Heritage Landing sells on the details: the Tern Bay CDD lines, the product type, the golf and lake view and the flood reading. We price from 138 recorded sales, not a portal estimate.
Home › Punta Gorda › Heritage Landing › Sell Your Home in Heritage Landing
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty. Updated September 2026.
Selling a home in Heritage Landing starts with a question most listing pages never ask: which of the five products do you own, and which Tern Bay CDD bond line rides on your tax bill? Heritage Landing Golf and Country Club is a gated golf community of about 1,545 homes and condominiums in unincorporated Charlotte County, with a Punta Gorda 33955 mailing address, a community development district that still carries the old Tern Bay name, and a market that became resale-only when Lennar's last recorded builder sale closed on December 4, 2025. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this seller guide for owners of Heritage Landing single-family homes, coach homes, veranda condominiums and terrace condominiums. For the full picture of the community itself, from the golf course to the preserve, read our complete Heritage Landing community guide.
Call Jesse McGreevy direct at (239) 898-6072, request a free Heritage Landing home valuation, or go straight to the Heritage Landing valuation form at the top of this guide. We send the recorded sales we used, labeled by product, window and source date.
To sell a Heritage Landing home in 2026, price it on Charlotte County's recorded sales for your exact product, show the buyer your Tern Bay CDD operating and bond lines, request the master association, golf club and condominium estoppels early, and hand over your building's FEMA letter before the first showing; every 2026 sale has been a resale.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026, newest recorded sale August 31, 2026; Southwest Florida MLS Matrix, pulled September 25 and September 28, 2026).
Heritage Landing is one of the busiest gated golf markets in the Punta Gorda area. In the 12 months from September 5, 2025 to August 31, 2026, the Charlotte County Property Appraiser recorded 138 qualified home sales inside Heritage Landing, at a $352,500 median and $54,092,000 in volume: 108 resales at a $330,000 median and 30 first sales from the builder at a $435,000 median. Since January 1, 2026, all 91 recorded sales have been resales. That depth is good news for a seller, because there are real comparables for every product. It is also a warning, because a buyer can see every one of them.
The Southwest Florida MLS tells the other half of the story. The 72 closings it files under Heritage Landing Golf and Country Club for the 12 months to September 24, 2026 sold at a median 95.8 percent of list price, after a median of 70 days on market (Southwest Florida MLS Matrix, pulled September 25, 2026). A correctly priced Heritage Landing home sells in a little over two months for close to its asking price. An overpriced one sits, and the identical unit two buildings down takes its buyer.
Five public records move a Heritage Landing price more than a room count does. First, the recorded plat or condominium name in the legal description, which says whether you own a Tern Bay Golf and Country Club Resort lot, a later Heritage Landing single-family lot, a coach home, a veranda unit or a terrace unit. Second, the CDD lot class, Executive, Manor or Estate for a house, because it sets the bond line a buyer will pay. Third, the FEMA flood zone and any letter of map revision based on fill that covers your lot or building. Fourth, the estoppel certificates from the master association, the golf club and, for attached homes, your condominium association, the only written statements of what those bodies charge. Fifth, the recorded resales of your own product in the last year, which set the range a buyer compares against.
This guide walks through the Heritage Landing market on the county record, why the MLS undercounts it, how Heritage Landing compares with Burnt Store Marina and other neighbors, how we price and market a home here, what the end of Lennar's builder sales means for your resale, the condominium and coach home layer, the disclosures a Heritage Landing seller owes under Florida law, the flood, storm and insurance questions buyers ask, what the CDD, master association and golf club mean for your sale, what it costs to sell, and more than forty seller questions answered directly.
List your Heritage Landing home with McGreevy and Comisar because we price it on Charlotte County's recorded sales of your own product, not a portal label that catches only about half of the community's closings. We are the #1 Team in Southwest Florida since 2012, and Jesse McGreevy and Marc Comisar personally price, market and negotiate every listing.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, newest recorded sale August 31, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across more than 4,000 transactions, and Jesse and Marc's own personal sales exceed $900 million. If you are comparing listing agents before you choose, our guide to the best real estate agents in Punta Gorda sets out the criteria we think a seller should use, and we are comfortable being measured against it. In a Charlotte County golf community with a Punta Gorda address, the first test is simple: ask who prices a home on the county's recorded sales.
A Heritage Landing listing agent has to know that the community development district on the tax bill is called Tern Bay, not Heritage Landing, that its operating assessment rose from $377.44 in fiscal 2025 to $1,356.09 adopted for fiscal 2027, that the Series 2022 bond line runs from $995.68 for a terrace unit to $1,849.13 for an Estate lot, that 52 older units also carry a Series 2005A line, that the golf club's rules define membership "as set forth in the Declaration," and that 976 of the 1,545 homes answer to one of 15 chapter 718 condominium associations. Those are the facts a buyer's agent, lender and closing agent raise, and they are the facts we put in the listing file first.
Jesse and Marc both work every listing personally, with over 45 years of combined direct experience between them. The person who priced your Heritage Landing home is the person who hears the buyer's objection about the CDD bill, reads the inspection report and negotiates the repair credit. In a market where the MLS median runs 70 days on market, continuity is how a price holds from launch to closing.
The Heritage Landing market is resale-only and split by product. Charlotte County recorded 138 qualified Heritage Landing sales in the latest 12 months at a $352,500 median, single-family resales have held near their highs while attached homes sit below their 2023 peaks, and MLS-labeled homes sold at 95.8 percent of list.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, qualified improved sales recorded September 5, 2025 to August 31, 2026, index built September 24, 2026; Southwest Florida MLS Matrix, pulled September 25 and September 28, 2026).
Heritage Landing is in Charlotte County, where local MLS coverage is thin, so every count and median below comes from the county's recorded, state-qualified sales, matched to the two single-family plats and the 15 condominium designators inside the Tern Bay CDD roll. The MLS supplies what the county file cannot: days on market and the sale-to-list ratio.
Product, 12 months to August 31, 2026 | Recorded sales | Median | Low | High | Median $ per living sq ft | Builder-direct |
|---|---|---|---|---|---|---|
All Heritage Landing homes | 138 | $352,500 | $168,000 | $960,000 | $211.38 | 30 |
Single-family, Tern Bay Golf and Country Club Resort plat | 14 | $697,500 | $465,000 | $815,000 | $314.01 | 0 |
Single-family, Heritage Landing phases | 41 | $460,000 | $350,000 | $960,000 | $213.68 | 24 |
Coach Homes I to V | 21 | $400,000 | $275,000 | $460,000 | $206.16 | 1 |
Veranda I to IV | 25 | $297,500 | $205,000 | $357,500 | $210.33 | 2 |
Terrace I to VI | 37 | $235,000 | $168,000 | $285,000 | $199.31 | 3 |
Source: Charlotte County Property Appraiser public sales files, our analysis. DOR-qualified improved sales over $1,000, recorded September 5, 2025 to August 31, 2026, the newest sale in the file. Price per square foot uses the roll's living-area field. The $168,000 low is a terrace builder sale, and we would not price anything from it.
Measure, 12 months to August 31, 2026 | Builder-direct first sales (our estimate) | Resales |
|---|---|---|
Recorded sales | 30 | 108 |
Median | $435,000 | $330,000 |
Low | $168,000 | $184,500 |
High | $670,000 | $960,000 |
Recorded January 1 to August 31, 2026 | 0 | 91 |
Source: Charlotte County Property Appraiser public sales files, our analysis. We count a builder-direct sale as the first qualified improved sale within one year of the year built; it is an estimate.
The builder-direct median runs above the resale median for a reason that has nothing to do with resale value: 24 of the 30 builder sales were new single-family homes on the Heritage Landing phases, at a $446,350 median, while the resale count is weighted toward terrace and veranda condominiums. Every one of those 30 builder sales recorded in 2025. For a 2026 seller the comparable is the resale column, split by product, and nothing else.
Calendar year | Builder-direct sales, median | Tern Bay plat resales | Heritage Landing single-family resales | Coach resales | Veranda resales | Terrace resales |
|---|---|---|---|---|---|---|
2019 | 25 at $419,600 | none | none | none | none | none |
2020 | 111 at $268,000 | 8 at $310,500 | none | none | none | none |
2021 | 223 at $240,900 | 21 at $340,000 | none | 28 at $268,000 | none | 6 at $240,000 |
2022 | 139 at $300,000 | 9 at $785,000 | none | 11 at $429,900 | none | 19 at $330,000 |
2023 | 245 at $312,100 | 9 at $750,000 | none | 16 at $505,000 | 11 at $415,000 | 27 at $349,000 |
2024 | 191 at $305,000 | 12 at $689,500 | 5 at $730,000 | 19 at $505,000 | 20 at $370,000 | 25 at $300,000 |
2025 | 237 at $276,000 | 6 at $795,000 | 9 at $585,000 | 15 at $445,000 | 9 at $340,000 | 28 at $237,500 |
2026, January 1 to August 31 | 0 | 14 at $697,500 | 13 at $530,000 | 15 at $360,000 | 22 at $298,750 | 27 at $235,000 |
Source: Charlotte County Property Appraiser public sales files, all qualified improved sales since the first home closed, our analysis. The 2026 row is a partial year. Counts under 10 are thin and should not be read as a market rate on their own.
Read the table the way a buyer's agent will. Attached homes peaked in 2023: coach resales at $505,000 in 2023 and 2024, verandas at $415,000 and terraces at $349,000. In 2026 so far coach homes have recorded a $360,000 median, verandas $298,750 and terraces $235,000, so a terrace owner who remembers a 2023 neighbor's sale is remembering a median $114,000 higher than this year's record. Single-family resales tell a steadier story, with the Tern Bay plat at $697,500 on 14 sales in 2026 so far. For a seller that means pricing from this year's closings of your own product, not from a 2023 memory.
The three highest recorded sales of the latest 12 months were all single-family homes built in 2021 or 2022: $960,000 for a 2022 home of 2,811 square feet on the Heritage Landing phases, recorded June 1, 2026; $815,000 for a 2022 home of 2,449 square feet on the Tern Bay plat, recorded January 9, 2026; and $787,000 for a 2021 home of 2,461 square feet on the Tern Bay plat, recorded March 20, 2026 (Charlotte County Property Appraiser files, our analysis). The MLS rows place the $960,000 sale on River Birch Court and the $787,000 sale on Oak Hammock Court. The top attached sales sit far lower: $460,000 for a coach home, $357,500 for a veranda unit and $285,000 for a terrace unit.
Product, MLS closings, 12 months to September 24, 2026 | Closings | Median sold | Median days on market | Median sale-to-list | MLS dollar volume |
|---|---|---|---|---|---|
Single-family homes | 21 | $615,000 | 71 | 95.9% | $13,196,000 |
Coach homes | 13 | $408,000 | 55 | 95.8% | $5,097,500 |
Terrace and veranda condominiums | 38 | $259,250 | 66.5 | 96.0% | $10,031,999 |
All Heritage Landing | 72 | $330,000 | 70 | 95.8% | $28,325,499 |
Source: Southwest Florida MLS Matrix, Development is Heritage Landing Golf and Country Club, closed September 25, 2025 to September 24, 2026, per-listing rows pulled September 28, 2026. MLS days on market count to contract.
A 95.8 percent ratio describes a market where accurate pricing is rewarded and optimism is not. Only 7 of the 72 closings sold at or above list price, and 18 recorded 30 days or fewer on market, 17 if one zero-exposure entry is set aside. The fastest marketed sale was a two-bedroom unit on Heritage Landing Boulevard that went under contract in 2 days and closed February 27, 2026 at $275,000 against a $285,000 list; the fastest single-family sale was a four-bedroom home on Redbud Lane that sold in 4 days for $450,000, above its $444,000 list, closing December 26, 2025. The homes that stretch the averages are the ones that launched above the record and reduced later.
The MLS misses so many Heritage Landing sales because a buyer who contracted directly with Lennar closed without an MLS listing. The MLS shows 72 Heritage Landing closings for its latest 12 months, while Charlotte County recorded 138 qualified sales in a comparable window, a ratio of about 1.9 to 1.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, index built September 24, 2026; Southwest Florida MLS Matrix, Development is Heritage Landing Golf and Country Club, pulled September 25 and September 28, 2026).
Most of the gap is the builder. By our estimate from the county file, Lennar sold 1,171 Heritage Landing homes directly from 2019 through December 4, 2025, and those deeds rarely reached the MLS. A buyer's agent who quotes "72 sales last year" is reading a label, not the market. The correct answer for the county's 12 months to August 31, 2026 is 138, of which 108 were resales.
The county's all-sales median of $352,500 sits above the MLS median of $330,000 because the county file includes 30 builder-direct closings, 24 of them new single-family homes, that never appeared on the MLS. Strip those out and the county's 108 resales recorded a $330,000 median, the same figure the MLS shows. Both instruments measure living area the same way here, so the county's $211.38 and the MLS's $212 per square foot line up closely. We quote both, labeled, because a buyer's agent will quote one of them.
The MLS label and a quick map search can also sweep in homes that are not Heritage Landing at all. Heritage Station, the subdivision directly south of the Heritage Landing gate on Calusa Drive, is a separate development by Wilmington Land Company with its own homeowners association, 138 parcels in a different county tax district and newer homes by Maronda and NVR, 37 of them built in 2024 and 2025 (Charlotte County Property Appraiser roll, September 2026). It is outside the Tern Bay CDD and does not share Heritage Landing's club or gate. A second community named Heritage Landing, with its own community development district, sits near St. Augustine in St. Johns County. Neither belongs in your comparables.
For a Heritage Landing listing we pull every recorded sale of your product, split builder-direct first sales from resales, and set them beside the MLS comparables, matched by address and date so no sale counts twice. When a buyer's agent argues from a 2025 builder closeout price, we answer with the 2026 resale record. That is a pricing argument an MLS-only competitor cannot make, and it is why Charlotte County sellers ask us for a free Heritage Landing home valuation before they list. Buyers can read the same record from the other side in our guide to buying a home in Heritage Landing.
Heritage Landing is one of the two most affordable gated golf communities in the Punta Gorda market: on the county record, 138 sales at a $352,500 median in 12 months, and on the MLS yardstick $330,000, against $564,000 in Punta Gorda Isles, $803,250 in Burnt Store Isles and $323,750 in Burnt Store Marina.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Southwest Florida MLS Matrix, City of Punta Gorda closed sales, September 25, 2025 to September 24, 2026, pulled September 25, 2026).
A seller benchmarks against neighbors because buyers shop them together. The county record leads for Heritage Landing itself, and the table below uses one instrument, the MLS aggregate pulled the same day, so the neighbors compare directly with each other.
Community (MLS, 12 months to September 24, 2026) | Closings | Median sold | Median days on market | Sale-to-list | Median $ per living sq ft | Special district on the tax bill |
|---|---|---|---|---|---|---|
Heritage Landing Golf and Country Club | 72 | $330,000 | 70 | 95.8% | $212 | Tern Bay CDD |
30 | $323,750 | not broken out | not broken out | not broken out | None comparable; Lee County | |
80 | $564,000 | 77.5 | 96.0% | $284 | City canal district | |
14 | $803,250 | 121 | 95.2% | $313 | City canal district | |
32 | $422,450 | not broken out | not broken out | not broken out | Not measured here | |
38 | $337,250 | not broken out | not broken out | not broken out | Two property owners' associations | |
Esplanade at Starling | 14 | $509,495 | not broken out | not broken out | not broken out | Starling CDD |
Source: Southwest Florida MLS Matrix aggregates by community, pulled September 25, 2026. Heritage Landing's county record for the same year is 138 recorded sales at a $352,500 median (Charlotte County Property Appraiser public sales files, our analysis). Burnt Store Marina carries a Punta Gorda mailing address but sits in Lee County.
On the MLS yardstick a buyer gets a gated golf club in Heritage Landing for about the price of a non-golf home elsewhere in Punta Gorda, largely because most of its inventory is attached. Its 70-day median is the quickest of the communities we could measure, and its 95.8 percent sale-to-list ratio sits in line with the canal communities. Punta Gorda Isles and Burnt Store Isles carry higher prices for boating water that Heritage Landing does not have. Esplanade at Starling, across Burnt Store Road, is the new-construction alternative a buyer may tour the same day.
MLS closings, 12 months to September 24, 2026 | Median days on market |
|---|---|
Heritage Landing, all 72 closings | 70 |
Heritage Landing single-family homes | 71 |
Heritage Landing coach homes | 55 |
Heritage Landing terrace and veranda condominiums | 66.5 |
Punta Gorda outside Babcock Ranch | 79 |
Source: Southwest Florida MLS Matrix, City of Punta Gorda closed sales, September 25, 2025 to September 24, 2026, pulled September 25, 2026; Heritage Landing product rows from the per-listing pull of September 28, 2026.
Two readings matter to a Heritage Landing seller. Correctly priced Heritage Landing homes are going under contract faster than Punta Gorda homes as a whole. And no public instrument publishes months of supply for Heritage Landing alone, so we read the active listings of your product at the time you list, rather than borrow a city-wide ratio.
Heritage Landing and Burnt Store Marina are the two gated golf communities on the Burnt Store Road corridor, with nearly identical MLS medians of $330,000 and $323,750. Heritage Landing draws buyers who want newer construction and one 18-hole course in Charlotte County; Burnt Store Marina draws boaters who want a deep-water marina in Lee County.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 25, 2026; Burnt Store Marina master association site and Tern Bay CDD Adopted Budget FY2027, read September 25, 2026; OSRM routing estimate, computed September 25, 2026).
Both communities sit on Burnt Store Road, use Punta Gorda 33955 addresses, are gated, have golf inside the gate and sell mostly attached homes in the low-to-mid $300,000s. They are the two communities a Heritage Landing buyer is most likely to tour in the same weekend, about 13 minutes apart by our routing estimate. Their differences are sharp: county, water, age of the housing and how the fees are built. Knowing which buyer your listing attracts sets its price and its marketing.
Decision factor | Heritage Landing | Burnt Store Marina |
|---|---|---|
County and government | Unincorporated Charlotte County | Unincorporated Lee County |
Size | About 1,545 homes | About 1,920 residences on 600 acres |
Housing age | 49 homes from 2006 and 2007; the rest 2019 to 2025 | Older and mixed, single homes to high-rise condominiums |
Golf | 18 holes, par 71, 7,122 yards, remastered 2019 | 27-hole course with the Burnt Store Golf and Activity Club |
Boating | Kayak and canoe launch only | Privately owned deep-water marina, about 10 miles to the Gulf through Boca Grande Pass |
Associations | Tern Bay CDD plus master association, golf club and 15 condominiums | A Section 22 master association plus 47 sub-associations |
Special district on the tax bill | Tern Bay CDD, $1,356.09 operating for fiscal 2027 plus a bond line | None comparable |
Flood reading | About 87 percent of mapped homes in zone AE, base flood elevation 9 feet, with fill letters for many buildings | Read the FEMA panel for the address |
MLS, 12 months | 72 closings, median $330,000 | 30 closings, median $323,750 |
Schools | Charlotte County Public Schools | Lee County public schools |
Sources: Burnt Store Marina master association; Burnt Store Golf and Activity Club; Tern Bay CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer; Southwest Florida MLS Matrix.
A Heritage Landing seller should market to the first list and never pretend to be the second. A lake or golf view is a selling point; calling it waterfront invites a buyer who wanted a dock and a showing that goes nowhere. Owners who hold property in both communities can compare the Lee County side with our guide to selling a home in Burnt Store Marina.
Heritage Landing recorded 108 resales at a $330,000 median in the last 12 months, and every one of the 91 sales recorded in 2026 so far was a resale, so the first thing we do for a Heritage Landing seller is price the home against the resales of its own product. Request a free Heritage Landing home valuation or use the Heritage Landing valuation form, or call Jesse McGreevy direct at (239) 898-6072, and we will send the recorded sales with the source and date beside each. Moving within Southwest Florida? Our buyer representation across Southwest Florida covers your next purchase, and Marc Comisar is direct at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Heritage Landing is in unincorporated Charlotte County. Its postal city is Punta Gorda, ZIP 33955, but it sits outside the City of Punta Gorda on the west side of Burnt Store Road, and Tern Bay is its former project name, not a separate place. Charlotte County taxes, permits, zones and maps every Heritage Landing home.
Data updated: September 2026 (Charlotte County Property Appraiser roll, September 2026; Charlotte County Resolution 2019-134; Tern Bay CDD, About the District, read September 25, 2026; Charlotte County Public Schools boundary files, fetched September 25, 2026).
The distinction is not trivia for a seller. It decides which government's tax bill a buyer reads, who issued your permits, whose flood map and 50 percent rule apply, who supplies water and sewer, and which schools serve the address. On every one of those, the answer in Heritage Landing is Charlotte County, and the City of Punta Gorda has no role. All 1,567 Heritage Landing parcels on the September 2026 roll share one county tax district, 162, one ZIP, 33955, and planned-development zoning.
A buyer relocating from out of state often assumes a Punta Gorda address means city services. In Heritage Landing, county government and the sheriff serve the community, water and sewer come from Charlotte County Utilities, power from Florida Power and Light, and solid-waste collection through the county's service for the unincorporated area. The Tern Bay CDD maintains the roads, lakes and gates but cannot zone or issue permits; those stay with Charlotte County (Tern Bay CDD, About the District). Every mapped Heritage Landing home is zoned to East Elementary, Punta Gorda Middle and Charlotte High, which we confirmed for all 1,364 mapped homes against the district's own attendance-boundary files. We state the jurisdiction in the listing so the buyer's questions arrive already answered.
Charlotte County Resolution 2019-134, recorded October 10, 2019, renamed the Tern Bay development of regional impact to Heritage Landing. The old name survives in two places a buyer will see. The first single-family plat, Plat Book 19, Page 18, is recorded as Tern Bay Golf and Country Club Resort and covers 231 lots on Longmeadow Drive, Golden Fern Drive, Keygrass Court, Purple Emperor Way, Oak Hammock Court and Halliana Lane. The later single-family lots are recorded as Heritage Landing Phase II-A, Plat Book 24, Page 19, and Phase II-B in Plat Book 25, with 338 lots between them. A legal description that reads Tern Bay is a Heritage Landing lot, and the plat name decides which comparables apply: the Tern Bay plat recorded a $697,500 resale median in the latest 12 months against $460,000 on the later phases.
A Heritage Landing tax bill carries Charlotte County's ad valorem levies and two lines many buyers have never seen, the Tern Bay CDD operating assessment and the Tern Bay CDD debt assessment. For fiscal 2027 the operating line is $1,356.09 for every home, adopted July 22, 2026, and the Series 2022 debt line runs from $995.68 for a terrace unit to $1,849.13 for an Estate lot (Tern Bay CDD, Adopted Budget FY2027). Fifty-two older units, 32 single-family and 20 coach homes, also carry a Series 2005A line of $1,498.10. The master association, golf club and condominium charges are billed by those bodies, not the county.
We price a Heritage Landing home from recorded closed sales of the same product and plat, then adjust for what Heritage Landing buyers pay for: golf or long-lake views, a pool, lot width and its CDD bond line, and the building's FEMA letter. We never anchor a Heritage Landing list price to a portal estimate or a builder's closeout price.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, roll dated September 10, 2026, index built September 24, 2026, our analysis; Tern Bay CDD Adopted Budget FY2027).
The widest mistake in Heritage Landing pricing is treating it as one market. A 1,154 square foot terrace unit, a 1,925 square foot coach home and a 2,449 square foot golf-course house on the Tern Bay plat are three different products at three different prices inside one gate, and each has its own comparables in the county record.
We start with the legal description. It names the Tern Bay Golf and Country Club Resort plat, a Heritage Landing single-family phase, or one of the 15 condominiums: Coach Homes I to V, Veranda I to IV or Terrace I to VI. We compare your home only with sales of the same product, and for a house, first with sales on the same plat.
CDD class (single-family by lot width; attached by product) | Homes on the CDD roll | Series 2022 bond line, fiscal 2027 | Operating line, fiscal 2027 | CDD total, full bond |
|---|---|---|---|---|
Executive, 40 to 50 foot lots | 210 | $1,564.65 | $1,356.09 | $2,920.74 |
Manor, 51 to 60 foot lots | 199 | $1,706.89 | $1,356.09 | $3,062.98 |
Estate, 61 to 70 foot lots | 160 | $1,849.13 | $1,356.09 | $3,205.22 |
Coach homes | 268 | $1,209.04 | $1,356.09 | $2,565.13 |
Veranda condominiums | 288 | $1,066.80 | $1,356.09 | $2,422.89 |
Terrace condominiums | 420 | $995.68 | $1,356.09 | $2,351.77 |
Source: Tern Bay CDD, Adopted Budget FY2027, adopted July 22, 2026; totals are our arithmetic from the published rates. The district's debt schedule counts Estate and Coach units differently (128 and 248), so we show the operating roll's counts.
The district's own FAQ says "a significant portion of this capital assessment will be prepaid by the developer at the time of closing" on some homes, so two neighbors can see different bond lines (Tern Bay CDD FAQs). A buyer compares your total carrying cost with the next listing's, so we read your parcel's actual bill and price with it in view. A home with a prepaid or lighter bond line is worth saying so in the first line of the listing.
The county roll flags 1,115 of the 1,567 Heritage Landing parcels as fronting a lake or pond, and 429 of the 569 single-family homes carry a pool (Charlotte County Property Appraiser roll, September 2026). The roll does not rank a view, so we read each comparable's golf hole, long lake or preserve edge from its listing and property record. The club's local rules treat a ball that crosses a pond to the homeowner's side as out of bounds, a reminder of how closely many homes back onto play (Local Rules). A golf-view lot, a long-lake view and a pool each move a Heritage Landing price, and we adjust for them one comparable at a time.
About 87 percent of mapped Heritage Landing homes sit in FEMA zone AE with a 9-foot base flood elevation, but 764 of those 1,188 homes sit inside the area of a FEMA letter of map revision based on fill, and each letter lists the exact lots and buildings it removes. A home whose letter removed it from the special flood hazard area has no federal flood insurance mandate, though a lender may still require coverage. Two otherwise identical units can therefore carry different insurance quotes, and the quote is part of the price a buyer is willing to pay. We attach the letter and the elevation certificate before we set the price.
Product, 12 months | Median price per sq ft of living area | Median living area on the roll |
|---|---|---|
All Heritage Landing | $211.38 | Not one product |
Single-family, Tern Bay plat | $314.01 | 2,449 sq ft |
Single-family, Heritage Landing phases | $213.68 | 2,238 sq ft |
Coach homes | $206.16 | 1,925 sq ft |
Veranda condominiums | $210.33 | 1,366 sq ft |
Terrace condominiums | $199.31 | 1,154 sq ft |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. The denominator is the roll's living-area field, so these figures compare only with each other.
We use price per foot as a test of a list price, never as the price itself. The Tern Bay plat's $314.01 is not a premium for square footage; it reflects course and larger-lake lots and a different buyer. Inside the condominiums the plans repeat, so a terrace unit's price is set more by its floor, view and condition than by its size.
MLS-labeled Heritage Landing homes closed at a median 95.8 percent of list price in the last 12 months, and only 7 of 72 sold at or above list. The losses sit in homes that launched above the record and reduced later. We would rather set a defensible price, show the recorded evidence to every buyer's agent and hold it.
Automated estimates, the Zestimate among them, read public records and listing data. In Heritage Landing that data is incomplete in a specific way: most of the community's sales history is builder-direct deeds that never carried an MLS listing, the 2025 closeout prices sit below the same year's resales for every attached product, identical condominium plans hide real differences in floor and view, and no automated record shows your FEMA letter, your parcel's actual bond line or your golf club transfer figures. For the number we would defend at appraisal, request a free Heritage Landing home valuation or call Jesse at (239) 898-6072.
The end of Lennar's builder sales removed the cheapest competitor a Heritage Landing resale faced. In 2025 Lennar's recorded first sales undercut the same year's resales for every attached product, and no builder-direct sale has recorded since December 4, 2025, so 2026 Heritage Landing sellers compete only with other resales.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, index built September 24, 2026, our analysis; Tern Bay CDD home page and July 22, 2026 minutes, read September 25, 2026).
For six years the builder set the pace. By our estimate from the county file, Lennar recorded 1,171 builder-direct sales in Heritage Landing from 2019 through December 4, 2025, peaking at 245 in 2023. The last builder-direct deeds by product were a veranda unit on September 18, 2025, a coach home on September 23, a terrace unit on November 5 and a single-family home on December 4, 2025.
Product, calendar 2025 | Builder-direct sales | Builder-direct median | Resales | Resale median |
|---|---|---|---|---|
Single-family, Heritage Landing phases | 89 | $460,000 | 9 | $585,000 |
Coach homes | 32 | $285,000 | 15 | $445,000 |
Veranda condominiums | 56 | $233,900 | 9 | $340,000 |
Terrace condominiums | 60 | $187,450 | 28 | $237,500 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Builder-direct is our estimate: the first qualified improved sale within one year of the year built.
A $160,000 gap between the builder's coach home median and the resale median in the same year is the single most important context for a Heritage Landing seller. A buyer who toured in 2025 saw new units priced well below yours. That buyer's memory, and a buyer's agent's spreadsheet, may still carry those prices. We answer with the 2026 record, in which all 91 recorded sales were resales.
A Heritage Landing resale wins on what a closeout unit could not offer: a finished lanai and window treatments, established landscaping, a known condominium budget with a track record, and an owner who can say how the building has run through a season. We put those in the first lines of the listing, and we show the buyer the 2026 resale closings beside your price so the comparison is made on the record.
Lennar is not selling, and it is not entirely gone. The September 2026 roll still titles 15 parcels to Lennar Homes, LLC, including the 333-acre golf course and clubhouse tract, described as future development and preservation, and Phase II tracts of 85.9, 65.4 and 44.4 acres. A plat named Heritage Landing Phase III was recorded on August 24, 2026 in Plat Book 28, Page 33, and the development order allows about 265 more homes than are built, through February 14, 2042 (Resolution 2022-146). We have not read the Phase III plat sheets, so we do not say what it creates, and we found no Lennar statement either way. Any new builder sale would appear in the county file, and we watch it monthly for our sellers.
Buyers touring the corridor will also see new construction that is not Heritage Landing. Heritage Station, directly south on Calusa Drive, has Maronda and NVR homes, 37 of them built in 2024 and 2025, under its own homeowners association and outside the Tern Bay CDD. Across Burnt Store Road, Taylor Morrison is building Esplanade at Starling under its own CDD, at a $509,495 MLS median over 14 closings. Neither has Heritage Landing's golf course inside the gate, and we say so plainly when a buyer compares them.
Heritage Landing condominium and coach home sellers compete in three price tiers, with 83 recorded sales in the last 12 months across 976 units in 15 associations: coach homes near $400,000, verandas near $297,500 and terraces near $235,000. Buyers now read each association's budget, reserves and insurance before price, so the paperwork decides the sale.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, qualified sales September 5, 2025 to August 31, 2026, our analysis; Tern Bay CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer, queried September 25, 2026).
Every coach home, veranda and terrace phase in Heritage Landing is its own chapter 718 condominium, with its own declaration, board, budget, insurance and rules, and none of those budgets is posted publicly. The 2026 resale medians through August 31 stood at $360,000 for coach homes, $298,750 for verandas and $235,000 for terraces, each below its 2023 or 2024 high.
Product | Units | Phases and years built | Plans (roll living area) | County sales, 12 months | Median, 12 months | Series 2022 bond line | Zone AE share of mapped units |
|---|---|---|---|---|---|---|---|
Coach homes | 268 | I (2019 to 2021), II (2007), III (2021 to 2023), IV (2023 to 2024), V (2024 to 2025) | 1,741 to 2,110 sq ft | 21 | $400,000 | $1,209.04 | 186 of 248 |
Veranda condominiums | 288 | I (2021 to 2022), II (2022 to 2023), III (2023 to 2024), IV (2024 to 2025) | about 1,350 to 1,569 sq ft | 25 | $297,500 | $1,066.80 | 255 of 255 |
Terrace condominiums | 420 | I (2020), II (2021), III (2021 to 2022), IV (2022 to 2023), V (2023 to 2024), VI (2024 to 2025) | 1,120 to 1,301 sq ft | 37 | $235,000 | $995.68 | 360 of 360 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis; Tern Bay CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer, point-in-polygon on the 2025 Florida DOR parcel map. Phase-level sale counts are small, so we report the product median.
Coach homes are two-story buildings of four residences, on Black Beauty Drive, Sycamore Court, Poppy Field Loop and Birchwood Court, and Coach Homes II, built in 2007, are the oldest attached homes in the community. Veranda buildings along Heritage Landing Boulevard hold 12 units on two floors. Terrace buildings hold 30 units whose numbers run through a third floor, and at 420 units they are the largest single product and the most affordable way in. On the MLS side, the 13 coach home closings went under contract at a 55-day median, the quickest of the three products.
A Heritage Landing condominium seller furnishes the buyer the declaration, articles, bylaws, rules, the budget and financial statement, the frequently asked questions and answers sheet, the milestone inspection summary where one exists, and the most recent structural integrity reserve study or a statement that none exists, under section 718.503 of the Florida Statutes. The buyer may cancel within 7 days, excluding weekends and legal holidays, after receiving them. We request the package from your association the day you list.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories (section 553.899; section 718.112). The terrace buildings' unit numbers run through a third floor, which brings them under those rules, while the two-story veranda and coach buildings are outside them. We confirm the story count in your building's declaration before listing, and where the rules apply, buyers and lenders ask for both documents before they write an offer.
In September 2026 the county roll named the Coach Homes I, Terrace I, Terrace II and Terrace III associations as owners of their common elements, while several newer common-element parcels were still titled to Lennar. The CDD chair also told residents in July 2026 that the coach home and condominium access roads are parking easements dedicated to the master association. A buyer will ask whether your association has completed turnover from the developer and who maintains the road in front of the building. Put those answers in writing before a buyer asks, because they change both the carrying cost and the paperwork at closing.
A Heritage Landing seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax warning in the contract, the community development district disclosure for a home inside the Tern Bay CDD, and either the homeowners' association disclosure summary or the chapter 718 package for a condominium unit.
Data updated: September 2026 (Florida Statutes 190.048, 720.401, 718.503, 720.30851, 718.116, 689.302 and 689.261; Florida DBPR estoppel fee schedule; Tern Bay CDD FAQs, read September 25, 2026).
This is general information, not legal advice; confirm with your closing agent, attorney or insurance agent which duties and coverages apply to your parcel. Several of these duties carry a cancellation right for the buyer if they are missed, so we make sure the right documents are in hand before any buyer signs.
Florida requires a contract for the sale of a home inside a community development district to carry a disclosure about the district and its assessments (section 190.048). Every Heritage Landing home is inside the Tern Bay CDD, so every Heritage Landing contract needs it. We attach the district's adopted budget and the tax-bill lines for your parcel, so the buyer reads $1,356.09 and your actual bond line, not a guess.
Heritage Landing Master Association, Inc., filed October 25, 2018, is the homeowners' association that enforces the deed restrictions and architectural rules, and its estoppel falls under section 720.30851. We treat the section 720.401 disclosure summary as part of every Heritage Landing single-family sale, and the statute sets four facts:
The 976 coach, veranda and terrace units in Heritage Landing sit in 15 associations governed by chapter 718, and section 720.401(2) states that the HOA disclosure summary does not apply to associations under chapters 718, 719, 721 or 723. A Heritage Landing condominium seller therefore works from the chapter 718 resale package and its 7-day cancellation window described above. Where a unit also answers to the master association, your closing agent or attorney decides whether both regimes apply before the buyer signs.
Each association issues its own estoppel certificate, stating the current assessment, any special assessment and any balance owed. Every Heritage Landing sale needs the master association's certificate under section 720.30851 and the golf club's statement of what a new owner owes; a condominium sale also needs the condominium association's certificate under section 718.116. Because neither the master association nor the golf club publishes its dues on a public page we could find, those certificates are the only written statements of the amounts. The Florida Department of Business and Professional Regulation publishes the current caps: $299 to prepare a certificate, $119 more for delivery within three business days and $179 more if the account is delinquent.
Section 689.302 requires a seller to complete and provide a flood disclosure to the buyer of residential property at or before the time the contract is signed. Since October 1, 2025, under chapter 2025-166, the form asks whether the seller knows of flooding that damaged the property during their ownership, whether any flood insurance claim was filed and whether the seller received federal flood-damage assistance. It applies whether your building is in zone AE, shaded zone X or zone D. Complete the form carefully and attach the elevation certificate and any FEMA letter for your building.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect value and are not readily observable to the buyer. In Heritage Landing that can include a past roof or window leak, an unapproved enclosure or an open association violation. Separately, section 689.261 requires the contract to warn the buyer not to rely on the seller's current property taxes, because a sale resets the assessment. Your homestead exemption and Save Our Homes cap end with your ownership, and the non-ad valorem CDD lines on the bill carry on regardless.
An open deed-restriction violation surfaces on the estoppel certificate. Pools, screen enclosures, fences, paint colors and additions go through the master association's architectural review and then a Charlotte County permit, and the CDD issues no permits at all (Tern Bay CDD, About the District). A lanai enclosure or paint color added without that approval is the kind of surprise that reopens a negotiation. Find the approvals before you list.
A Heritage Landing buyer will ask the flood zone, whether a FEMA letter covers the building, whether the home took damage in Ian, Helene or Milton, the wind-mitigation features and what insurance will cost. About 87 percent of mapped Heritage Landing homes are in zone AE, so the building's letter and elevation certificate usually decide the conversation.
Data updated: September 2026 (FEMA National Flood Hazard Layer and letters of map change, queried September 25, 2026; Charlotte County GIS evacuation and wind-speed layers, queried September 25, 2026; Charlotte County Resolution 2019-134; Tern Bay CDD FY2027 Notice to Homeowners).
These questions are not hostile. They are what the buyer's lender, insurer and inspector will ask anyway. The seller who supplies the answers before the first showing controls the story.
Product | Zone AE, base flood elevation 9 ft | Shaded zone X (0.2% chance) | Zone D | Inside a fill letter (LOMR-F) area |
|---|---|---|---|---|
Terrace condominiums | 360 of 360 | 0 | 0 | 270 |
Veranda condominiums | 255 of 255 | 0 | 0 | 208 |
Coach homes | 186 of 248 | 46 | 16 | 20 |
Heritage Landing single-family | 261 of 271 | 10 | 0 | 264 |
Tern Bay plat single-family | 126 of 230 | 64 | 40 | 2 |
Source: FEMA National Flood Hazard Layer and Charlotte County's letter-of-map-change layer, point-in-polygon on the 2025 Florida DOR parcel map, our analysis. Of 1,364 mapped homes, 1,188 are in zone AE, 120 in shaded zone X and 56 in zone D. Parcels without a mapped polygon, some newer condominium units, are not counted.
A sample is not a determination for any single house. We print the FEMA Map Service Center result for your address and attach the letter that covers your lot or building to the listing file.
The effective flood maps for Heritage Landing are dated December 15, 2022, on panels 12015C0408G, 0409G, 0416G and 0417G. FEMA then issued two letters of map revision for the community: case 23-04-1652P, effective October 13, 2023, which revised zone VE to zone AE and lowered base flood elevations on a coastal analysis and updated topography (FEMA LOMR 23-04-1652P), and case 23-04-5839P, effective July 29, 2024 (FEMA LOMR 23-04-5839P). No Heritage Landing home now sits in a VE zone on the current map. A buyer who reads an older map may think otherwise, so we attach the current reading.
A letter of map revision based on fill removes a specific structure or lot from the special flood hazard area. FEMA's letter 24-04-0947A, for example, removed Building 1 at 14081 Heritage Landing Boulevard, with a lowest adjacent grade of 9.1 feet, to shaded zone X, and says "the Federal mandatory flood insurance requirement does not apply. However, the lender has the option to continue the flood insurance requirement" (FEMA LOMR-F 24-04-0947A). Letter 25-04-1014A covers Tract MF-1 and more than 125 lots (FEMA LOMR-F 25-04-1014A). Each letter lists exactly which lots and buildings it covers, so the map color alone does not answer the question. If your building is on a letter, it belongs in the first paragraph of the listing.
Zone AE with a base flood elevation of 9 feet means the 1-percent-annual-chance flood is modeled at 9 feet above the NAVD88 datum. A home whose lowest floor sits well above 9 feet, documented on an elevation certificate, rates better for flood insurance than one close to it. Flood premiums under the National Flood Insurance Program are set property by property under Risk Rating 2.0, using elevation, distance to water and rebuilding cost rather than the zone alone (FEMA, Risk Rating 2.0). The elevation certificate and the FEMA letter are the two papers that set a buyer's flood quote.
In a FEMA special flood hazard area, a repair or improvement costing 50 percent or more of the structure's market value must bring the building up to current flood rules, and Charlotte County's floodplain office applies it at permit time. Heritage Landing's 2019 to 2025 homes were built to current elevations, so the rule matters most for the 49 homes from 2006 and 2007 and for any major renovation a buyer plans.
Nearly every Heritage Landing home dates from 2019 to 2025, and Charlotte County's wind-speed layer puts the Florida Building Code design wind speed at 150 mph for risk category I up to 180 mph for category IV, with homes in category II at 160 mph. Florida law requires insurers to offer credits for wind-resistant construction documented on a wind mitigation inspection form (section 627.0629). The newer homes typically qualify for roof-to-wall and opening-protection credits, but the form, not the build year, sets the discount, so we ask most sellers to order it before listing.
Citizens Property Insurance Corporation, the state insurer of last resort, now requires flood coverage on many of its policies, phased in by dwelling value (Citizens Property Insurance). A buyer relying on Citizens should price flood coverage from the start, which is one more reason the elevation certificate belongs in your listing file. No public source publishes an average Heritage Landing premium, and we do not estimate one; a buyer who can get a real quote in the first week is a buyer who closes.
Each Heritage Landing condominium association insures its buildings, and the unit owner buys a unit-owner policy for the interior. A condominium buyer's lender will ask for the association's master policy declarations page, and a buyer will ask how the association funds its reserves. Request both from your association when you list.
Charlotte County's evacuation layer places 1,354 of the 1,364 mapped Heritage Landing homes in storm-surge evacuation zone B and 10 veranda units in zone A. The development order requires the clubhouse to be built to American Red Cross publication 4496 hurricane standards, with emergency generators, as a post-storm refuge for the neighborhood, while noting it "will not be able to accommodate all residents" (Resolution 2019-134). We found no first-party damage report for Heritage Landing from Ian in 2022 or from Helene and Milton in 2024. The district's June 2026 notice describes a full cleanout of 167 storm inlets, after which residents reported that street flooding in heavy rain "has been fully resolved"; that is maintenance, not a storm-resilience claim. Disclose any damage you know of, keep the repair permits and invoices together, and let the record speak.
The Tern Bay CDD, Heritage Landing Master Association and Heritage Landing Golf Club shape which buyers want your Heritage Landing home and what they will pay. The CDD bill is public and rising, the master association and club charges are not published, and the golf declaration sets membership. Stating all three in the listing keeps buyers from renegotiating later.
Data updated: September 2026 (Tern Bay CDD Adopted Budget FY2027, adopted July 22, 2026; Proposed Budget FY2026; FY2027 Notice to Homeowners, mailed June 17, 2026; July 22, 2026 CDD minutes; Heritage Landing Golf Club Rules and Regulations, amended May 9, 2024).
The CDD operating assessment was $377.44 per home in fiscal 2025. For fiscal 2026 the district proposed $950.00 and billed $800.00, balancing the budget with $678,899 drawn from reserves. For fiscal 2027 it adopted $1,356.09, with a cap of $1,750.00 for notice purposes, drew nothing from reserves and set aside $300,000 for long-term capital and hurricane restoration (Adopted Budget FY2027; Proposed Budget FY2026). The district's own notice explains the change as its "first year of operations," as it took over gate staffing, landscaping, stormwater and preserve work that the developer had carried. A buyer who sees that explanation reads the increase as a transition; a buyer who sees only the number reads it as a trend. We show both.
The fiscal 2027 general fund totals $2,139,313. The largest lines are landscaping and irrigation at $608,334, stormwater, lake and preserve work at $357,434, access control and the welcome center at $349,298, including $223,554 for full-time gate attendants, road and street services at $170,060, and the new $300,000 reserve. The district says its switch to Entrance IQ and Allied Universal at the gate saved $125,000 (FY2027 Notice to Homeowners). A buyer comparing Heritage Landing with a community that has no district is comparing a bill that pays for a staffed gate, the lakes and the preserves with association dues that pay for the same things under another name.
The Series 2022 bonds, $31,120,000 at issue, are repaid through 2052, with $28,015,000 projected outstanding on September 30, 2027. The bond assessment runs with the property and is collected on the tax bill each year; you do not pay it off when you sell unless you choose to prepay, and the buyer takes over the annual payment. The older Series 2005A bonds, on 52 units, run to 2037.
Heritage Landing Golf Club, Inc. is a separate not-for-profit corporation with a resident board. Its rules define a membership as "one or two natural persons each of whom shall customarily reside and live together," plus dependent children under 21, "as set forth in the Declaration" (Golf Club Rules and Regulations). We could not find the club's dues, any initiation or capital contribution, or a statement of whether membership is mandatory on a public first-party page, and we do not repeat the figures some listing sites print. A CDD supervisor spoke of "the 800 golf members" at the July 2026 meeting. The recorded club declaration and the club's estoppel figures answer what your buyer owes, and we request them at listing.
A member in good standing may transfer golf privileges to a tenant for at least 31 days, no more than 12 times in 12 months, with forms and the lease filed 15 days ahead and an administrative fee set by the board, and the owner's own club access is suspended during the transfer. Leasing rules themselves sit in the master declaration and, for attached homes, the condominium declaration. An investor reads the rental line first; a golfer reads the membership line. We put both in the listing.
No personal golf carts are permitted on the course, and the CDD is still working toward a formal golf-cart community designation for the streets, which needs county coordination (FY2027 Notice to Homeowners). A buyer who assumes they can drive a cart to the clubhouse on the street should hear that it is unsettled from you, not from a neighbor after closing.
If you added a pool cage, lanai enclosure, fence, addition or a new paint color, find the master association's architectural approval and the county permit now. An approval gap is easy to solve before a listing and expensive to solve during an inspection period.
We market a Heritage Landing home to the buyer its product actually attracts: a golfer, a seasonal owner from the Midwest or Canada who wants a coach home, a first Florida buyer in a terrace unit, or an investor who reads the tenant golf rules. Every listing gets professional photography, video, drone footage and a documented file.
Data updated: September 2026 (Charlotte County Property Appraiser roll, September 2026; Charlotte County Property Appraiser public sales files, newest recorded sale August 31, 2026).
Before a Heritage Landing listing goes live we assemble the recorded plat or condominium name, the tax bill with its Tern Bay CDD operating and bond lines, the district's adopted budget, the master association and golf club estoppel requests, the golf club rules and the declaration they point to, the FEMA zone printout, the fill letter for your lot or building, any elevation certificate, the wind mitigation form, and every architectural approval for exterior work. For a condominium or coach home we add the chapter 718 package and the master policy declarations page. A buyer who can get an insurance quote on day three writes an offer on day four.
In Heritage Landing, the view behind the lanai often sells the home. Drone footage shows what a listing description can only claim: the golf hole or long lake behind the yard, the preserve edge to the west, the walk to the clubhouse. For condominiums we photograph the floor and the view from the unit, because identical plans sell at different prices on the second floor of a lake-facing building and the first floor of a parking-facing one.
On the September 2026 county roll, 862 of the 1,545 Heritage Landing homes carry a Florida mailing address; the rest lead with Michigan, Ohio, New York, Illinois and Ontario, Canada. Your next buyer may be one of those owners' neighbors back home. We label your listing correctly, market it on our team site at DomainRealtyGroup.com and to our database of qualified buyers across Southwest Florida, and promote it to out-of-state buyers searching Punta Gorda before they visit. When a sale needs to stay quiet, we can market it privately to qualified buyers first.
With no builder-direct sale recorded since December 4, 2025, a Heritage Landing resale no longer competes with a Lennar closeout, but buyers who toured in 2025 remember those prices. We market what a closeout unit could not offer: a finished lanai, established landscaping, a building with a track record, and a clean estoppel. We price it against the 2026 resales, never against a brochure.
We negotiate a Heritage Landing sale as the partners who priced it, with the recorded evidence in hand. That means answering CDD, flood, insurance and golf club objections with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, newest recorded sale August 31, 2026; Heritage Landing Golf Club Rules and Regulations).
Most Heritage Landing renegotiations happen after the inspection or the first insurance quote, usually over the flood premium, a lanai or window item, or an unapproved exterior change. When the file already answers those questions, the buyer's leverage shrinks. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold.
An appraiser in Heritage Landing will look for comparables of the same product. Where 2025 builder closings sit below the resale record, we give the appraiser the 2026 resales of your product, labeled by date, so the value is built on the same evidence that set the price.
A higher price is not always the best offer. Financing type, insurance readiness, the inspection period, the closing date and who pays any golf club transfer or administrative charge all change what you net and how likely the sale is to close. We put the club's written figures in front of buyers early, lay the offers side by side and walk you through each one.
Selling a Heritage Landing home typically costs the documentary stamp tax on the deed at $0.70 per $100 of price, the negotiated commissions, the owner's title insurance premium if the contract assigns it to the seller, the master association, golf club and condominium estoppel fees, prorated taxes and Tern Bay CDD assessments, and small recording charges.
Data updated: September 2026 (Florida Statutes 201.02 and 28.24; Florida rule 69O-186.003; Florida DBPR estoppel fee schedule; Charlotte County Property Appraiser public sales files for the price points, our analysis).
Florida has no single closing-cost percentage; the pieces are set by statute, by rule and by your contract. Here is how the fixed pieces land at three Heritage Landing price points.
Cost item | At $235,000 (terrace median) | At $460,000 (Heritage Landing single-family median) | At $697,500 (Tern Bay plat median) |
|---|---|---|---|
Documentary stamp tax on the deed, $0.70 per $100 | $1,645.00 | $3,220.00 | $4,882.50 |
Owner's title insurance, promulgated rate before any reissue credit, if the contract assigns it to the seller | $1,250.00 | $2,375.00 | $3,562.50 |
Association estoppel certificate, each | up to $299, plus $119 if expedited | up to $299, plus $119 if expedited | up to $299, plus $119 if expedited |
Recording, per page | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional |
Commissions | negotiable | negotiable | negotiable |
Price points are the 12-month medians to August 31, 2026 from the Charlotte County Property Appraiser public sales files, our analysis. Dollar figures are our calculations from the published rates, not a quote.
The documentary stamp tax rate of 70 cents per $100 of consideration is set by section 201.02 and is the same in every Florida county except Miami-Dade. Florida sets the title insurance premium by rule, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, so every title company charges the same premium. Who pays the owner's policy is a term of the contract, not a rule, so treat it as negotiated.
Florida property taxes are paid in arrears for the calendar year, and at closing they are prorated to the closing date, usually on the prior year's bill. The Tern Bay CDD operating and bond assessments ride on the same county bill, so they are prorated with the taxes. The district sets its operating assessment each summer for the fiscal year that starts October 1, and fiscal 2027 carries the adopted $1,356.09 with a $1,750.00 cap for notice purposes. Master association, golf club and condominium dues are prorated on the settlement statement, with each estoppel confirming what has been paid.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs. We walk through what is typical before you list and give every Heritage Landing seller a written net sheet.
If your Heritage Landing home is your homestead, Florida's portability rule lets you move up to $500,000 of your Save Our Homes difference to a new Florida homestead established within three years of January 1 of the year you gave up the old one; in Charlotte County the transfer form is DR-501T, filed with the Property Appraiser by March 1. Amendment 3, from CS/HJR 1-F, is on the November 3, 2026 ballot and needs 60 percent to pass; it does not change portability or Save Our Homes, and we do not predict ballot results.
You can get a free Heritage Landing home valuation three ways: through the Heritage Landing valuation form, through our Heritage Landing home valuation guide, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded Heritage Landing sales of your product, labeled by window and source.
We do not send an automated number. We send the recorded resales of your product, the MLS days on market and sale-to-list figures beside them, your parcel's CDD operating and bond lines, the estoppel requirements for your associations, your building's flood reading and a net sheet. There is no obligation.
Your address, whether your home is a house, coach home, veranda or terrace unit, what your tax bill shows for the Tern Bay CDD, whether you hold an elevation certificate or a FEMA letter for your building, a wind mitigation form if you have one, and any architectural approvals for exterior work. That is enough to start. A walk-through lets us see condition and view, the two variables no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or visit our office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, read our guide to buying a home in Heritage Landing or see how we represent Southwest Florida buyers.
Most Heritage Landing owners net more by listing with an experienced team, because the CDD disclosure, estoppel, golf club, flood letter and insurance questions that stall a Heritage Landing sale are the ones an agent resolves. A cash sale trades price for speed; selling by owner saves a commission but leaves the seller to handle every disclosure.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, newest recorded sale August 31, 2026; Southwest Florida MLS Matrix, pulled September 25, 2026).
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Heritage Landing home specifically, where about half of the recent sales never reached the MLS, where a builder's closeout prices still sit in the record, and where a missed disclosure gives the buyer a way out of the contract.
What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
Exposure to the full buyer pool | MLS with the correct label, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
Price discipline | Priced from the county record for your product and plat, defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, often from a portal or a closeout memory |
The builder's closeout record | Answered with the resale record of your product | Usually absorbed in the offer price | Handled by the owner |
Florida disclosures (CDD, flood, defects, 720.401 or chapter 718) | Gathered and delivered before the buyer signs | Still owed by the seller | Owed by the seller, unaided |
Master association, golf club and condominium estoppels | Ordered early and read before closing | Ordered by the closing agent | Ordered by the closing agent |
Negotiation after inspection or insurance quote | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
Who should choose it | Most Heritage Landing sellers, especially attached-home owners competing with many similar units | Owners who value speed over price, or homes that need work they would rather not do | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your home's value depends on facts a buyer has to be shown: a golf or long-lake view, a pool, a building removed from the flood zone by a FEMA letter, a lighter bond line, clear approvals. Choose a cash sale if the home needs work you would rather not do and speed matters more than price. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney handle the CDD disclosure, the 720.401 summary or the chapter 718 package. If you are unsure, a free valuation shows what each route would likely net.
McGreevy and Comisar are a top-reviewed Heritage Landing listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 consecutive years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words, and we publish no aggregate score.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Verified Google review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Heritage Landing owners ask us most, and the questions people type into search about selling in Heritage Landing, answered directly from the county record, the district's budgets, the club's rules and Florida law. For anything specific to your parcel, call us.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, newest recorded sale August 31, 2026; Southwest Florida MLS Matrix, pulled September 25 and September 28, 2026; Tern Bay CDD Adopted Budget FY2027; FEMA National Flood Hazard Layer, queried September 25, 2026).
Confirm your product and plat, gather your tax bill's CDD lines, your FEMA letter and elevation certificate, your wind mitigation form and any architectural approvals, get a valuation built on Charlotte County's recorded resales of your product, request the estoppels early, and list with a team that puts those facts in front of buyers on day one. Heritage Landing's 138 recorded sales last year give us the comparables to price it right. Call Jesse McGreevy at (239) 898-6072 to start.
The best Heritage Landing listing agent prices from Charlotte County's recorded sales rather than a portal, understands the Tern Bay CDD bill, the golf club declaration, the condominium layer and the flood letters, and personally negotiates your sale. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and we publish the criteria we think a Heritage Landing seller should use to compare agents.
Your home's value is set by recent recorded sales of the same product, on the same plat or in the same condominium, with the same kind of view. In the 12 months to August 31, 2026, Heritage Landing's recorded medians were $697,500 for Tern Bay plat homes, $460,000 for the later single-family homes, $400,000 for coach homes, $297,500 for verandas and $235,000 for terraces (Charlotte County Property Appraiser files, our analysis). A free valuation turns those medians into a number for your address.
On the county record for the 12 months to August 31, 2026, all Heritage Landing homes sold at a $352,500 median on 138 sales and resales at $330,000 on 108. In 2026 so far, resale medians stood at $697,500 for Tern Bay plat homes, $530,000 for the later single-family homes, $360,000 for coach homes, $298,750 for verandas and $235,000 for terraces. All homes sold at a median of $211.38 per square foot of the roll's living area.
Charlotte County recorded 138 qualified sales inside Heritage Landing from September 5, 2025 to August 31, 2026, worth $54,092,000: 108 resales and 30 builder-direct first sales (Charlotte County Property Appraiser public sales files, our analysis). The MLS labels 72 closings for its own 12 months to September 24, 2026, which is why we lead with the county record.
For a correctly priced Heritage Landing home, the market is workable. The builder has stopped selling against you, all 91 sales recorded in 2026 through August 31 were resales, and MLS-labeled homes closed at a median 95.8 percent of list after 70 days. The risk is overpricing against the many similar units nearby, not the calendar. We will run the numbers for your product.
For attached homes, yes. Coach resales recorded a $505,000 median in 2023 and 2024 and $360,000 in 2026 through August 31; verandas fell from $415,000 in 2023 to $298,750; terraces from $349,000 to $235,000 (Charlotte County Property Appraiser files, our analysis). Single-family resales have held better, with the Tern Bay plat at $697,500 on 14 sales in 2026 so far.
Plan for about two to three months on market. The 72 MLS-labeled Heritage Landing closings of the 12 months to September 24, 2026 took a median of 70 days on market, single-family homes 71, coach homes 55 and terrace and veranda condominiums 66.5 (Southwest Florida MLS Matrix). Closing then follows the contract timetable. A home with its estoppels requested and its flood and wind papers ready removes the usual reasons for delay.
The 72 MLS-labeled Heritage Landing sales of the latest 12 months closed at a median 95.8 percent of list price: 95.9 percent for single-family homes, 95.8 percent for coach homes and 96.0 percent for terrace and veranda condominiums (Southwest Florida MLS Matrix, pulled September 28, 2026). Only 7 of the 72 sold at or above list, so a Heritage Landing home priced from the county record usually needs one price, not three.
The MLS counts only listings entered under its Heritage Landing Golf and Country Club development name, 72 in its latest 12 months, while Charlotte County records every qualified deed on the two plats and the 15 condominiums, 138 in its window. Most of the gap is Lennar's builder-direct closings, which rarely reached the MLS. The county's 108 resales and the MLS both show a $330,000 median.
Both names describe the same land. Charlotte County renamed the Tern Bay development of regional impact to Heritage Landing in Resolution 2019-134, and the first single-family plat, 231 lots, is still recorded as Tern Bay Golf and Country Club Resort. The CDD on your tax bill is the Tern Bay Community Development District. We label your listing Heritage Landing and explain the Tern Bay name so buyers find it.
No. Heritage Station, on Calusa Drive south of the Heritage Landing gate, is a separate subdivision by Wilmington Land Company with its own homeowners association, in a different county tax district and outside the Tern Bay CDD. Its sales do not belong in your comparables, and a buyer who confuses the two should hear the difference from your listing.
The highest recorded sale of the latest 12 months was $960,000 for a 2022 home of 2,811 square feet on the Heritage Landing phases, recorded June 1, 2026, on River Birch Court by the MLS row. The Tern Bay plat's top sale was $815,000 for a 2022 home in January 2026, and the top attached sales were $460,000 for a coach home and $357,500 for a veranda unit (Charlotte County Property Appraiser files, our analysis).
On the county record for the latest 12 months, Heritage Landing homes sold at a median $211.38 per square foot of the roll's living area. Tern Bay plat homes ran at $314.01, the later single-family homes at $213.68, coach homes at $206.16, verandas at $210.33 and terraces at $199.31. The MLS shows $212 on its own count. We use those figures as a check on a list price, never as the price.
In the last 12 months, yes: 14 Tern Bay plat homes recorded a $697,500 median against $460,000 for 41 sales on the later Heritage Landing phases, 24 of them builder sales. Tern Bay plat homes sit more often on the course and larger lakes and are larger on average, a median of 2,449 square feet on the roll against 2,238.
In 2025 Lennar's recorded first sales undercut resales for every attached product: coach homes at a $285,000 median against $445,000 on resale, verandas at $233,900 against $340,000, terraces at $187,450 against $237,500. No builder-direct sale has recorded since December 4, 2025, so 2026 sellers compete only with other resales. We show buyers the 2026 record, not the closeout.
Possibly, and we watch it. Lennar still holds title to the 333-acre golf course tract and several tracts labeled future development, a Phase III plat was recorded on August 24, 2026, and the development order allows about 265 more homes. Any new builder sale would appear in the county file, and we would show you the effect on your product.
Start with the association file: the declaration, bylaws, rules, budget, the frequently asked questions sheet, the estoppel, the master policy declarations page and any special assessment. Heritage Landing's coach, veranda and terrace units recorded 83 sales in the latest 12 months, and buyers compare buildings on paperwork as much as price. We request the chapter 718 package the day you list.
Only if your building has three or more habitable stories. The terrace buildings' unit numbers run through a third floor, which brings them under Florida's milestone inspection and structural integrity reserve study rules; the two-story veranda and coach buildings are outside them. We confirm the story count in your declaration before listing, and where the rules apply the documents go into the section 718.503 package.
It changes the price conversation, not the sale. Disclose any adopted or proposed assessment early, get the association's estoppel under section 718.116, and let us price the unit with the assessment in view. Buyers who see the numbers up front negotiate on them; buyers who discover them during the inspection period often walk away from the contract entirely.
Not when the buyer understands it. We show the fiscal 2027 operating line of $1,356.09, your product's bond line and what the district maintains, from its adopted budget, and the district's own explanation that fiscal 2027 is its first year of operations. Buyers compare Heritage Landing with communities that carry similar district or association costs under other names.
No. The Series 2022 bond assessment runs with the property and is collected on the tax bill each year until 2052, unless an owner chooses to prepay it. The buyer takes over the annual payment, and Florida requires the contract to disclose the district under section 190.048. The older Series 2005A line on 52 units runs to 2037.
The operating assessment is set each summer for the fiscal year starting October 1, and the adopted fiscal 2027 figure is $1,356.09, with a $1,750.00 cap for notice purposes. A contract closing after October 1 prorates the current year's bill with the taxes. We show buyers the adopted budget so the number is not a surprise.
Membership follows the golf club's declaration, and the club's rules define a membership "as set forth in the Declaration," so the answer is written there rather than in a listing remark. We request the club's estoppel figures at listing so any transfer charge or capital contribution is known before the buyer's inspection period ends.
We could not verify it from a public document. The golf club's rules point to its recorded declaration for who is a member and what is owed, and a CDD supervisor spoke of "the 800 golf members" in July 2026. We do not repeat figures from listing sites that cite no document. The declaration and the club's estoppel answer the question for your buyer.
The master association does not publish its dues on a public page we could find, and neither does the golf club. Condominium dues are set by each of the 15 condominium associations. A buyer gets every amount in writing on an estoppel certificate, which Florida law requires the associations to issue, and we request them early so the figures are in the listing file.
A Heritage Landing seller owes a flood disclosure at or before contract under section 689.302, disclosure of known defects that materially affect value, the property tax warning under section 689.261, the CDD disclosure under section 190.048, and either the section 720.401 association disclosure summary or the chapter 718 package for a condominium. Your closing agent confirms which apply to your parcel.
For a single-family home in the master association, yes, and before the buyer signs. Section 720.401 requires the summary before the contract is executed, places the duty on the seller in a resale, requires the contract to carry the voidability clause in conspicuous type, and lets the buyer void within 3 days after receiving the summary or before closing, whichever comes first. We prepare it before the first showing.
An estoppel certificate is an association's written statement of what a lot or unit owes and any fees due at closing. In Heritage Landing we request the master association, golf club and, for attached homes, condominium certificates together. The closing agent usually orders them. Current state caps are $299 to prepare, $119 more for expedited delivery and $179 more if the account is delinquent.
Expect the documentary stamp tax of $0.70 per $100 of price, a negotiable commission, the owner's title premium if the contract assigns it to you, the association estoppels, recording charges and prorated taxes, CDD assessments and dues. On a $235,000 terrace sale, deed stamps alone are $1,645.00 by our calculation; on a $460,000 house, $3,220.00. We give every seller a written net sheet before listing.
It is a negotiated term of the contract. Florida fixes the owner's title premium by rule, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, so every title company charges the same premium; the only question is who pays it. On a $460,000 Heritage Landing sale the promulgated premium is $2,375.00 before any reissue credit, by our calculation.
Probably, on the map. About 87 percent of mapped Heritage Landing homes, 1,188 of 1,364, are in FEMA zone AE with a 9-foot base flood elevation, 120 are in shaded zone X and 56 in zone D (FEMA National Flood Hazard Layer, queried September 25, 2026). Fill letters cover many buildings, so we print the result for your address and attach the letter that applies.
Yes. A letter of map revision based on fill that removed your building from the special flood hazard area means federal law does not require flood insurance, though a lender may. Of the 1,188 homes mapped in zone AE, 764 sit inside a fill letter area, including 270 terrace and 208 veranda units. Buyers and their lenders see that before they bid, which removes a common reason for delay.
Yes, you still complete the form. Section 689.302 requires the flood disclosure at or before contract regardless of zone, and since October 1, 2025 it asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood insurance claim and whether you received federal flood-damage assistance. A clean answer is a selling point, so complete it carefully.
It helps. Zone AE with a 9-foot base flood elevation means the modeled 1-percent-annual-chance flood sits at 9 feet above the NAVD88 datum, and a home whose lowest floor sits well above that rates better under Risk Rating 2.0. A surveyed certificate turns the map into a number for your house, which lets a buyer's insurance agent quote during showings rather than after the contract.
Usually, yes. The form documents roof-to-wall connections and opening protection, which Florida insurers must credit under section 627.0629. For a 2019 to 2025 Heritage Landing home the form usually shows strong features, and with it in the listing file a buyer can get real insurance quotes in the first week instead of the last.
Sometimes. In a FEMA special flood hazard area, work costing 50 percent or more of a structure's value must bring the building up to current flood rules. Heritage Landing's 2019 to 2025 homes were built to current elevations, so the rule matters most for the 49 homes from 2006 and 2007 and for major renovations. Charlotte County applies it at permit time.
Disclose known damage that materially affects value, the repairs made and any flood claims the disclosure form asks about. We found no first-party damage report for Heritage Landing from Ian in 2022 or from Helene and Milton in 2024, and most homes were built between 2019 and 2025. Keep permits and invoices together; documented repairs reassure a buyer.
Charlotte County's evacuation layer places 1,354 of the 1,364 mapped Heritage Landing homes in storm-surge evacuation zone B and 10 veranda units in zone A. An evacuation zone tells a resident when the county may order an evacuation, not how insurance is rated. The development order also makes the clubhouse a post-storm refuge built to Red Cross hurricane standards.
Often, yes. Pools, screen enclosures, fences, paint colors and additions go through the master association's architectural review and then a Charlotte County permit, and condominium owners also answer to their own association. Start any exterior project early, or leave it for the buyer and price the home accordingly.
Yes, subject to the lease and the association rules. A buyer takes the property subject to the lease, and any transfer of golf privileges to your tenant, at least 31 days and no more than 12 transfers in 12 months under the club's rules, carries into the buyer's plans. We review the lease and the club's transfer paperwork before listing and schedule showings around the tenant with proper notice.
Yes. On the September 2026 county roll, 862 of the 1,545 Heritage Landing homes carry a Florida mailing address and the rest lead with Michigan, Ohio, New York, Illinois and Ontario. We manage showings, gate passes for vendors and inspectors, the estoppels and the closing remotely, with mail-away closing documents through the title company.
Start with title. The person with authority to sell, usually a personal representative or a trustee, signs the listing and the deed, which a probate attorney and the title company confirm. An estate home also needs its estoppels, a current flood disclosure and, for a condominium, the chapter 718 package before it can compete. We price it on the county record and keep the family informed through closing.
You can, but the county-versus-MLS gap cuts both ways. About half of Heritage Landing's recent recorded sales never reached the MLS, and the 2025 builder closeouts sit in the record below resale prices, so pricing from a portal misreads the market. An owner also delivers the CDD disclosure, the 720.401 summary or the chapter 718 package unaided. We will show you the net sheet either way.
Some Heritage Landing sales go to cash buyers, but no public record we used separates cash from financed sales for Heritage Landing, so we do not estimate a share. A legitimate cash buyer shows proof of funds, uses a licensed title company and gives you time to review. Compare any cash offer with a valuation of what the home would bring on the open market.
Florida's portability rule can move up to $500,000 of your Save Our Homes difference to a new Florida homestead established within three years of January 1 of the year you gave up the old one. In Charlotte County the transfer is filed on form DR-501T with the Property Appraiser by March 1. We coordinate the timing of your sale and your next purchase.
Often, yes. Your Save Our Homes cap ends at the sale, and the assessment resets the next January 1, which is why section 689.261 requires the contract to warn buyers not to rely on the seller's taxes. The Tern Bay CDD operating and bond lines are flat non-ad valorem charges set by the district, so no exemption changes them. We show the buyer the bill so the reset is expected.
There is no published month that sells best in Heritage Landing, and we do not invent one. The golf season runs from late fall to early April, and many seasonal owners and buyers are here then. What matters more than the month is that the flood, wind and estoppel documents are ready, because those decide how quickly a buyer can insure and close in any season.
The county roll flags lake frontage and pools but does not rank views, so no public figure isolates a golf-view premium in Heritage Landing, and we do not publish one. The roll shows 429 of 569 single-family homes with a pool and 1,115 of 1,567 parcels on a lake or pond. We read each comparable's view from its listing and adjust one sale at a time.
Capital gains on a home sale are a federal tax question, not a county one. The Internal Revenue Service explains the exclusion for a main home, and who qualifies for it, in Publication 523. Your tax adviser can run your own numbers before you list, and we build the net sheet around whatever figure they give you, so the Heritage Landing sale and your tax plan line up.
Yes. For owners who want privacy, we can market a Heritage Landing home quietly to qualified buyers before, or instead of, a public MLS launch. We will walk you through the trade-off: in a community where many similar units compete for the same buyers, exposure to the widest pool of buyers usually sets the best price.
A Heritage Landing specialist matters because the community's value is written in records most agents never read: which plat or condominium your home sits in, what your Tern Bay CDD bond line is, what the golf declaration says, which FEMA letter covers your building, and which closeout prices a buyer's agent will quote. Buyers pay for certainty on those points.
Data updated: September 2026 (OSRM routing from the clubhouse, computed September 25, 2026; Charlotte County project pages, read September 25, 2026; Heritage Landing Golf and Country Club, Course, read September 25, 2026).
If you are thinking, "I need someone to sell my house in Heritage Landing, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Heritage Landing, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling a Tern Bay Golf and Country Club Resort home, a Heritage Landing single-family home, a coach home, a veranda condominium or a terrace condominium, or a home in Burnt Store Marina, Punta Gorda Isles or Burnt Store Isles, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Heritage Landing buyers are buying an 18-hole, par-71 course of 7,122 yards from the back tees, remastered in 2019 by Gordon G. Lewis (Heritage Landing Golf and Country Club, Course), a clubhouse at 14571 Heritage Landing Boulevard, a staffed gate, and a kayak launch into the tidal creeks of the Charlotte Harbor preserve. By free-flow routing from the clubhouse computed September 25, 2026, downtown Punta Gorda is about 17 minutes away, Interstate 75 at Jones Loop Road 14, Punta Gorda Airport 22 and Southwest Florida International Airport 50. They are not buying a boat at the back door: Heritage Landing has no marina, and boaters keep boats at Burnt Store Marina, about 13 minutes south. Our Heritage Landing community guide covers all of it, and it is the same list we use to describe your neighborhood to buyers.
On September 24, 2024 the Charlotte County commission adopted Alternative 1 as the preferred route for an east-west connector from Burnt Store Road to U.S. 41, and the county's project page, updated September 16, 2026, says final design, right-of-way and construction are not funded (Burnt Store Road East-West Connector). The county put a packaged treatment plant online at the Burnt Store Water Reclamation Facility in summer 2026 and began design of a permanent expansion in November 2025 (Burnt Store WRF Expansion). Burnt Store Road is the only way in or out of the gate, so a buyer will ask; we tell them what is planned, what is funded and what is not.
A free Heritage Landing home valuation tells you what you are working with. If you are also buying, whether moving within Heritage Landing or across the corridor, see our guide to buying a home in Heritage Landing, our Punta Gorda buyer guide and how we represent buyers across Southwest Florida. For the rest of the city, our Punta Gorda home valuation guide, our guide to selling a home in Punta Gorda and our Punta Gorda area guide use the same method.
Every document behind the figures in this Heritage Landing seller guide is public and free. These are the ones a Heritage Landing seller actually uses, each linked to the publishing authority's own copy.
Document | Publisher | Why a Heritage Landing seller needs it | Link |
|---|---|---|---|
Adopted Budget, Fiscal Year 2027 | Tern Bay Community Development District | The $1,356.09 operating assessment and every bond rate by product | |
FY2027 Notice to Homeowners, mailed June 17, 2026 | Tern Bay Community Development District | The district's own explanation of the increase and its first year of operations | |
Proposed Budget, Fiscal Year 2026, with revised unit counts | Tern Bay Community Development District | Unit counts by product and the fiscal 2025 rate | |
Frequently asked questions, including developer prepayment of the capital assessment | Tern Bay Community Development District | Why two neighbors can see different bond lines | |
Golf Club Rules and Regulations, amended May 9, 2024 | Heritage Landing Golf Club, Inc. | Membership definition, tenant golf transfers and cart rules | |
Resolution 2019-134 | Charlotte County | The rename from Tern Bay and the clubhouse refuge requirement | |
Resolution 2022-146 | Charlotte County | The current unit mix and the 2042 buildout date | |
FEMA Letter of Map Revision 23-04-1652P | Federal Emergency Management Agency | Why no Heritage Landing home sits in zone VE | |
FEMA Letter of Map Revision based on fill 24-04-0947A | Federal Emergency Management Agency | An example of a building removed from the high-risk zone | |
FEMA Flood Map Service Center, search by address | Federal Emergency Management Agency | The flood zone printout for your address | |
Florida Statutes 190.048, CDD sales contract disclosure | Florida Senate | The district disclosure every Heritage Landing contract carries | |
Florida Statutes 720.401, disclosure summary for homeowners' association parcels | Florida Senate | The pre-contract summary a single-family seller supplies | |
Florida Statutes 720.30851, homeowners' association estoppel certificates | Florida Senate | The master association estoppel at closing | |
Florida Statutes 718.503, condominium resale disclosure | Florida Senate | The chapter 718 package and the buyer's 7-day window | |
Florida Statutes 718.116, condominium estoppel certificates | Florida Senate | The condominium association's estoppel | |
Florida Statutes 689.261, property tax disclosure summary | Florida Legislature | The contract warning about the buyer's future taxes | |
Florida Statutes 689.302, flood disclosure | Florida Senate | The flood form owed at or before contract, in every zone | |
DBPR estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current $299, $119 and $179 caps | |
Portability transfer form DR-501T | Charlotte County Property Appraiser | Moving your Save Our Homes benefit to your next Florida homestead |
Retrieved on September 28, 2026 unless a line gives another date. Figures carry the window and retrieval date stated beside them in the text. Primary documents only: Florida Statutes and rules, state and federal agencies, Charlotte County, its Property Appraiser and public schools, the Tern Bay Community Development District, the Heritage Landing golf club's own documents and trade association guidance. No listing site, brokerage or valuation aggregator was used for any figure in this guide. Southwest Florida MLS Matrix figures are member data, cited as text.
McGreevy and Comisar are the Southwest Florida listing team Heritage Landing sellers call when a home has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 Team in Southwest Florida since 2012, and personally handle every listing from pricing to closing.
For this Heritage Landing guide we tracked 138 qualified recorded sales on the two single-family plats and in the 15 condominiums, all 72 MLS closings row by row, and every calendar year of Heritage Landing medians from 2019 to 2026, so the figures here come from public records and published statistics rather than estimates. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or see the story about McGreevy and Comisar.
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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, start with your Heritage Landing valuation form, or read our Heritage Landing community guide first. Buying as well? Our guide to buying a home in Southwest Florida with our team covers the other side of the move. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated September 2026. This guide is general information about selling a home in Heritage Landing, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.