Naples, Florida
We price your Heritage Bay Terrace, Veranda, Coach Home or single-family home from its own product's sales and prepare the estoppels, flood file and CDD class before showings.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026 · Market data from the Southwest Florida MLS pulled September 24, 2026 and Collier County recorded sales through September 19, 2026
Selling a Heritage Bay home means selling one of 1,250 homes in a gated, bundled-golf community in North Naples, and the price you can ask depends first on which of four products you own: a Terrace, a Veranda, a Coach Home or a single-family home. This is Heritage Bay Golf and Country Club, ZIP 34120, on the north side of Immokalee Road in unincorporated Collier County. It is not the Vistas at Heritage Bay next door and it is not The Quarry, two separate communities inside the same zoning district. Our Heritage Bay community guide covers the club, the golf, the district and the land; this page is the seller’s side of it, built from the Southwest Florida MLS and Collier County’s own records.
The short version: the Southwest Florida MLS recorded 70 Heritage Bay closings in the 12 months to September 24, 2026, and Collier County recorded 68 qualified sales in its own twelve-month window. A Terrace, a Veranda, a Coach Home and a single-family home sit in four different price tiers, so the community-wide median tells you almost nothing about your house. Before you set a price, read our Heritage Bay home valuation guide, and if you will buy after you sell, our guide to buying a Heritage Bay home. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and you can Call Jesse direct at (239) 898-6072.
McGreevy and Comisar list Heritage Bay homes by product, not by community average, and prepare what a buyer will ask for: the club fee stack, the CDD class, the flood file and the estoppels. We are Top 1% Real Estate Agents Nationally Since 2008, and we lead Domain Realty Group, the #1 team in Southwest Florida since 2012.
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. The #5 real estate team in Florida (RealTrends 2026) is the team we lead. We tracked all 70 Heritage Bay closings in the Southwest Florida MLS for the 12 months to September 24, 2026, and every one of the 68 qualified sales in the Collier County recorded file through September 19, 2026, before writing this page. If you are comparing listing agents across Naples, start with our guide to the best real estate agents in Naples. To get your number first, use the valuation form or Call Jesse direct at (239) 898-6072.
Honors and recognition:
Heritage Bay is a community where the structure is part of the marketing plan, and a listing that ignores it loses weeks. Six facts shape every sale here, and each is explained with its source further down this page.
We read the certified 2026 Collier roll for all 1,250 parcels, every recorded qualified sale through September 19, 2026, the MLS rows for 70 closings and 16 active listings, the club’s budget and fee schedule, the district’s adopted budget and the FEMA maps. That is the file your buyer’s agent, lender and insurer will assemble. We assemble it first.
Selling in Heritage Bay? Call Jesse direct at (239) 898-6072 or use the valuation form. Buying your next home? Call Marc at (239) 287-5873 and see how we represent buyers.
These are the eight facts a Heritage Bay seller needs in October 2026, each from a dated record: the Southwest Florida MLS pull of September 24, 2026, Collier County’s recorded sales and certified roll, the club’s published budget and fee schedule, the district’s adopted budget, FEMA’s maps and Florida law, all explained below.
Heritage Bay is selling at a negotiated pace that differs sharply by product: the Southwest Florida MLS recorded 70 closings in the 12 months to September 24, 2026, a 95.71% median sold-to-list ratio and 86 median days on market, and on that date 16 homes were active, none of them single-family, about 2.7 months of supply.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, pulled September 24, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
| Segment, Southwest Florida MLS, closed 12 months to September 24, 2026 | Closed | Median sold | Median list | Median days on market | Sold-to-list | Median per MLS living sq ft | Range | At or above list |
|---|---|---|---|---|---|---|---|---|
| Single-family | 14 | $988,750 | $1,037,500 | 97 | 96.10% | $456.52 | $900,000 to $1,425,000 | 1 |
| Coach Homes | 7 | $660,000 | $665,000 | 24 | 96.98% | $329.26 | $620,000 to $805,000 | 3 |
| Verandas | 21 | $500,000 | $525,900 | 68 | 95.92% | $339.46 | $440,000 to $565,000 | 1 |
| Terraces | 28 | $332,500 | $349,950 | 108.5 | 93.97% | $262.78 | $290,000 to $395,000 | 0 |
| All four | 70 | $482,500 | $506,500 | 86 | 95.71% | $326.72 | $290,000 to $1,425,000 | 5 of 70 |
The MLS does not carry a product field for these homes, so we assigned each closing to a product by its street, unit number and living area. The Vistas at Heritage Bay, filed by the MLS under the same development name, are excluded. Per-foot figures here are per MLS living square foot and are never compared with the county’s per-foot figures.
| Segment, active on September 24, 2026 | Active | Median list | Median days on market | Median list per MLS living sq ft | Months of supply |
|---|---|---|---|---|---|
| Single-family | 0 | none | none | none | 0 |
| Coach Homes | 1 | $675,000 | 6 | $358.47 | 1.7 |
| Verandas | 7 | $499,900 | 34 | $352.90 | 4.0 |
| Terraces | 8 | $307,200 | 78.5 | $257.29 | 3.4 |
| All four | 16 | $399,500 | 52 | $305.27 | 2.7 |
Months of supply is arithmetic: actives divided by closings in the 12 months, divided by 12. All four: 16 / (70 / 12) = 2.7. Terraces: 8 / (28 / 12) = 3.4. Verandas: 7 / (21 / 12) = 4.0. Coach Homes: 1 / (7 / 12) = 1.7. No active count is valid for any date after September 24, 2026, so we state it only for that day.
A seller’s position differs by product. On September 24 a single-family seller had no Heritage Bay competition on the market, a Veranda seller shared the shelf with six other Verandas and a Terrace seller with seven other Terraces. Coach Homes had one active listing and the shortest median days on market, 24, on only five closings with a days figure. We read no direction into a dated count.
Heritage Bay homes sold in four separate price tiers in the twelve months to September 19, 2026: Collier County recorded 68 qualified sales with medians of $330,000 for Terraces, $497,000 for Verandas, $660,000 for Coach Homes and $980,000 for single-family homes, so a seller should price against the product, never against the $485,000 community median.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, pulled September 24, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
| Product, Collier County recorded qualified sales, September 20, 2025 to September 19, 2026 | Homes | Sales | Median | Low | High | Volume | Median per county base sq ft | Median county base sq ft |
|---|---|---|---|---|---|---|---|---|
| Terraces | 450 | 25 | $330,000 | $290,000 | $395,000 | $8,394,000 | $262.78 | 1,232 |
| Verandas | 364 | 22 | $497,000 | $440,000 | $565,000 | $10,996,000 | $339.81 | 1,414 |
| Coach Homes | 184 | 7 | $660,000 | $620,000 | $805,000 | $4,695,000 | $329.26 | 1,883 |
| Single-family homes | 252 | 14 | $980,000 | $790,000 | $1,425,000 | $15,016,000 | $456.08 | 2,274 |
| All 1,250 parcels | 1,250 | 68 | $485,000 | $290,000 | $1,425,000 | $39,101,000 | not shown | not shown |
These are Department of Revenue qualified improved sales over $1,000, all resales, with no builder-direct deeds. Medians are medians of the sales in the window: for Verandas and for single-family homes, whose counts are even, each is the mean of the middle pair. The seven Coach Home sales are a thin sample, so treat that median as indicative. The highest sale in the file was a single-family home on Escambia Bay Court for $1,425,000, recorded in June 2026. Per-foot figures are per county base square foot, which is the county’s living-area measure and is not the same as MLS living area.
A product median hides the spread among homes of identical size. These are the county size groups with at least three sales in the same twelve months, with the spread computed as the high price minus the low price, divided by the low price.
| Product and county base sq ft | Sales | Lowest | Highest | Spread above the lowest |
|---|---|---|---|---|
| Terrace, 1,194 sq ft | 4 | $290,000 | $345,000 | 19.0% |
| Terrace, 1,232 sq ft | 13 | $300,000 | $375,000 | 25.0% |
| Terrace, 1,408 sq ft | 8 | $340,000 | $395,000 | 16.2% |
| Veranda, 1,414 sq ft | 18 | $440,000 | $560,000 | 27.3% |
| Veranda, 1,661 sq ft | 4 | $527,500 | $565,000 | 7.1% |
| Coach Home, 1,883 sq ft | 4 | $620,000 | $665,000 | 7.3% |
| Coach Home, 2,099 sq ft | 3 | $660,000 | $805,000 | 22.0% |
| Single-family, 2,274 sq ft | 4 | $938,500 | $985,000 | 5.0% |
Thirteen Terraces of 1,232 square feet sold from $300,000 to $375,000, and eighteen Verandas of 1,414 square feet from $440,000 to $560,000, inside one twelve-month window and one community. The county record shows price and size; it does not show the floor, the view, the frontage, the renovation or the roof, which explain a spread. That is why we price from your building and unit and read the listing history behind the nearest sales rather than quoting a median.
Single-family homes have the widest range, $790,000 to $1,425,000, because the product covers Executive homes on 55-foot lots and Estate homes on 90-foot lots, with county sizes from 1,983 to 2,682 square feet. Coach Homes have seven sales. Read our product guides for Terraces, Verandas, Coach Homes and single-family homes, and Call Jesse direct at (239) 898-6072 for the comparable sales behind your own.
The deed record and the MLS tell different stories because they count different events in different windows: Collier County recorded 68 qualified Heritage Bay sales from September 20, 2025 to September 19, 2026, while the Southwest Florida MLS counted 70 closings from September 24, 2025 to September 24, 2026. Neither is wrong, and a seller should never blend them.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, pulled September 24, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
| Measure | Southwest Florida MLS, closed September 24, 2025 to September 24, 2026 | Collier County, recorded qualified sales, September 20, 2025 to September 19, 2026 |
|---|---|---|
| Terraces | 28 | 25 |
| Verandas | 21 | 22 |
| Coach Homes | 7 | 7 |
| Single-family | 14 | 14 |
| All four products | 70 | 68 |
| Median price, all four | $482,500 | $485,000 |
| Volume, all four | $40,016,000 | $39,101,000 |
| What it counts | A closing date reported by the listing side | A deed the county records and the Department of Revenue treats as qualified |
Three things differ, and we did not match the two files row by row for this page. The windows start and end four or five days apart. The MLS dates a closing, while the county dates the recording of the deed, which comes after the closing. And the county file keeps only sales the state treats as qualified, while the MLS reports what the listing side entered. A seller should read the two as a pair of dated counts, not as a reconciliation that failed.
The county measures base square feet, the MLS measures living square feet, and the two are different measures of the same house. County medians per county base square foot are $262.78 for Terraces, $339.81 for Verandas, $329.26 for Coach Homes and $456.08 for single-family homes. MLS medians per MLS living square foot are $262.78, $339.46, $329.26 and $456.52 for the same four products. Two lines agree to the cent and the others differ by dollars; that tells you nothing about whether the measures are interchangeable, so we never set one against the other, and a buyer’s agent who quotes a per-foot number should name the record.
Tell us whether you own a Terrace, Veranda, Coach Home or single-family home, and which building or street, and we send back a range built from the recorded sales of your own product, the competing listings and your net at three prices. Use the valuation form, read our Heritage Bay home valuation guide, or Call Jesse direct at (239) 898-6072. If you are also buying, Call Marc at (239) 287-5873 and see our buyer guide for Heritage Bay.
| Year, Collier County recorded qualified sales | Terraces | Verandas | Coach Homes | Single-family | All |
|---|---|---|---|---|---|
| 2019 | 22, $187,400 | 30, $245,200 | 13, $321,000 | 13, $582,500 | 78, $247,100 |
| 2020 | 35, $185,000 | 34, $251,000 | 13, $360,000 | 14, $651,500 | 96, $247,000 |
| 2021 | 57, $228,200 | 34, $296,950 | 12, $427,450 | 13, $835,000 | 116, $279,000 |
| 2022 | 35, $402,000 | 32, $545,000 | 13, $680,000 | 10, $1,100,000 | 90, $522,500 |
| 2023 | 31, $415,000 | 19, $559,000 | 8, $727,000 | 7, $1,100,000 | 65, $525,700 |
| 2024 | 21, $415,000 | 20, $540,050 | 11, $740,000 | 8, $1,400,000 | 60, $535,500 |
| 2025 | 20, $365,000 | 25, $495,000 | 4, $660,000 | 8, $1,236,250 | 57, $475,000 |
| 2026 to September 19 | 22, $325,000 | 12, $504,500 | 5, $660,000 | 12, $980,000 | 51, $470,000 |
Each cell is the number of sales, then the median price. Medians by year move with the mix of sizes sold, single-family homes especially, so a year-to-year change in a median is partly a change in which homes sold. The count of qualified sales per year ran 78, 96, 116, 90, 65, 60 and 57 from 2019 through 2025, and 51 in 2026 through September 19.
Price a Heritage Bay home against its own product and size group, then adjust for floor, view, frontage, renovation and roof, because a community median blends four products that sold between $290,000 and $1,425,000 in the same twelve months. We set the range from the nearest recorded sales of your product, not from the $485,000 community median.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, pulled September 24, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
Terraces are 450 two-bedroom condominiums in four-story buildings, in nine associations, and the county recorded 25 Terrace sales at a $330,000 median, from $290,000 to $395,000. Three sizes dominate: 1,194, 1,232 and 1,408 county base square feet. The 1,232 group alone ran $300,000 to $375,000 across 13 sales. Your price depends on your building’s floor, your view and your unit’s condition, none of which the county file records, and on your association’s reserve and milestone documents, which a Terrace buyer reads before an offer. Our Terraces guide has the product detail.
Verandas are 364 condominiums in two-story buildings, in eight associations, and the county recorded 22 sales at a $497,000 median, from $440,000 to $565,000. Eighteen of the 22 were the 1,414 square foot size, which ran $440,000 to $560,000, a 27.3% spread. Because the buildings are two stories, they sit below the three-story trigger for the state’s milestone and structural reserve rules, so the Veranda buyer’s questions turn on reserves, insurance and the roof instead. See the Verandas guide.
Coach Homes are 184 three-bedroom condominiums with two-car garages, and the county recorded only 7 sales at a $660,000 median, from $620,000 to $805,000. Seven sales is a thin sample. The 1,883 square foot size ran $620,000 to $665,000 on four sales and the 2,099 square foot size ran $660,000 to $805,000 on three. With a sample this small, the three nearest sales matter more than any median, and the MLS shows these homes moving faster than any other product, a median 24 days on five closings with a days figure. Our Coach Homes guide covers the product.
Single-family homes are 252 detached homes in one association, Executive on 55-foot lots and Estate on 90-foot lots, and the county recorded 14 sales at a $980,000 median, from $790,000 to $1,425,000. The CDD class that appears on your tax bill (Executive, Classics or Classics II) changes your buyer’s yearly cost by up to $1,365.72, and on September 24, 2026 no single-family home was active in the MLS. Roof age matters most here: the original roofs date from 2006 to 2014, which makes them about 12 to 20 years old in 2026. See the single-family guide.
The $485,000 county median and the $482,500 MLS median are each correct and neither describes a home. A Terrace seller who anchors to a number near $485,000 asks about $155,000 more than the Terrace median of $330,000, and a single-family seller who anchors to it undershoots the $980,000 median by about half. We do not state an adjustment in dollars for floor, view, frontage, renovation or roof, because the recorded sales do not isolate any of them and an invented number would be exactly that. What we do is read the nearest sales, their listing history and their condition, and price your home against that evidence.
Terraces move slowest in Heritage Bay: in the Southwest Florida MLS record for the 12 months to September 24, 2026 they took a median 108.5 days to sell at 93.97% of list, and none of 28 closed at or above list. The flat $10,216 club assessment and the condominium safety rules weigh hardest on the lowest-priced product.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, pulled September 24, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
On the MLS side, 28 Terraces closed with a median sold price of $332,500 and a median list price of $349,950, 8 were active on September 24, 2026 at a median list of $307,200 and 78.5 median days on market, and the months of supply stood at 3.4. On the county side, the Terrace median by year ran $402,000 in 2022, $415,000 in 2023, $415,000 in 2024, $365,000 in 2025 and $325,000 in 2026 through September 19. Of the 65 recorded repeat-sale pairs, seven Terrace homes had an earlier sale in 2022 or later, and six of them resold for less: $482,000 in April 2023 to $370,000 in December 2025, and $415,000 in March 2024 to $314,000 in May 2026. A Terrace owner who bought before 2022 usually resold above the earlier price; the record does not say what any owner paid for improvements.
The 2026 club assessment of $10,216 is identical for every home (operating $6,981, reserve $2,188, cable and internet $1,047), plus a $1,000 food and beverage minimum, and a $13,500 capital contribution paid by the buyer at closing. The same dollars are a different share of a different price. The arithmetic below uses the county median price of each product and the known recurring subtotal of club assessment, food and beverage minimum and CDD, with the Executive class for single-family.
| Product, county median price September 2025 to September 2026 | Known recurring per year | Recurring as a share of the median price | $13,500 contribution as a share of the median price |
|---|---|---|---|
| Terrace, $330,000 | $12,680.69 | 3.84% | 4.09% |
| Veranda, $497,000 | $12,907.62 | 2.60% | 2.72% |
| Coach Home, $660,000 | $13,134.54 | 1.99% | 2.05% |
| Single-family, $980,000 (Executive class) | $13,701.85 | 1.40% | 1.38% |
These shares are our arithmetic, labelled as such. They do not say a Terrace is overpriced; they say a Terrace buyer weighs the same dollars against a smaller number, so your price conversation has to account for them.
Florida’s condominium safety law applies to buildings of three habitable stories or more, and the Terraces are four stories. All 15 Terrace buildings appear on Collier County’s milestone inspection roster with the status Not Due, and the first inspections fall between 2036 and 2041, 30 years after each certificate of occupancy. Whether each Terrace association has filed its structural integrity reserve study with the state is not publicly verified. Verandas are two stories and fall below the three-story trigger; Coach Homes are not on the county’s list, and on the basis of that list we treat them as below the trigger. A Terrace seller helps the sale by putting the study, the reserve schedule and the budget in the buyer’s hands early. Our Terraces guide lists the nine associations.
Before we list, we ask the association’s management company for the structural reserve study, the reserve schedule, the budget and the questions-and-answers sheet, we state the CDD class and its May 1, 2036 end date, and we show the buyer the whole fee stack in one table. We promise no result for a Terrace; we do say it is the product where an unprepared file costs the most.
A Heritage Bay buyer asks about cost first, in five layers: the $10,216 club assessment, the $1,000 food and beverage minimum, the CDD bill on the tax statement, the neighborhood association’s dues, which none of the 21 associations publishes, and the tax bill that resets after the sale. Your answer packet should settle each before the first showing.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, pulled September 24, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
| Product and CDD class | Club assessment 2026 | Food and beverage minimum | CDD FY2027 (operations $557 plus debt) | Known recurring per year | Per month |
|---|---|---|---|---|---|
| Terrace | $10,216 | $1,000 | $907.69 debt, $1,464.69 total | $12,680.69 | about $1,057 |
| Veranda | $10,216 | $1,000 | $1,134.62 debt, $1,691.62 total | $12,907.62 | about $1,076 |
| Coach Home | $10,216 | $1,000 | $1,361.54 debt, $1,918.54 total | $13,134.54 | about $1,095 |
| Single-family, Executive (139 homes) | $10,216 | $1,000 | $1,928.85 debt, $2,485.85 total | $13,701.85 | about $1,142 |
| Single-family, Classics (95 homes) | $10,216 | $1,000 | $3,050.09 debt, $3,607.09 total | $14,823.09 | about $1,235 |
| Single-family, Classics II (18 homes) | $10,216 | $1,000 | $3,294.57 debt, $3,851.57 total | $15,067.57 | about $1,256 |
The club assessment is due January 1, and the unspent part of the food and beverage minimum is billed in the December statement. The CDD bill rides on the Collier County tax statement. Neighborhood association dues are not published for any of the 21 associations, and we never estimate them: the buyer, and you, obtain the current budget and the estoppel from the named management company. The CDD debt, $11,190,000 outstanding after May 1, 2026, ends with a final maturity of May 1, 2036, and a payoff letter from Premier District Management costs $150.
Taxes reset at a sale: a buyer’s bill follows the just value after the reset, and no Save Our Homes cap carries over except through portability. Here is the 2026 certified roll, then an illustration at a sale price.
| Product, 2026 certified roll | Median just value | Median total 2026 bill | Non-ad valorem line | Homesteaded homes | Median bill homesteaded | Median bill not homesteaded |
|---|---|---|---|---|---|---|
| Terraces | $284,844 | $3,998.81 | $1,464.69 | 86 of 450, 19.1% | $3,226.78 | $4,061.58 |
| Verandas | $396,124 | $5,089.88 | $1,691.62 | 86 of 364, 23.6% | $4,288.64 | $5,356.30 |
| Coach Homes | $526,358 | $6,796.40 | $2,188.31 | 88 of 184, 47.8% | $5,166.67 | $6,988.42 |
| Single-family | $801,446 | $9,653.23 | by class below | 159 of 252, 63.1% | $9,096.66 | $10,193.96 |
All homes together: 419 of 1,250 are homesteaded, 33.5%. Single-family non-ad valorem lines are $2,755.62 for Executive, $3,876.86 for Classics and $4,121.34 for Classics II. On Terraces and Verandas the line equals the FY2027 CDD assessment; on Coach Homes and single-family homes it matches the CDD assessment plus $269.77, which is the county’s solid waste charge ($1,918.54 plus $269.77 is $2,188.31). That is arithmetic from the roll, so read your own tax statement. The total millage in Heritage Bay’s tax district is 9.3696.
Illustrative ad valorem at the sale price with no exemption, price times 9.3696 divided by 1,000: a $330,000 Terrace is $3,091.97, a $497,000 Veranda is $4,656.69, a $660,000 Coach Home is $6,183.94 and a $980,000 single-family home is $9,182.21. Add the product’s non-ad valorem line for a worked total. These are illustrations, not quotes.
The buyer pays a $13,500 resale capital contribution under Section 9.9 of the club declaration, effective January 1, 2026 (it was $5,000 in 2023), or $5,000 for a qualifying move within the community under the May 28, 2026 resolution. It is not an initiation fee and it is not refunded. We show the buyer the figure at the first call because it moves what a Terrace buyer can pay far more than a single-family buyer. See what a seller owes for the rest.
A lender asks which flood map applies, and an insurer asks for the roof age and the wind-mitigation report. Heritage Bay homes were permitted after the statewide Florida Building Code took effect, and the state’s uniform wind-mitigation form, valid for up to five years, records the roof covering, roof-deck and roof-to-wall attachment and opening protection. Florida law bars an insurer from refusing a homeowner’s policy solely because a roof is under 15 years old; for an older roof, an inspection showing five or more years of remaining life has the same effect.
Collier County Public Schools assigns Heritage Bay homes to Bear Creek Elementary, Oakridge Middle and Gulf Coast High School for 2026-27, and all three received an A in Florida’s July 2026 grade release, the first state grade for Bear Creek, which opened in August 2025. Zones can change, so confirm each address with the district’s lookup. From the Heritage Bay Blvd entrance on Immokalee Road it is about 4.7 miles to I-75 at Exit 111, 11.4 miles to Vanderbilt Beach, 17.9 miles to Fifth Avenue South and 27.5 miles to Southwest Florida International Airport. Those are free-flow estimates; expect longer trips in peak season.
Before the first showing we assemble: the club’s 2026 budget and fee schedule, the CDD class and amount, the neighborhood association’s budget, reserve schedule and questions-and-answers sheet, the estoppels ordered, the flood file (effective map, preliminary map and any Letter of Map Amendment), the roof date and wind-mitigation report, and, for a Terrace, the structural reserve study. Call Jesse direct at (239) 898-6072 and we start the packet for your address.
Heritage Bay has two flood maps and your own letter. On FEMA’s effective 2012 map, 99% of Heritage Bay’s address points sit in the Special Flood Hazard Area, mostly Zone AH; the preliminary 2025 map moves 99% to Zone X. The 2012 map and its letters govern lenders until the new map takes effect, targeted for summer 2027.
Heritage Bay is covered by three Flood Insurance Rate Map panels, 12021C0214H, 12021C0216H and 12021C0218H, all effective May 16, 2012. We checked all 1,449 Collier County address points on Heritage Bay’s streets against the effective map. Of those, 1,438 (99.2%) fall inside an AH or AE polygon and 11 fall in Zone X. Base flood elevations along the streets range from 12.5 to 15.0 feet NAVD88. Zone AH means a 1% annual chance of shallow flooding, usually ponding, with average depths of 1 to 3 feet and a set base flood elevation. Zone AE means a 1% annual chance flood with a set base flood elevation. The flooding source on the FEMA letters is listed as “PONDING/OVERLAND FLOW,” not a river and not the coast.
FEMA issued preliminary maps for Collier County on March 20, 2025, including new Heritage Bay panels 12021C0216J and 12021C0218J. On the preliminary map, 1,434 of the same 1,449 address points (99%) fall outside the Special Flood Hazard Area. The exception is 15 address points on Siesta Bay Drive, which remain in Zone AH. Collier County opened the 90-day appeal period on August 19, 2026 and gives a target effective date of summer 2027, subject to change. A preliminary map is not in force, and FEMA can still change it after appeals. Our Heritage Bay community guide carries the flood result neighborhood by neighborhood.
A Letter of Map Amendment is FEMA’s official finding that a specific lot or structure sits above the base flood elevation, which removes it from the Special Flood Hazard Area even though the map shading does not change. There are at least seven such letters for Heritage Bay lots, condominium units and structures, all issued in 2012 and 2013. One of them, FEMA case 12-04-5082A of May 31, 2012, covers Coach Homes I (36 units), Veranda I (60), Veranda VI (24) and Gator Bay Court lots, and removed 229 properties from the flood hazard area. Another, 12-04-5253A of June 12, 2012, removed 3 Gator Bay lots. If your home is covered, the letter is the most useful page in your file, because under federal rules a lender requires flood insurance on a federally backed mortgage only for a building in the hazard area on the effective map.
Pull three documents before you list: the effective map result for your address, the preliminary map result, and any Letter of Map Amendment or elevation certificate that covers your building or lot. Then say plainly what each means. We never tell a buyer the preliminary map is already in force, and we never tell a seller it will certainly stay as drawn. Since October 1, 2025, Florida also requires a seller of residential property to give the buyer a flood disclosure covering past flood insurance claims, federal flood-disaster assistance and known flood damage under section 689.302 of the Florida Statutes. Condominium unit loans are usually handled through the association’s master flood policy, and the lender asks the association for proof of it.
Most Heritage Bay sellers do not need to wait. The preliminary map already shows about 99% of address points in Zone X, and many buildings were removed from the hazard area by 2012 to 2013 letters that apply now. The effective date is a county target and the appeal window has just opened. If you own on Siesta Bay Drive, check your address specifically, because 15 points there stay in Zone AH on the preliminary map.
A Heritage Bay seller owes different paperwork by product, because the club and the single-family association fall under chapter 720 of the Florida Statutes while Terraces, Verandas and Coach Homes are chapter 718 condominiums. Every sale needs at least two estoppel certificates, and the buyer pays the $13,500 capital contribution. This is information, not legal advice.
Section 720.401 of the Florida Statutes requires that a prospective parcel owner in a covered community be presented a disclosure summary before executing the contract for sale, and the contract is voidable within three days after receipt of the summary or before closing, whichever comes first. That section does not apply to associations under chapters 718, 719, 721 or 723. So the club and the single-family association sit on one side of the fork, and the condominium associations of Terraces, Verandas and Coach Homes on the other, where chapter 718 and its resale disclosure rules apply. We do not tell a condominium seller that the section 720.401 summary is theirs to give. Which regime governs your sale, and what you must deliver, is a question for your closing agent or attorney.
For a condominium resale, section 718.503 requires the seller to provide the buyer the governing documents and a current questions-and-answers sheet, and the contract must carry the statutory clause that makes it voidable by the buyer. As the statute reads in the text we reviewed, the resale cancellation period is seven days, counted excluding Saturdays, Sundays and legal holidays; the fifteen-day periods in that section apply to developer sales. Confirm the current text with your closing agent or attorney before you rely on it. Gather the declaration, bylaws, rules, budget, questions-and-answers sheet and, for a Terrace, the structural integrity reserve study and the milestone summary where they exist.
A Heritage Bay sale needs at least two: one from Heritage Bay Golf and Country Club, the master association, and one from your neighborhood condominium or single-family association. The club’s 2026 fee schedule sets its estoppel at $250, although the club’s membership web page still shows $220. Florida caps what the neighborhood association may charge: up to $299 for a standard certificate on a current account, an additional $119 for delivery within three business days and an additional $179 if the account is delinquent, and the association must deliver within ten business days of a written request. The 21 associations use five different management companies, so we identify yours on day one and request the letters as soon as the contract is signed, so balances, the food and beverage minimum and any open violations surface while there is time to resolve them. Who pays is set by the contract; the standard Florida forms generally assign association estoppels to the seller.
Section 9.9 of the club declaration charges the Resale Capital Contribution to the new owner on every conveyance, and the board set it at $13,500 from January 1, 2026. It is not an initiation fee or a deposit, and it is not refunded when the owner later sells. A discounted $5,000 rate applies to a natural person who buys a second Heritage Bay home and sells the first within 12 months (otherwise the $8,500 balance is billed), or who sold another Heritage Bay home within 90 days before closing, with a request form filed before closing under the May 28, 2026 resolution. Exemptions cover foreclosure of the club’s lien, transfers at death and certain spousal estate-planning transfers. It is the buyer’s cost, and it changes what the buyer can pay you, so it belongs in the price conversation at contract, not at the closing table.
Florida’s property tax disclosure summary under section 689.261 must be given to a prospective purchaser of residential property at or before the contract, and the common-law duty to disclose known material defects that are not readily observable, from Johnson v. Davis, applies with or without an as-is clause. The club has no buyer approval process, since membership comes with title, but a neighborhood association may have its own step, which we check before listing. Read our Heritage Bay buyer guide to see this from the other side of the table.
Selling a Heritage Bay home in Collier County costs deed stamps of $0.70 per $100, a negotiated commission, the club and neighborhood estoppels and prorations, and the buyer customarily pays the owner’s title policy. On an illustrative sheet at 5.0%, a $330,000 Terrace nets about $310,641 before payoff and prorations, and a $980,000 single-family home about $923,591.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, pulled September 24, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
Florida law does not assign closing costs to either party; the contract controls, and in Collier County the customary defaults are these. The seller pays the deed documentary stamp tax of $0.70 per $100 of consideration under section 201.02. The buyer customarily pays the owner’s title insurance policy and chooses the closing agent, which is the reverse of Lee County. The seller customarily pays association estoppels and a municipal lien search. The buyer customarily records the deed and pays any lender’s policy and mortgage taxes. Commissions are negotiable and are not set by law, and since August 17, 2024 an offer of buyer-broker compensation can no longer be advertised on the MLS.
These sheets use the county median price of each product, the statutory deed stamp rate, the club’s $250 estoppel, the neighborhood estoppel ceiling of $299 and an illustrative commission rate of 5.0%. The 5.0% is a labelled example for arithmetic, not our rate and not a recommendation. Your commission is negotiated with us before you list.
| Line | Terrace | Veranda | Single-family |
|---|---|---|---|
| Illustrative sale price | $330,000 | $497,000 | $980,000 |
| Deed stamps at $0.70 per $100 | $2,310 | $3,479 | $6,860 |
| Illustrative commission at 5.0% | $16,500 | $24,850 | $49,000 |
| Club estoppel, 2026 fee schedule | $250 | $250 | $250 |
| Neighborhood estoppel, statutory ceiling on a current account | $299 | $299 | $299 |
| Total of the lines above | $19,359 | $28,878 | $56,409 |
| Proceeds before payoff, prorations, settlement fees and repairs | $310,641 | $468,122 | $923,591 |
Your mortgage payoff, the settlement and title-search fees your closing agent charges, any repairs you agree to, and prorations are not in the table, because they depend on your loan and your closing date. The club assessment is billed January 1, so a seller who has paid the year is typically credited at closing for the portion after the sale date; at $10,216 a year that is about $27.99 a day (10,216 divided by 365). The $1,000 food and beverage minimum is reconciled on the December statement, and the club estoppel shows any unspent balance. The CDD assessment is collected on the Collier County tax bill, which mails at the end of October, is due November 1 with a 4% discount for payment in November, and is typically prorated at closing with the property taxes. The $13,500 capital contribution is not on your sheet: it comes from the buyer’s funds.
A seller who plans to buy another Heritage Bay home should tell us at the start, because the discounted $5,000 contribution applies only inside the club’s 12-month and 90-day windows. A CDD payoff letter ($150) is optional and irreversible; in most sales, disclosing the class and the annual amount is enough. Call Jesse direct at (239) 898-6072 and we build your net sheet on your own numbers, or use the valuation form.
Your Heritage Bay buyer will compare the home with The Quarry, the other golf community inside the same 2,562-acre zoning district, so know the structural differences: Heritage Bay has 1,250 homes and a bundled 27-hole club with one flat assessment, while The Quarry has 900 homes, an 18-hole club and its own community development district.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, pulled September 24, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
| Decision factor | Heritage Bay | The Quarry |
|---|---|---|
| Builder | Lennar (land developer Bayvest, L.L.C., a U.S. Home entity) | Centex Homes, now part of PulteGroup |
| Homes | 1,250 (252 single-family, 998 condominium) | 900 (624 single-family, 276 condominium) |
| Golf | 27 holes (Pine, Cypress, Oak), Gordon Lewis and Jed Azinger, opened 2006 | 18 holes, Michael Hurdzan and Dana Fry, opened 2007 |
| Club membership | Bundled, mandatory and non-equity; one full golf membership per home; $10,216 club assessment in 2026 | Set by The Quarry’s own club documents, issued in the club’s membership packet rather than published online |
| Community development district | Heritage Bay CDD, debt ends May 1, 2036 | Separate Quarry CDD |
| County recorded sales, window shown | 68 sales, $485,000 median, September 20, 2025 to September 19, 2026 | 47 sales, $925,000 median, twelve months to August 28, 2026 |
| Single-family median, window shown | $980,000 on 14 sales, same September window | $1,395,000 on 29 sales, twelve months to August 28, 2026 |
| Condominium median, window shown | $330,000 Terrace, $497,000 Veranda, $660,000 Coach, same September window | $628,500 on 18 sales, twelve months to August 28, 2026 |
The two sets of county figures cover different windows, about three weeks apart at the end, so we do not subtract one from the other and we do not claim a gap from them. The structural rows are the reliable comparison.
Our Heritage Bay community guide sets the two communities side by side in full. A buyer weighing both will ask what the bundled club costs and includes, and you answer with the fee stack: a flat $10,216, a $1,000 minimum, the CDD class and a $13,500 contribution. The buyer should read The Quarry’s membership packet and district budget before contract. Both communities share the original zoning district and sit on the reclaimed limerock quarry, and the shared umbrella association was administratively dissolved on September 26, 2025.
If you own in a nearby North Naples community instead, we have a seller guide for each: Olde Cypress with the Olde Cypress community guide, Riverstone with the Riverstone community guide, Forest Glen with the Forest Glen community guide and Island Walk with the Island Walk community guide. For the wider market, read our guide to selling a home in Naples and our Naples area guide.
The county’s recorded sales show when Heritage Bay deeds were recorded, not when contracts were signed: across 2021 to 2025, 388 qualified sales recorded most often in March and April, 53 each, and least often in August, 15, and the last twelve months peaked at 14 in March 2026. We show the counts and claim no best month.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, pulled September 24, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
| Month | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Qualified sales recorded, five years combined (388) | 23 | 34 | 53 | 53 | 43 | 26 | 34 | 15 | 29 | 29 | 25 | 24 |
| Month | Oct 2025 | Nov | Dec | Jan 2026 | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep to the 19th |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Qualified sales recorded (68) | 5 | 5 | 7 | 4 | 4 | 14 | 7 | 9 | 8 | 2 | 2 | 1 |
These are recording months, one year in the second table and five years in the first, and a deed records after the contract and the closing, so a March recording usually reflects a contract signed earlier. The tables cannot tell you which month a buyer is most likely to sign. They also cannot tell you whether the low counts in July, August and September 2026 reflect fewer sales or deeds not yet recorded when the file was cut. What you can do with them is plan the work: because a sale takes weeks from contract to recording, the paperwork in this page should be ready before the listing goes live, whatever the month. Call Jesse direct at (239) 898-6072 and we will lay out a timeline for your product.
We negotiate a Heritage Bay sale from the product’s own record: in the MLS 12 months to September 24, 2026, Heritage Bay homes sold at a 95.71% median of list, only 5 of 70 closed at or above list, and the product rates ranged from 93.97% for Terraces to 96.98% for Coach Homes. Those numbers define a negotiated market.
Data updated: October 2026 (Southwest Florida MLS Matrix, Development HERITAGE BAY excluding the Vistas, pulled September 24, 2026; Collier County certified 2026 roll and recorded qualified sales through September 19, 2026)
| Product, Southwest Florida MLS, 12 months to September 24, 2026 | Median sold-to-list | Closed at or above list | Median days on market |
|---|---|---|---|
| Single-family | 96.10% | 1 of 14 | 97 |
| Coach Homes | 96.98% | 3 of 7 | 24 |
| Verandas | 95.92% | 1 of 21 | 68 |
| Terraces | 93.97% | 0 of 28 | 108.5 |
| All four | 95.71% | 5 of 70 | 86 |
The median list price minus the median sold price is not a per-sale gap, so we do not quote it as one. A sold-to-list ratio is a median of ratios, one per sale.
The county file also shows homes that sold twice. These are earlier-sale and latest-sale pairs for the same home, by product and street, with no house numbers. Of 65 pairs, most resold above the earlier price, and the ones that did not were mostly bought in 2022 or later.
| Product and street | Earlier sale | Latest sale | Change |
|---|---|---|---|
| Terrace, Heritage Bay Blvd | April 2023, $482,000 | December 2025, $370,000 | -23.2% |
| Terrace, Heritage Bay Blvd | March 2024, $415,000 | May 2026, $314,000 | -24.3% |
| Terrace, Heritage Bay Blvd | May 2021, $228,200 | May 2026, $310,000 | +35.8% |
| Veranda, Heritage Bay Blvd | April 2022, $575,000 | December 2025, $485,000 | -15.7% |
| Veranda, Heritage Bay Blvd | December 2020, $256,000 | October 2025, $500,000 | +95.3% |
| Coach Home, Smokehouse Bay Dr | April 2024, $820,000 | July 2026, $805,000 | -1.8% |
| Coach Home, Smokehouse Bay Dr | October 2021, $542,000 | December 2025, $685,000 | +26.4% |
| Single-family, Gator Bay Ct | March 2021, $500,000 | March 2026, $1,300,000 | +160.0% |
| Single-family, Lions Bay Ct | October 2021, $995,000 | November 2025, $1,280,000 | +28.6% |
| Single-family, Gator Bay Ct | January 2023, $865,000 | December 2025, $960,000 | +11.0% |
A jump of 160.0% implies something changed about the home or the first price; the county record does not say why. The pairs are not a forecast; they show that a seller who bought at the 2022 to 2024 prices is in a different position from one who bought earlier.
The inspection and contract periods are where a Heritage Bay sale is won or lost: estoppel balances, the CDD class, the flood letter, the roof age, the condominium documents and the capital contribution all surface there. We front-load them. Because the $13,500 contribution is the buyer’s, a Terrace buyer at $330,000 has less room than a single-family buyer at $980,000, and we plan the counteroffer around that arithmetic.
We hold the number with evidence: the three nearest recorded sales of your product, the competing listings that day, and the file that answers the buyer’s questions before they are asked. We do not promise a price; we promise it is built from the record. Our Heritage Bay valuation guide shows the method.
To get a free Heritage Bay home valuation, enter your details in the valuation form on this page or call Jesse direct at (239) 898-6072. We reply with a range built from your own product’s recorded sales, your building or street, the competing Heritage Bay listings and your net at three prices.
Your range, with the sales we used, their dates, list prices and days on market; the Heritage Bay listings competing with yours that day; a net sheet at three prices using the Collier County split on this page; the documents to order before you list (the estoppels, the flood file and, for a Terrace, the structural reserve study); and a launch plan built around the club’s open house and gate procedures. If you want, Jesse follows with a free in-person look at the home, the roof and the building. Our Heritage Bay valuation guide shows the method in full.
Call Jesse direct at (239) 898-6072, or use the valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the conversation is confidential and carries no obligation. An opinion of value from a licensee is not an appraisal.
Sellers and buyers across Southwest Florida describe McGreevy and Comisar as communicative, knowledgeable and steady through the whole transaction. Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and you can read every review on our Google Business Profile.
These are a few, in clients’ own words, from sellers and buyers across Southwest Florida, not from Heritage Bay sales.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Verified Google review
★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review
These are the questions Heritage Bay sellers ask us, answered from the Southwest Florida MLS pull of September 24, 2026, Collier County’s recorded sales through September 19, 2026 and certified 2026 roll, the club’s published documents, the district’s adopted budget, FEMA’s maps and Florida law. For your own home, call Jesse McGreevy direct at (239) 898-6072.
You sell by product. Decide whether you own a Terrace, Veranda, Coach Home or single-family home, price it against that product’s recorded sales, order the club and neighborhood estoppels, assemble the flood file and the condominium documents, and launch with a plan built for the club’s gate and open house rules. Call Jesse direct at (239) 898-6072.
It depends on the product. County medians for September 20, 2025 to September 19, 2026 were $330,000 for Terraces, $497,000 for Verandas, $660,000 for Coach Homes and $980,000 for single-family homes. Floor, view, frontage, renovation and roof move a home within its group. Start with our Heritage Bay home valuation guide.
Collier County recorded 68 qualified sales from September 20, 2025 to September 19, 2026 (25 Terraces, 22 Verandas, 7 Coach Homes and 14 single-family homes). The Southwest Florida MLS counted 70 closings from September 24, 2025 to September 24, 2026. They are different records with different windows, so we do not blend them.
In the Southwest Florida MLS for the 12 months to September 24, 2026, the median was 86 days on market across 70 closings: 24 for Coach Homes, 68 for Verandas, 97 for single-family homes and 108.5 for Terraces. These are medians of days on market, not the time from contract to closing.
The median sold-to-list ratio in the Southwest Florida MLS for the 12 months to September 24, 2026 was 95.71% across 70 closings: 93.97% for Terraces, 95.92% for Verandas, 96.10% for single-family homes and 96.98% for Coach Homes. Five of the 70 closed at or above list.
We can only state the count for the date it was pulled. On September 24, 2026 the Southwest Florida MLS showed 16 active Heritage Bay homes: 8 Terraces, 7 Verandas, 1 Coach Home and no single-family homes. Call Jesse direct at (239) 898-6072 for today’s count.
The buyer pays it at closing. Section 9.9 of the club declaration charges the Resale Capital Contribution to the new owner on every conveyance, and the board set it at $13,500 from January 1, 2026. It is not your cost, but it adds to the buyer’s cash to close and so belongs in your pricing conversation.
The discount belongs to the buyer, not the seller of the first home, and applies to natural persons. Under the May 28, 2026 resolution a buyer pays $5,000 if they bought a second Heritage Bay home and sell the first within 12 months, or sold another Heritage Bay home within 90 days before closing, with the form filed before closing.
The 2026 club assessment is $10,216 per home: operating dues of $6,981, reserve dues of $2,188 and $1,047 for cable and internet under the community bulk contract. It is the same for every home, due January 1, and it carries a full golf membership with no green fee. Cart fees, classes and guest fees are extra.
The club bills the assessment annually on January 1, so a seller who has paid the year is typically credited at closing for the portion after the sale date, as the estoppel shows. The $1,000 food and beverage minimum is reconciled on the December statement, and any unspent balance appears on the estoppel. The closing statement settles the numbers.
Yes. The membership is bundled, mandatory, non-equity and appurtenant to the home, so it conveys with title; there is no initiation fee, equity deposit or membership certificate to transfer. The club has no buyer approval process, and the new owner files a member questionnaire after closing.
No. Heritage Bay Golf and Country Club has no application or approval process for buyers, because membership comes automatically with title. Your neighborhood condominium or single-family association may have its own approval step under its documents, so we check your association’s requirements before listing so the timeline holds.
At least two: one from the club and one from your neighborhood association. The club’s 2026 fee schedule sets its estoppel at $250, while its web page still shows $220. The neighborhood association’s charge is capped by statute at $299 on a current account, with a $119 expedited add-on. A CDD payoff letter ($150) is optional.
The contract decides. The statutes cap what an association may charge and require the fee to be paid by the requesting party or at closing, and the standard Florida contract forms generally assign association estoppels to the seller unless the parties agree otherwise. In Heritage Bay the club collects its $250 fee at closing. Read your own contract.
Yes. The CDD assessment is a non-ad valorem charge on the Collier County tax bill, so it stays with the home. For FY2027 it runs from $1,464.69 on a Terrace to $3,851.57 on a Classics II single-family home, including the flat $557 operations charge. The debt portion ends with the bonds’ May 1, 2036 final maturity.
Usually not. A payoff is optional, irreversible, costs $150 for the letter from Premier District Management plus the payoff amount, and removes only the debt line, not the $557 operations charge. In most sales, disclosing the class, the annual amount and the 2036 end date is enough, and a payoff quote is available if a buyer asks.
The seller customarily pays it. The deed tax is $0.70 per $100 of consideration under section 201.02 of the Florida Statutes: $2,310 on $330,000, $3,479 on $497,000 and $6,860 on $980,000. The contract controls who pays, so confirm it in yours.
In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, the reverse of Lee County. The contract controls, so confirm the allocation in yours before you accept an offer. We show the custom on every net sheet so a seller does not budget a cost that is customarily the buyer’s.
Commissions are negotiable and not set by law. Buyer-agent compensation is a separate decision, since a written buyer agreement is now required before a buyer’s agent tours a home, and an offer of buyer-broker compensation cannot be advertised on the MLS. We explain our listing fee and what it covers before you sign.
It depends on the product. Section 720.401 covers prospective parcel owners in communities under chapter 720, which includes the club and the single-family association, and it does not apply to associations under chapter 718 such as the condominiums. Which regime governs your sale is a question for your closing agent or attorney. This is information, not legal advice.
Section 718.503 requires a condominium seller to give the buyer the governing documents and a current questions-and-answers sheet. For a Terrace we also gather the structural integrity reserve study, reserve schedule, budget and any milestone summary before listing. Your closing agent or attorney confirms the exact list for your contract.
Yes, if the contract carries the statutory clause. As the text of section 718.503 reads in the version we reviewed, the buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the required items. Confirm the current wording with your closing agent or attorney.
No inspection is due now. Collier County’s roster lists all 15 Terrace buildings as Not Due, with first inspections in 2036 to 2041, 30 years after each certificate of occupancy. Verandas are two stories and fall below the three-story trigger. Buyers still ask for the structural integrity reserve study and the reserve schedule.
It can. The original roofs date from 2006 to 2014, so they are about 12 to 20 years old in 2026. Florida law bars an insurer from refusing a homeowner’s policy solely because the roof is under 15 years old, and for an older roof an inspection showing five or more years of remaining life has the same effect.
On FEMA’s effective May 16, 2012 map, 99% of Heritage Bay’s address points sit in the Special Flood Hazard Area, mostly Zone AH, though letters of map amendment from 2012 and 2013 removed many buildings. The preliminary March 20, 2025 map moves 99% to Zone X, but it is not in force. Check your own address and letter.
Most sellers do not need to. The preliminary map already shows about 99% of address points in Zone X, buyers can see it, and the county targets an effective date of summer 2027, subject to change. Until then the 2012 map and any letter of map amendment control whether a lender requires flood insurance.
Since October 1, 2025, section 689.302 of the Florida Statutes requires a seller of residential property to give the buyer a flood disclosure covering past flood insurance claims, federal flood-disaster assistance and known flood damage. We also share the current effective zone, any letter of map amendment and an elevation certificate if you have one.
For 2026-27, Collier County Public Schools assigns Heritage Bay homes to Bear Creek Elementary, Oakridge Middle and Gulf Coast High School, and all three received an A in Florida’s July 2026 grade release. Zones can change, so confirm each address with the district’s lookup before you quote them to a buyer.
Yes. Under the club’s procedures, updated October 2025, open houses run Saturdays and Sundays from 12:00 to 5:00 p.m. From November through April the listing agent must request the gate courtesy list by 1:00 p.m. the Friday before. Only club-approved signs may be used, placed 30 minutes before and removed 30 minutes after.
Only club-approved signs, under Section 5.6 of the club declaration, with placement rules by product type, and Access Control removes unapproved signs. We order the approved sign before launch and confirm placement for your product with the club.
Yes, but plan three things. The lease generally stays with the property unless it ends before closing, a club membership transferred to the tenant for a $600 fee runs for the lease term, and showings need reasonable notice under Florida’s landlord-tenant law. The club’s minimum lease is 30 days, and condominium declarations may be stricter.
No. The Vistas are a separate community of 190 homes in the same zoning district, with their own gate, pool and association; they are not members of Heritage Bay Golf and Country Club and are not in the Heritage Bay CDD. Our figures exclude them, and a Vistas seller needs a different page.
Yes. Jesse leads the sale and Marc the purchase, timed so you do not carry two homes longer than needed. If your next home is in Heritage Bay, the discounted $5,000 capital contribution may apply, so tell us at the start. Read our guide to buying a Heritage Bay home and call Marc at (239) 287-5873.
A Heritage Bay specialist knows that the four products sold in four different price tiers, that the club bill is the same on every home, that the buyer pays $13,500 at closing and that two flood maps describe the same address. Those facts price and protect a Heritage Bay sale, and they differ from a generic Naples listing.
We have seen small facts move a sale: a community median quoted for the wrong product, a Lee County net sheet handed to a Collier County seller, a capital contribution discovered at the closing table, a structural reserve study requested after the inspection period and a lender’s flood vendor returning Zone AH on a building FEMA removed years ago. As Top 1% Real Estate Agents Nationally Since 2008, we build the listing so those surprises do not reach your buyer.
Heritage Bay is in North Naples, on the north side of Immokalee Road in unincorporated Collier County, and our Naples area guide covers the market around it. For the club, the district and the land itself, read our Heritage Bay community guide.
If you are searching for a Heritage Bay listing agent, or thinking, “I need someone to sell my Heritage Bay home,” McGreevy and Comisar bring the community’s full record to your listing: your product’s recorded sales, the competing homes, the club and association paperwork, the flood file and the roof and wind documents.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in personal sales. We tracked all 70 Heritage Bay MLS closings of the 12 months to September 24, 2026 and the county’s 68 qualified sales through September 19, 2026 before writing this page.
Heritage Bay sales, 12 months to September 24, 2026 (Southwest Florida MLS): 70 closings, a $482,500 median, $40,016,000 in volume, a 95.71% median sold-to-list ratio and 86 median days on market, with 16 homes active on the pull date.
Enter your details in the valuation form or read our Heritage Bay home valuation guide. Talk to Jesse direct: Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
If you are thinking, “I need someone to sell my house in Heritage Bay, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling a Terrace, a Veranda, a Coach Home or a single-family home in Heritage Bay, or in a nearby North Naples community, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #5 real estate team in Florida (RealTrends 2026), from its office at 24031 S Tamiami Trl #101 in Bonita Springs. Jesse leads listings and seller strategy and Marc leads buyer representation and negotiation, and when you call, you reach us directly. Read more about McGreevy and Comisar.
Jesse McGreevy lists and sells homes across Naples, Bonita Springs, Estero and Marco Island. Call Jesse direct at (239) 898-6072.
Marc Comisar represents buyers and sellers across Southwest Florida. Call Marc at (239) 287-5873.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Selling a Heritage Bay home? Get a free valuation with the valuation form, or call Jesse direct at (239) 898-6072. Buying one? Call Marc at (239) 287-5873, or read our guide to buying a Heritage Bay home.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, see how we represent buyers, or contact us.
Every Heritage Bay figure on this page traces to a primary source below: the Southwest Florida MLS, the Collier County record, the club’s and the district’s own documents, FEMA, the state and the statutes that set a seller’s duties. The MLS is a member login system and is cited as plain text. We cite no brokerage or listing portal.
These official documents bear most directly on selling a Heritage Bay home, from the club’s recorded declaration, budget and fee schedule to the district’s adopted budget, the FEMA letter and the statutes that set a seller’s duties. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells a Heritage Bay seller | Link |
|---|---|---|---|
| Club Declaration, Second Amended and Restated | Heritage Bay Golf and Country Club | Section 9.9 capital contribution, Section 5.6 signs, Section 5.30 leasing | Open the Declaration |
| Club 2026 budget | Heritage Bay Golf and Country Club | The $10,216 assessment by component | Open the budget |
| Club 2026 User Fee Schedule | Heritage Bay Golf and Country Club | The $13,500 contribution, $250 estoppel and $1,000 food and beverage minimum | Open the fee schedule |
| Club Rules and Regulations, February 27, 2026 | Heritage Bay Golf and Country Club | Gate, leasing and visitor rules | Open the rules |
| Resolution for a discounted $5,000 contribution, May 28, 2026 | Heritage Bay Golf and Country Club | Who qualifies for the $5,000 rate and how to file | Open the resolution |
| Transfer of Club Membership Packet | Heritage Bay Golf and Country Club | The $600 tenant transfer and its terms | Open the packet |
| Open house procedures | Heritage Bay Golf and Country Club | Hours, gate courtesy list and sign rules | Open the procedures |
| CDD FY2027 adopted budget | Heritage Bay Community Development District | Operations and debt assessment by class | Open the budget |
| CDD establishment ordinance, Ordinance 05-24 | Collier County and the CDD | How the district was created | Open the ordinance |
| CDD letter to the master association, May 24, 2023 | Heritage Bay Community Development District | The debt assessment explained | Open the letter |
| FEMA Letter of Map Amendment 12-04-5082A | FEMA | The 229 properties removed from the flood hazard area | Open the letter |
| Section 720.401, disclosure summary | Florida Legislature | The pre-contract summary for chapter 720 communities | Read section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The documents and the buyer’s cancellation clause | Read section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | What a seller must state about flooding | Read section 689.302 |
| Estoppel certificate fee schedule | Florida DBPR | The $299, $119 and $179 amounts | Open the fee schedule |
| IRS Publication 523, Selling Your Home | Internal Revenue Service | The home-sale exclusion | Open Publication 523 |
| Form DR-501T, homestead portability | Florida Department of Revenue | Moving a Save Our Homes benefit to a new homestead | Open form DR-501T |
The club’s recorded declaration, bylaws and amendments can also be requested from the Collier County Clerk, and each neighborhood association’s budget and estoppel are issued by its management company.
Market data from Southwest Florida MLS, pulled September 24, 2026. Collier County recorded sales through September 19, 2026. McGreevy and Comisar, sell your Heritage Bay home with the #1 Team in Southwest Florida since 2012. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.