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.67 miles | 0 reviews | 0/5 stars | |
| Active | 0.8 miles | 0 reviews | 0/5 stars | |
| Active | 0.97 miles | 0 reviews | 0/5 stars | |
| Active | 0.97 miles | 1 review | 5/5 stars | |
| Active | 1 miles | 2 reviews | 3/5 stars | |
| Active | 1.28 miles | 0 reviews | 0/5 stars | |
| Active | 1.38 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.61 miles | 0 reviews | 0/5 stars | |
| Beauty | 1 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.03 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.1 miles | 19 reviews | 3/5 stars | |
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Whispering Lakes has 37,669 households, with an average household size of 20.47. Data provided by the U.S. Census Bureau. Here’s what the people living in Whispering Lakes do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 125,030 people call Whispering Lakes home. The population density is 1,534 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
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25-64 Years
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