Updated September 2026
Thinking of selling your home in Heritage Palms? McGreevy and Comisar, the Top 1% team and #1 in Southwest Florida since 2012, price it from your own product's closed sales, order the club and neighborhood estoppels on day one, and negotiate hard for you. Get your free Heritage Palms home valuation or call Jesse direct at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
If you own a home in Heritage Palms Golf and Country Club and you are thinking about selling, this page is the plan we would put in front of you at the kitchen table. Heritage Palms is a gated, bundled golf community of 1,662 homes in Fort Myers, Florida, inside the City of Fort Myers on Six Mile Cypress Parkway, where every home carries a club membership and two 18-hole courses. Our complete guide to living there, every neighborhood, the club, the fee stack and the flood maps, is our complete Heritage Palms Golf and Country Club guide; this page is the seller's side of the same record.
The short version is simple. In the 12 months to September 26, 2026 we tracked 85 Heritage Palms closings in the Southwest Florida MLS at a median of $359,500, a median of 96.61% of list price and a median of 33.5 days on market. Single-family homes sold in a median of 7 days; four-story Terrace condominiums took a median of 50.5. On September 26, 2026, 14 homes were for sale, about 2.0 months of supply. That is a market where your product decides your timeline, the documents decide your closing date, and one sentence on the club's home page, "membership and golf privileges are included with every home purchase," decides how a buyer reads your price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with over $900 million in personal sales, and we sell Heritage Palms from the record, not from a brochure.
Selling a home in Heritage Palms, Fort Myers, means pricing one of four products against its own sales, explaining a bundled club in the club's own words, ordering the club's estoppel and your neighborhood association's on day one, and, for a Terrace owner, answering the reserve-study question before a buyer asks it.
Data updated: September 2026 (Southwest Florida MLS, pulled 26 Sep 2026)
Heritage Palms is not one market. A 1,122-square-foot Terrace condominium on Queen Palm Lane and a 3,794-square-foot single-family home on Gator Palm Drive share a gate, a club, a community development district and ZIP code 33966, and in the last 12 months they sold $1,200,000 apart. Over the same 12 months the Terrace median was $275,000, the Veranda median $390,000, the villa median $545,000 and the single-family median about $852,750. So the first job on any Heritage Palms listing is to decide which of those markets your home is actually in, and the second is to price it against the homes a buyer will tour the same week. Everything on this page, from the neighborhood price guide to the cost-of-selling table, is built to do those two jobs for your home.
If you are asking yourself, "I need someone to sell my house in Heritage Palms," or searching for the best listing agent in Fort Myers for a bundled golf community, here is what you get with us: a price built from your own product's and neighborhood's closings, the club's closing-fee schedule and every estoppel ordered on day one, a Terrace file with the reserve study requested before the first showing, showings registered at the gatehouse so no buyer is held at the gate, and marketing that explains to golfers and non-golfers alike what the $9,441 master total pays for.
Selling your home in Heritage Palms? Get a free home valuation for your Heritage Palms home, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome.
Buying in Heritage Palms instead? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
McGreevy and Comisar are the best realtor to sell a home in Heritage Palms because the case is on the record: Top 1% nationally since 2008, the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a Heritage Palms read built from 308 MLS closings, the club's budgets and the district's filings.
If you're searching for the best realtor for Heritage Palms, whether you're ready to sell your Heritage Palms home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. That is also why we can be measured: if you want to see how agents in this market compare on licence dates, reviews and production, our roundup of the best real estate agents in Fort Myers lays it out, compared on the public record.
Recent Heritage Palms track record, from the Southwest Florida MLS. In the last 12 months we tracked 85 Heritage Palms closings in the Southwest Florida MLS, pulled September 26, 2026, covering closings dated September 27, 2025 to September 26, 2026: 39 Terrace condominiums, 22 Veranda condominiums, 6 villas and 18 single-family homes, for $38,751,586 in closed volume. The median sold price was $359,500 (n=85, odd, so the median is an observed sale). The median time on market was 33.5 days (n=76 closings that report it), the median sold-to-list ratio was 96.61%, and 18 of the 85 closed at or above asking. The highest sale was $1,395,000, a single-family home that closed at its full list price in November 2025 after 9 days, and the fastest recorded 0 days on market.
What we do differently on a Heritage Palms listing. We pull the club's current closing-fee schedule and order the club's estoppel and your neighborhood association's on the first day, because the neighborhood fee is published nowhere else. We explain the bundled club in the club's own words, because a buyer who has never lived in one asks about it before the kitchen. For a Terrace we request the structural integrity reserve study and any milestone report from the association up front. And we register every showing through the gatehouse's visitor system, so no buyer is stopped on the way in.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling your home in Heritage Palms? Get a free home valuation, or Call Jesse direct at (239) 898-6072.
Buying a home in Heritage Palms? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134 · Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873
Heritage Palms recorded 85 closings in the 12 months to September 26, 2026 at a median of $359,500, 96.61% of list and 33.5 days on market. Single-family homes sold in a median 7 days; Terraces took 50.5. With 14 homes listed, Heritage Palms carried about 2.0 months of supply, per the Southwest Florida MLS.
Data updated: September 2026 (Southwest Florida MLS, pulled 26 Sep 2026)
Our stats window follows one rule: we use the trailing 12 months when a group has at least 10 closings in that window, and widen to 24, 36 and then 48 months only when it does not. Heritage Palms as a whole, the Terraces, the Verandas and the single-family homes all clear that bar in the trailing 12 months. The villas do not, with six closings, so we list them rather than lean on a median. Every figure below is computed from the same set of closings with one median function: an odd count gives the middle sale, an even count the midpoint of the middle pair.
Measure (09/27/2025 to 09/26/2026) | All homes (n=85) | Single family (n=18) | Villa (n=6, thin) | Veranda (n=22) | Terrace (n=39) |
|---|---|---|---|---|---|
Median sold price | $359,500 (observed sale) | $852,750.50 (middle pair $850,000 and $855,501) | $545,000 (middle pair $525,000 and $565,000) | $390,000 (middle pair $385,000 and $395,000) | $275,000 (observed sale) |
Sold range | $195,000 to $1,395,000 | $695,000 to $1,395,000 | $430,000 to $610,000 | $330,000 to $450,000 | $195,000 to $359,900 |
Median sold price per sq ft of MLS living area | $255.87 | $331.16 | $316.09 | $263.15 | $226.43 |
Median sold-to-list ratio | 96.61% | 99.12% | 97.01% | 96.07% | 95.85% |
Median days on market (closings reporting it) | 33.5 (n=76) | 7 (n=14) | 42 (n=5) | 33 (n=19) | 50.5 (n=38) |
Closed at or above list | 18 of 85 | 8 of 18 | 2 of 6 | 5 of 22 | 3 of 39 |
Closed volume | $38,751,586 | $15,943,001 | $3,245,000 | $8,636,000 | $10,927,585 |
Active listings on 09/26/2026 | 14 | 2 | 0 | 5 | 7 |
Months of supply | 2.0 | 1.3 | 0.0 (one pending) | 2.7 | 2.2 |
Source: Southwest Florida MLS, closed residential sales in Heritage Palms Golf and Country Club, pulled September 26, 2026. Products are assigned by street address against the club's building roster, never by the MLS neighborhood label, which files the same Terrace building under several names. Price per square foot is the median of each sale's own ratio of sold price to MLS living area. Months of supply is active listings divided by the average monthly closings of the prior 12 months.
Three things stand out. First, the product sets the pace: single-family homes sold in a median 7 days at 99.12% of list, while Terraces took 50.5 days and closed at 95.85%, so a Terrace seller should expect to negotiate and a single-family seller should expect to be tested on price within the first week. Second, the at-or-above-list count needs a footnote a portal will never give you. Nine of the 85 closings were entered into the MLS after the fact, as sold data entries with no days on market, and every one of them shows a sold price equal to its list price. Take those nine out and 9 of the 76 homes actually marketed through the MLS closed at or above asking, and the marketed median sold-to-list ratio is 96.09%. Third, the spread inside a single product is wide: one Terrace with a den closed at its full $359,500 list price after 2 days, while a smaller Terrace listed at $298,000 closed at $275,000 after 221 days. That spread is a pricing story, not a building story.
Period | All closings (n, median, per sq ft) | Single family | Villa | Veranda | Terrace |
|---|---|---|---|---|---|
09/27/2024 to 09/26/2025 | 69, $377,500, $258.93 | 12, $860,500, $323.04 | 4, $567,500, $327.08 | 28, $383,250, $263.40 | 25, $280,000, $222.85 |
09/27/2025 to 09/26/2026 | 85, $359,500, $255.87 | 18, $852,750.50, $331.16 | 6, $545,000, $316.09 | 22, $390,000, $263.15 | 39, $275,000, $226.43 |
Source: Southwest Florida MLS, pulled September 26, 2026, same segment rule and same median function in both periods.
Closings rose from 69 to 85 and the community median fell from $377,500 to $359,500, but read the columns before you read the headline. The drop is mostly mix: Terraces went from 25 of 69 closings to 39 of 85, and a Terrace is the least expensive product in the gates. Inside each product the picture is steady. Terrace price per square foot of living area rose from $222.85 to $226.43, Veranda held at about $263, and single-family rose from $323.04 to $331.16 while its median price barely moved. Days on market improved sharply for Verandas, from 50 to 33, and held near 50 for Terraces. The villa lines are four and six sales, too few to call a direction. For a seller, the honest reading is a stable market with more Terrace supply clearing, not a falling one.
The Terrace line is where the four-year record matters most. In the 12 months to September 26, 2023 the Southwest Florida MLS recorded 36 Terrace closings at a $319,000 median and a median 7 days on market; in the 12 months to September 26, 2024, 28 closings at $326,250 and 17 days. The next year it was 25 at $280,000 and 52 days, and this year 39 at $275,000 and 50.5 days. Terrace price per square foot of living area went from $266.44 in the 2023 to 2024 year to $222.85 and then $226.43. The single-family line moved the other way over the same four years, from a $783,750 median on 12 closings in the 2022 to 2023 year to about $852,750 on 18 this year. We do not assign one cause to the Terrace change. It coincides with the approach of Florida's December 31, 2025 structural integrity reserve study deadline for four-story condominiums (DBPR), and with wider condominium conditions across Southwest Florida that we cannot separate from it. What it tells a Terrace seller is practical: the market is clearing, at a lower level than in 2023, and it rewards a file that answers the reserve-study question on day one.
On September 26, 2026 the seven active Terrace listings asked a median of $289,500 against a $275,000 median Terrace sale in the prior 12 months, and had been on the market a median of 55 days. The five active Verandas asked a median of $375,000, below the $390,000 Veranda sale median because the active set leans toward the smaller plans, and had sat a median of 126 days. The two active single-family listings, both in the Enclave, asked $1,695,000 and $1,500,000, above any single-family closing of the past year, while a third Enclave home was pending at a $1,395,000 list price. No villa was active; one was pending. For a new listing the message is plain: a Terrace or Veranda priced at the closed-sale level is the one buyers see first, and one priced above the aging inventory makes the aging inventory look like a bargain.
The Lee County Property Appraiser's recorded-sale files are a second, independent layer, and on the Terraces the two layers agree exactly: 39 DOR-qualified Terrace sales at a $275,000 median in the 12 months beginning September 2025, the same count and median as the MLS. Across the whole community the county shows 99 qualified sales at a $385,000 median, the newest recorded July 31, 2026, and every one of them a resale (Lee County Property Appraiser). The two totals differ because the county window starts September 1, 2025 and ends at its newest recorded deed, counts deeds rather than MLS closings, and splits products by condominium name and street. No builder-direct sale appears in either layer: U.S. Home sold its last home in 2006, so every buyer you compete for is buying a resale.
With single-family homes selling in a median 7 days and Terraces taking 50.5, the first two weeks of your listing decide whether you are the home buyers race to see or the one they use to negotiate against. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we will show you, from the closed sales in your own product, neighborhood and floor plan, where that first price should sit. Start with a free home valuation for your Heritage Palms home, or Call Jesse direct at (239) 898-6072. If you are also buying your next home, Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Heritage Palms sales that teach a seller the most are the pairs: two Enclave homes that closed five days apart, one at full price in a day and one at 82% of list after 137 days, and two Terraces of similar size, one sold in 2 days at full price and one after 221 days.
Data updated: September 2026 (Southwest Florida MLS, pulled 26 Sep 2026)
These fourteen closings from the last 12 months cover every product and most neighborhoods inside the gates. Beds and baths are as entered on the MLS; living area is MLS living area. We describe homes by neighborhood and plan rather than by address, and we read a condominium's floor from the county record, never from its unit number.
Closed | Neighborhood | Home | Living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
November 2025 | Single-family homes | 4 + den / 3.5 | 3,794 sq ft | $1,395,000 | $1,395,000 | 100.00% | 9 |
April 2026 | The Enclave | 4 / 3.5 | 2,758 sq ft | $1,100,000 | $1,100,000 | 100.00% | 1 |
April 2026 | The Enclave | 4 + den / 3 | 3,539 sq ft | $1,190,000 | $975,000 | 81.93% | 137 |
July 2026 | Single-family homes | 3 + den / 2 | 2,153 sq ft | $849,500 | $855,501 | 100.71% | 4 |
December 2025 | Single-family homes | 3 / 3 | 2,183 sq ft | $719,000 | $695,000 | 96.66% | 0 |
April 2026 | Villas at Lakemont | 3 / 2 | 1,864 sq ft | $585,000 | $600,000 | 102.56% | 8 |
October 2025 | Villas at Pineview | 2 + den / 2 | 1,746 sq ft | $485,000 | $430,000 | 88.66% | 154 |
January 2026 | Twin Lakes Veranda | 2 + den / 2 | 1,661 sq ft | $450,000 | $450,000 | 100.00% | 1 |
August 2026 | Twin Lakes Veranda | 2 + den / 2 | 1,414 sq ft | $375,000 | $340,000 | 90.67% | 85 |
April 2026 | Fairway Isle Veranda | 2 + den / 2 | 1,400 sq ft | $415,000 | $415,000 | 100.00% | 34 |
May 2026 | Terraces at Lakeside Greens | 2 + den / 2 | 1,408 sq ft | $359,500 | $359,500 | 100.00% | 2 |
May 2026 | Terraces at Lakeside Greens | 2 / 2 | 1,194 sq ft | $298,000 | $275,000 | 92.28% | 221 |
April 2026 | Fairway Isle Terrace | 2 + den / 2 | 1,408 sq ft | $355,000 | $350,000 | 98.59% | 13 |
February 2026 | Terraces at Lakeside Greens | 2 / 2 | 1,122 sq ft | $228,700 | $195,000 | 85.26% | 70 |
Source: Southwest Florida MLS, pulled September 26, 2026. Sold-to-list ratios are computed from the list and sold prices shown.
In April 2026 two homes in the Enclave, the gated neighborhood the club describes as 69 custom homes of 2,800 to 5,000 square feet (Property Types), closed five days apart. A four-bedroom of 2,758 square feet listed at $1,100,000 closed at full price after 1 day. A larger four-bedroom with a den, 3,539 square feet, listed at $1,190,000 and closed at $975,000 after 137 days. The bigger home sold for less. That is the clearest lesson on this page: at the top of Heritage Palms, buyers pay for a home priced where the closed sales are, not for square footage priced above them. The two Enclave homes listed on September 26, 2026 at $1,695,000 and $1,500,000 are testing prices no Enclave closing in four years has reached; the 48-month Enclave record is 10 closings from $900,000 to $1,235,000.
A Terrace at Lakeside Greens with a den, 1,408 square feet, listed at $359,500 in May 2026 and closed at full price after 2 days. The same month a 1,194-square-foot Terrace listed at $298,000 closed at $275,000 after 221 days. The larger plan with a den is the scarce Terrace: only 5 of the 39 Terrace closings of the past year were above 1,250 square feet, and they sold at a median $350,000, 98.59% of list and 14 days. The standard two-bedroom plans are the plentiful ones, and they closed at a median $269,500 after 61 days. A Terrace seller with the smaller plan competes with the most listings in the gates, and that is where a first price at the closed-sale level matters most.
The only villa of the year to close above its asking price was a three-bedroom at the Villas at Lakemont, 1,864 square feet, listed at $585,000 and sold at $600,000 after 8 days. Villas are the thinnest product in Heritage Palms, 170 homes and six closings in 12 months, and none was active on September 26, 2026. When a well-kept villa comes up, buyers who have been waiting act quickly. At the Villas at Pineview, by contrast, a two-bedroom with a den listed at $485,000 closed at $430,000 after 154 days. The two neighborhoods sell the same product under different associations, and over 48 months Lakemont's median, $560,000 on 13 closings, has run above Pineview's, $507,500 on 8.
Two Twin Lakes Verandas show the Veranda market in miniature. A 1,661-square-foot plan with a den listed at $450,000 closed at full price after 1 day in January 2026; a 1,414-square-foot plan listed at $375,000 closed at $340,000 after 85 days in August. The larger Veranda plans, with their front and back lanais and detached garage (Property Types), sold at a median 8 days on market in the past 12 months, the mid-size 1,400 to 1,414 square foot plans at 62.5. In a Veranda, size and timing move together, and the summer listing of a mid-size plan is the one that waits.
Each Heritage Palms neighborhood sells inside its own product band: Terraces at Lakeside Greens at a $275,000 median in 12 months, Verandas from about $395,000 to $405,000 across four neighborhoods, villas at $507,500 to $560,000 over 48 months, and single-family homes outside the Enclave at $825,000, per the Southwest Florida MLS.
Data updated: September 2026 (Southwest Florida MLS, pulled 26 Sep 2026)
Neighborhood samples are thinner than product samples, so the guide widens each one's window until it holds at least 10 closings, and says which window it used. Neighborhoods are assigned by street address against the club's building roster (neighborhood roster) and the county's recorded names.
Neighborhood and product | Window | Closings | Median sold | Range | Median per sq ft | Median sold-to-list | Median days on market | Closings, last 12 months | Active or pending, 09/26/2026 |
|---|---|---|---|---|---|---|---|---|---|
Terraces at Lakeside Greens (Terrace) | 12 months | 33 | $275,000 | $195,000 to $359,900 | $226.43 | 95.85% | 68 | 33 | 7 |
Fairway Isle (Terrace) | 48 months | 8 | $305,000 | $220,000 to $350,000 | $245.73 | 95.19% | 26 | 4 | 2 |
Royal Greens (Terrace) | 48 months | 10 | $302,000 | $220,000 to $325,000 | $239.86 | 96.49% | 10.5 | 2 | 0 |
Fairway Isle (Veranda) | 12 months | 10 | $395,000 | $338,000 to $437,000 | $263.69 | 96.07% | 37 | 10 | 3 |
Twin Lakes (Veranda) | 24 months | 14 | $402,500 | $330,000 to $450,000 | $266.11 | 95.82% | 9 | 6 | 3 |
McArthur Palm (Veranda) | 36 months | 10 | $401,250 | $297,000 to $450,000 | $259.54 | 95.60% | 33 | 4 | 1 |
Royal Greens (Veranda) | 48 months | 13 | $405,000 | $299,000 to $480,000 | $274.77 | 98.08% | 21 | 2 | 0 |
Villas at Lakemont | 48 months | 13 | $560,000 | $505,000 to $610,000 | $323.30 | 98.42% | 4.5 | 3 | 1 |
Villas at Pineview | 48 months | 8 | $507,500 | $430,000 to $585,000 | $303.42 | 94.83% | 27 | 3 | 0 |
Single-family homes outside the Enclave | 12 months | 16 | $825,000 | $695,000 to $1,395,000 | $331.16 | 99.12% | 7 | 16 | 0 |
The Enclave (single family) | 48 months | 10 | $1,047,500 | $900,000 to $1,235,000 | $326.56 | 93.70% | 9 | 2 | 3 |
Source: Southwest Florida MLS, closed residential sales pulled September 26, 2026, windows ending September 26, 2026. Where a 48-month window still holds fewer than 10 closings (Fairway Isle Terraces, Villas at Pineview), it is the full record we hold, and we read it sale by sale. Days on market leaves out closings recorded without it.
Terraces at Lakeside Greens is 17 four-story buildings of 30 homes each, 510 homes, about 31 percent of Heritage Palms, recorded by the Property Appraiser as Terrace I to XVII at Lakeside Greens. It produced 33 of the 39 Terrace closings of the last year at a $275,000 median and a median 68 days on market, the slowest line in the community, with six Terraces active and one pending on September 26, 2026. A Lakeside Greens seller is pricing against neighbors in the same building plans on Queen Palm Lane, Butterfly Palm Drive and Washingtonia Palm Way, and the buyer can tour three of them in an afternoon. That is why the first price, the reserve-study answer and the condition of the lanai decide these sales.
Fairway Isle's two Terrace buildings at 10275 and 10285 Bismark Palm Way and Royal Greens' three at 10449, 10453 and 10461 Washingtonia Palm Way are the only other Terraces in Heritage Palms, 150 homes between them. Their 48-month medians, $305,000 on 8 closings and $302,000 on 10, run above Lakeside Greens' 12-month median, and Royal Greens' Terraces sold in a median 10.5 days. Both groups had so few sales this year, four and two, that a seller there should price from the building's own sales across four years, read one at a time, and from the comparable Lakeside Greens plans.
Fairway Isle's 20 two-story Veranda buildings, on Queen Palm Lane, Bismark Palm Way and Washingtonia Palm Way, produced 10 closings in the past year at a $395,000 median, $263.69 per square foot and 37 days. They hold the community's first recorded condominium declaration, Veranda I at Fairway Isle (club history). One detail matters to a listing here: the Property Appraiser records 10265 and 10295 Bismark Palm Way as Veranda III at Fairway, two-story buildings, even though the club's cost page files them under Terraces. We describe the building the way the county records it.
Twin Lakes, 14 Veranda buildings under three associations on Washingtonia Palm Way and Wine Palm Road, sold 14 homes over 24 months at a $402,500 median and a 9-day median time on market. McArthur Palm, seven buildings under one association, sold 10 over 36 months at $401,250. Royal Greens' seven Veranda buildings sold 13 over 48 months at $405,000 and the highest Veranda sold-to-list ratio, 98.08%. The four Veranda neighborhoods trade within about $10,000 of each other at the median, so a Veranda price is set far more by plan size, updates and view than by which Veranda neighborhood the home is in.
The 170 villas are the scarcest product in Heritage Palms: 90 at Lakemont on White Palm Way and Sago Palm Way and 80 at Pineview on Wine Palm Road, one-story homes of 1,500 to more than 1,865 square feet with an attached two-car garage (Property Types). The Property Appraiser records each villa as a platted lot in Heritage Palms Unit One rather than as a condominium unit. Over 48 months Lakemont sold 13 villas at a $560,000 median and a 4.5-day median time on market, Pineview 8 at $507,500. With so few sales, a villa is priced from the handful of closings in its own neighborhood, each read for plan, lanai, pool and updates.
The single-family side is 288 homes under one association, Heritage Estates Homeowners Association, Inc.: 219 homes in 12 models of 2,000 to just over 3,300 square feet, plus the Enclave's 69 custom homes, per the club. Outside the Enclave, 16 homes closed in the past year at an $825,000 median, 99.12% of list and 7 days, and none was active on September 26, 2026. That is the tightest market in Heritage Palms. The Enclave sold 10 homes over 48 months at a $1,047,500 median, only two of them in the past year, and carried three of the 20 active or pending listings. Heritage Palms Estates, the name on many single-family plats, is not a separate community: it is the name of the recorded plats for much of Heritage Palms' single-family and golf land, inside the same gates and master association.
Inside the two condominium products, plan size explains more of the price than the neighborhood does. Over the past 12 months, Terraces under 1,250 square feet of MLS living area sold at a median $269,500 (n=34) and those above it at $350,000 (n=5). Verandas under 1,400 square feet sold at $355,000 (n=3), the 1,400 to 1,499 square foot plans at $372,500 (n=10) and the plans of 1,500 square feet and more at $425,000 (n=9). The per-foot figures are close across the plans, so the price difference is the square footage itself, and a seller with the larger plan should be priced against larger plans, never against a product median.
At Heritage Palms a Terrace's unit number starts with its association numeral, not its floor: unit 1246 at Terrace XII at Lakeside Greens is on the fourth floor, and the "12" is the Terrace, not a twelfth story. The county's legal descriptions also use a separate community-wide building number, so "Building 12" in a legal description is a Veranda building, not Terrace XII. Every Terrace is four stories, and the Property Appraiser's records show the pattern (unit 1211; unit 1246). A listing that calls a unit "twelfth floor" loses a buyer's trust in everything else, so we describe the floor from the county record.
For most Heritage Palms owners the best time to sell is the coming season, listed by January: over four years, 168 of 308 closings landed from February through May. At about 2.0 months of supply the market favors sellers overall, though Terraces still wait a median 50.5 days, so price and preparation decide more than the calendar.
Data updated: September 2026 (Southwest Florida MLS, pulled 26 Sep 2026)
We do not forecast prices, for Heritage Palms or anywhere else. What we can show you is how the market has behaved and what the calendar looks like from the closings themselves.
Over the four years to September 26, 2026 the Southwest Florida MLS recorded 308 Heritage Palms closings, about 77 a year, roughly 4.6 percent of the 1,662 homes each year. By month of closing, April (50), March (48) and February (37) were the busiest, and November (12), January (15), July (15) and October (15) the quietest, so February through May carried 168 closings while August through November carried 66. The seasonal pattern has a population behind it: 802 of 1,663 homes were vacant on Census Day, April 1, 2020, consistent with seasonal ownership, per the 2020 Census, and the club's golf leagues start in early November, per its September 2026 newsletter. A closing lags its contract by several weeks, so a Heritage Palms home that is priced, photographed and documented by January meets the largest pool of in-season buyers.
By the usual rule of thumb, fewer than about six months of supply favors sellers. Heritage Palms sat at about 2.0 months on September 26, 2026, with single-family homes at about 1.3, Terraces at about 2.2 and Verandas at about 2.7, by our arithmetic on Southwest Florida MLS data. That is a seller's market on paper, and for single-family homes it is one in practice. For Terraces it needs a qualifier: the supply is low, but the median Terrace still took 50.5 days to sell and closed at 95.85% of list, because Terrace buyers compare many near-identical plans and ask about the reserve study before they commit.
Three facts point toward acting rather than waiting. The club planned to reopen all 36 holes on October 12, 2026 after its Sabal bunker renovation, per its September 2026 newsletter, so the golf product buyers see this season is freshly finished. The new Summit Broadband contract that begins January 1, 2027 delivers up to 1 gigabit internet in both directions to every home at a rate held flat through 2028 (Summit agreement), a line buyers value. And single-family inventory is close to empty outside the Enclave: 16 closed in the past year and none was active on September 26, 2026.
If your home needs a roof, has an unapproved exterior change on its architectural file or sits in a Terrace whose association has not yet produced its reserve-study paperwork for you, a few weeks spent fixing the file usually earns more than listing a month earlier. The same is true if you are a seasonal owner who can list in person in January rather than remotely in October. We will tell you which applies to you. Call Jesse direct at (239) 898-6072, or start with a free home valuation; if you are buying as well, Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Against seven other Fort Myers golf communities in one Southwest Florida MLS pull of the 12 months to September 23, 2026, Heritage Palms posted the highest median sold-to-list ratio, 96.64%, the shortest median time on market, 33 days, and the second-highest median price per square foot, $255.87.
Data updated: September 2026 (Southwest Florida MLS, pulled 23 Sep 2026)
A seller benchmark compares what matters to a seller: how fast homes sell, at what price per square foot, and how close to asking. The table uses one pull and one method for every community, closings dated September 24, 2025 to September 23, 2026, each community searched by its own MLS development name, so Heritage Palms shows 84 closings here against 85 in our own window ending three days later. The membership column comes from each club's own site.
Community | Club membership | Closings | Median sold | Median per sq ft (MLS living area) | Median sold-to-list | Median days on market |
|---|---|---|---|---|---|---|
Heritage Palms Golf and Country Club | Included with every home, per the club | 84 | $359,700 (middle pair $359,500 and $359,900) | $255.87 | 96.64% | 33 |
Pelican Preserve | "Unbundled golf," per the community association | 170 | $412,500 | $236.70 | 96.60% | 43 |
Gulf Harbour Yacht and Country Club | Not published (club) | 87 | $670,000 | $324.88 | 94.78% | 71.5 |
The Forest | Optional (non-bundled), per the club | 45 | $375,000 | $175.63 | 94.59% | 76 |
Fiddlesticks Country Club | Required on home purchase, per the club | 44 | $576,075 (middle pair $575,000 and $577,150) | $211.11 | 92.75% | 59 |
The Landings Yacht, Golf and Tennis Club | Not published (club) | 47 | $307,000 | $186.26 | 95.24% | 95.5 |
Cross Creek, both MLS lines | Not published (club) | 66 | $249,500 (middle pair $249,000 and $250,000) | $191.37 | 95.35% | 70 |
Eagle Ridge | Public course (course) | 25 | $535,000 | $237.96 | 95.55% | 68 |
Source: Southwest Florida MLS, closed residential sales dated 09/24/2025 to 09/23/2026, pulled September 23, 2026, the same benchmark pull published on our The Forest guide; medians by one function, per-square-foot as the median of each sale's own ratio.
Heritage Palms competes on liquidity. Its homes sold closer to asking and faster than any other community in the table, and only Gulf Harbour Yacht and Country Club sold at a higher price per square foot. That is the argument a Heritage Palms seller can make with a straight face: a bundled club whose master total is published, a CDD with no bond debt and two rebuilt courses is a record that lets buyers decide quickly. The other side of the same fact is that a Heritage Palms listing should never be priced from another community's per-foot numbers. Heritage Palms' buyers compare Terraces with Terraces and Verandas with Verandas first, and the community median in this table mixes all four products.
Heritage Palms and Pelican Preserve are both large gated golf communities in Fort Myers, but a Heritage Palms buyer gets 36 holes with the home while a Pelican Preserve buyer chooses whether to buy golf at all. In the same 12 months Heritage Palms sold 84 homes at a median 33 days; Pelican Preserve sold 170 at 43.
Data updated: September 2026 (Southwest Florida MLS, pulled 23 Sep 2026)
Buyers who search for one tend to search for the other, which is why a Heritage Palms seller should know how the two look side by side. Our Pelican Preserve guide covers that community in depth; here is how the two look from a seller's chair, using each side's own records and the same MLS pull.
Decision factor | Heritage Palms | Pelican Preserve |
|---|---|---|
Club membership on purchase | Included with every home (club) | Optional: "unbundled golf" (community association); the club sells memberships separately (club) |
Who owns the golf | The homeowners' own corporation, club and master association in one (Sunbiz) | Heritage Golf Group, a private owner (club) |
Golf | 36 holes, the Royal and the Sabal (club) | 27 holes, three nines (club) |
Homes | 1,662 (club) | 2,498 (community association) |
Published club cost to every owner | $9,441 master total for 2026, plus a $500 food minimum (club) | None required; members pay the club's own rates, which we have not verified for 2026 |
Closings, 12 months to 09/23/2026 | 84 | 170 |
Median sold | $359,700 | $412,500 |
Median per sq ft of MLS living area | $255.87 | $236.70 |
Median sold-to-list | 96.64% | 96.60% |
Median days on market | 33 | 43 |
Single-family homes: closings, median, days | 18, $852,750.50, 7 | 74, $570,000, 32.5 |
Attached homes (condominiums and villas): closings, median, days | 66, $318,500, 40 | 96, $316,500, 52 |
Source: MLS rows from the Southwest Florida MLS, closed sales dated 09/24/2025 to 09/23/2026, pulled September 23, 2026, product split by the MLS building-design field; club rows from each side's own site as linked, as of September 2026.
The two communities sell attached homes at almost the same median, $318,500 at Heritage Palms and $316,500 at Pelican Preserve, but Heritage Palms' attached homes sold at $247.03 per square foot against $223.53 and in 40 days against 52. A Heritage Palms condominium or villa buyer is paying more per foot for a home that comes with 36 holes (club golf page) and a club the homeowners own. The single-family story is different: Heritage Palms' single-family homes sell at a far higher median, in a median 7 days, because only 16 outside the Enclave came up all year. So the Heritage Palms strategy is to sell the bundle to the attached-home buyer who is weighing Pelican Preserve, and to sell scarcity to the single-family buyer.
If your likely buyer is a golfer, sell two par-72 courses rebuilt between 2020 and 2023, a 69-club reciprocal list and a club the homeowners own, with the $9,441 master total shown up front. If your likely buyer is a non-golfer comparing Pelican Preserve, sell what the $9,441 covers besides golf, bulk internet and television, nine pools, tennis, pickleball and the Activity Center (club lifestyle page), and be candid that the bundle is not optional. Most Heritage Palms homes should be marketed both ways at once, and that is what we do. Selling in Heritage Palms? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buyers comparing the two can Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Most Heritage Palms owners net the most with a full-service listing, because a Heritage Palms sale depends on gatehouse access, the club's and the neighborhood's estoppels, statutory disclosures and, for a Terrace, reserve-study paperwork. Selling on your own saves the listing fee but carries that work alone; a cash buyer is fastest but prices in a resale margin.
Every route is legal in Florida, and every route is right for somebody. Here is the honest comparison for a Heritage Palms home.
Factor | Full-service listing with McGreevy and Comisar | For sale by owner | Cash-offer or instant buyer |
|---|---|---|---|
Price basis | Your product's and neighborhood's closed sales, then your plan | Whatever you set; no MLS comparable analysis unless you buy one | The buyer's resale margin, typically below open-market value |
Exposure | Southwest Florida MLS, our buyer database, video, drone, photography | Your own advertising | One buyer |
Gate access for showings | Every showing pre-registered through the club's visitor system | You register every visitor yourself | Not needed |
Club and neighborhood estoppels | Ordered on day one | You order and track them | Usually left to the seller |
Disclosures (s. 689.302 flood; s. 718.503 or s. 720.401) | Prepared and delivered on time | Your responsibility | Still your responsibility |
Terrace reserve study and milestone paperwork | Requested from the association before listing | Your responsibility | Still required for a condominium resale |
Negotiation | Partner-level, by Jesse or Marc | You, directly with the buyer's agent | Take it or leave it |
Best for | Most sellers who want the highest net | Owners with a known buyer and time | Owners who value speed over price |
Florida law requires the flood disclosure under s. 689.302 on every residential sale, by any route.
Choose a full-service listing if you want the most money and your home is in reasonable condition, which describes most Heritage Palms owners. Choose to sell by owner if you already have a buyer, such as a neighbor or a family member, and you are comfortable managing the club, the association paperwork and the disclosures. Choose a cash buyer if speed or certainty matters more than price, for example an estate that must close quickly, and even then compare the offer with a market valuation first. We are glad to give you that comparison with no obligation: free home valuation for your Heritage Palms home, or Call Jesse direct at (239) 898-6072.
We price a home in Heritage Palms from its own product's and neighborhood's closed sales first, then its floor plan, then its condition, roof and documents, and only then the competing listings. We never price from the community median, an automated estimate or the county's just value, because each one mixes Terraces, Verandas, villas and estate homes.
Heritage Palms makes this discipline unusually important. In the last 12 months Terraces sold at a median $226.43 per square foot of living area and single-family homes at $331.16, and inside the Terrace product the plans with a den sold about $80,000 above the standard two-bedroom plans. A price built from the wrong product is wrong by six figures before any other factor is considered, and a price built from the wrong plan is wrong by enough to decide whether the home sells in two weeks or two seasons.
We start with every closed sale of your product in your neighborhood in the widest window that gives a real sample, the same windows the price guide above uses, and we read each one: plan, floor, view, updates, days on market and how far below list it closed. Then we step out to the neighborhood that competes most directly with yours: Lakeside Greens Terraces with the Fairway Isle and Royal Greens Terraces, the four Veranda neighborhoods with each other, Lakemont villas with Pineview villas, and the single-family models with each other before the Enclave. For a condominium we confirm the floor and the building from the county record, never from the unit number.
An automated valuation model reads public records and nearby sales. In Heritage Palms it will blend a $275,000 Terrace with a $1,100,000 Enclave home, because both sit inside one gated community in ZIP 33966. It cannot see that the buyer of either one pays the club the same $8,000 at closing and the same $9,441 master total every year, that one building is four stories and under Florida's reserve-study law while the Veranda next door is not, or that a villa's price depends on whether its lanai has a pool. Those are the facts that move a Heritage Palms price, and they come from documents, not algorithms.
Lee County's just values are mass-appraisal figures set for taxation on the Property Appraiser's roll. They are useful to compare one parcel with another. They are not what your home will sell for, and a buyer who quotes one to you is negotiating. The golf and clubhouse parcels themselves carry a $0 just value, recorded as residential common elements, because their value is carried in the 1,662 homes rather than on a separately taxed club parcel (Property Appraiser). The club is part of what a buyer is paying for in your price.
Every per-square-foot figure we use is the sold price divided by the MLS living area, taken as a median of each sale's own ratio. The Lee County roll measures heated area under roof, which is a different denominator, so we never set a county square footage against an MLS price per foot. When a buyer's agent does, we correct the arithmetic in the negotiation.
At Heritage Palms the buyer's cost of ownership is part of the price conversation, and it weighs differently on each product. The $9,441 master total is about 3.4 percent of the $275,000 Terrace median every year and about 1.1 percent of the single-family median, and the buyer's $8,000 closing charge to the club is about 2.9 percent of a Terrace median price, by our arithmetic on the club's Cost of Ownership page. A Terrace buyer notices that. So on a Terrace we price with the buyer's cash to close in view, and we have the neighborhood association's budget ready, because two Terraces at the same price can carry different neighborhood fees.
Finally we lay your home beside the listings a buyer will tour the same week, and we choose a first price at the level the closed sales support. With single-family homes selling in a median 7 days, the first price is tested almost at once; with Terraces at 50.5 days, every later reduction brings fewer showings. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we will show you the math, sale by sale, before you decide.
We market a Heritage Palms home to two buyers at once, the golfer and the buyer who has never lived in a bundled club, because every Heritage Palms owner is a member, per the club. The plan pairs video, drone and professional photography with our buyer database, gate-registered showings and a documents file that answers the club question first.
Data updated: September 2026 (club and district sources, retrieved 26 Sep 2026)
Buyers ask about the club before they ask about the kitchen, and at Heritage Palms the answer is a sentence the club wrote. Its home page calls Heritage Palms "a gated and bundled golf community where membership and golf privileges are included with every home purchase," and its Cost of Ownership page explains that the club, "like other bundled golf communities, is both a country club and a homeowner's association." We quote both, then show the 2026 figure: $9,441 a home, $8,025 in master association dues, $866 for Summit Broadband cable and internet and a $550 capital improvement assessment, with a $500 food and beverage minimum billed on top.
A buyer who will never play still pays the full master total, so we show that buyer what it covers besides golf: bulk internet and television, nine pools, eight lighted Har-Tru tennis courts, six pickleball courts, the two-story Activity Center and the clubhouse (club lifestyle page). We also show the club's own benchmarking, attributed to the club: its 2026 budget presentation says that, excluding reserves, cable and the special assessment, its 2025 dues were $6,698 against a benchmark median of $12,698. Those are the club's comparisons, not ours, and we present them that way.
Every Heritage Palms listing gets professional photography, cinematic video and drone footage. The drone matters here: the two 18-hole courses, the 38-acre lake with its aqua driving range and the CDD's lake system wind through the community, and many homes back onto a fairway or water that a ground-level photo cannot show. For a Terrace we photograph the view from the unit's own floor; for a single-family home or villa we show the lot's setting on the course.
Heritage Palms is gated, with a visitor management system, a community safety officer and a gatehouse at the main entrance on Six Mile Cypress Parkway (club gate page). We register every showing in advance, so buyers are expected, not stopped, and we handle open houses the same way.
Your listing goes on the Southwest Florida MLS and to the buyers in our own database, and we can offer a Heritage Palms home privately to qualified buyers before, or instead of, a public listing when discretion matters. Heritage Palms is not an age-restricted or 55-plus community. Its resident profile skews toward retirees and seasonal owners, and some listing sites label it 55-plus, but the club's governing-document excerpts, its leasing and transfer forms and its 40-page history contain no age restriction, and the 2020 Census counted 36 residents under 18 living there. For a seller that means an open buyer pool, and we market to all of it.
Many Heritage Palms owners are seasonal: 802 of 1,663 homes were vacant on Census Day, April 1, 2020, consistent with seasonal ownership, per the 2020 Census. We handle showings, gate registration, the club and association documents, contractor access and closing coordination locally, and a closing can usually be arranged without travel through the title agent. If you are selling from up north, we will give you a weekly written update on every showing and every piece of feedback.
We negotiate every Heritage Palms sale ourselves, partner to partner, with the file already built: product and neighborhood comparables for the appraiser, the club and neighborhood estoppels for the title agent, and for a Terrace the reserve-study paperwork for the buyer's lender. Offers are never handed to an assistant, and the goal is the highest net.
Heritage Palms sellers closed at a median 96.61% of list in the last 12 months, 96.09% counting only homes marketed through the MLS. That number is not a rule; it is the midpoint of 85 negotiations that ran from 81.93% to 102.56%. A home priced at its product's closed sales gives a buyer's agent little room to argue; a home priced above them invites an offer anchored to the last reduction. When an offer arrives, we show you what the comparable sales support and what each counter is likely to cost or earn.
Every Heritage Palms buyer brings $8,000 to the club at closing on top of the price: a $7,500 resale capital assessment and a $500 membership transfer fee, per the club's Cost of Ownership page. Buyers new to bundled clubs sometimes ask the seller to cover it. The club's schedule assigns it to the buyer, and like any closing cost it can be moved by contract, so we treat a request to shift it as what it is, a price reduction by another name, and weigh it against the comparable sales.
Heritage Palms was built from 1998, when sales began, to 2006, when U.S. Home sold its last home, per the club's history. That straddles March 1, 2002, when the first statewide Florida Building Code took effect, per the Florida Building Commission, so a buyer's inspector may treat two similar homes differently depending on their permit dates. We prepare with pre-listing roof, wind-mitigation and four-point reports on a villa or single-family home, and with the association's roof and reserve records on a condominium, so the negotiation is about real items rather than surprises.
On a financed sale the buyer's lender orders the appraisal. We give the appraiser the product-level comparables and the neighborhood's own sales, because an appraisal that mixes a Terrace with a Veranda, or a standard plan with a den plan, can come in low and reopen a price you already agreed.
Most Heritage Palms deals that wobble do so over a neighborhood estoppel that arrives late, an insurance quote, or, on a Terrace, a buyer's unanswered questions about the reserve study. We order the estoppels early, have the insurance documents ready for the buyer's agent, and track every deadline in the contract, including the buyer's statutory cancellation windows described in the disclosure section below.
Selling a home in Heritage Palms typically costs the brokerage commission (negotiated, not set by law), Florida documentary stamp tax of 70 cents per $100 of price, the club's $250 estoppel fee, your neighborhood association's estoppel, prorated taxes, CDD and dues, and any title charges the contract assigns to you. The buyer pays the club's $8,000.
Data updated: September 2026 (club schedule, Florida Statutes and the Southwest Florida MLS, retrieved 26 Sep 2026)
We give every Heritage Palms seller a line-by-line net sheet before listing. The table and examples below show the pieces and how each one is set.
Cost line | How it is set | Source |
|---|---|---|
Brokerage commission | Negotiated between you and your brokerage and written into the listing agreement; not set by law | |
Buyer's agent compensation | Paid under the buyer's own written agreement; any seller contribution is a negotiated term of the sale | |
Documentary stamp tax on the deed | 70 cents per $100 of consideration, customarily paid by the seller | |
Owner's title policy | Premium set by the state's promulgated rates; who pays is written into the contract | |
Club estoppel fee | $250, charged to the seller | |
Neighborhood association estoppel | Set by the association within the statutory cap: $250 when nothing is delinquent, $100 more for delivery within three business days, up to $150 more if delinquent | |
Buyer's club charges ($7,500 resale capital assessment and $500 transfer fee) | Assigned to the buyer by the club's schedule; negotiable only by contract | |
Prorated property taxes and CDD assessment | Your share through the closing date; the CDD's $575 fiscal 2027 assessment appears on the November 2026 bill | |
Prorated master and neighborhood dues | Your share of the club's $9,441 master total and your association's fee through closing; the neighborhood figure comes from its estoppel | |
Food and beverage minimum | Any unspent balance is billed each December 31; the club's estoppel shows your account at closing | |
Pre-listing reports (optional) | Roof, wind mitigation, four-point, elevation certificate; priced by the provider |
Documentary stamp tax is the one closing cost that is pure arithmetic. At 70 cents per $100 under s. 201.02, by our arithmetic:
Sale price (and where it comes from) | Documentary stamp tax |
|---|---|
$275,000 (Terrace median, last 12 months) | $1,925 |
$359,500 (all-home median, last 12 months) | $2,516.50 |
$390,000 (Veranda median, last 12 months) | $2,730 |
$545,000 (villa median, last 12 months, n=6) | $3,815 |
$852,750 (single-family median, last 12 months, rounded) | $5,969.25 |
$1,395,000 (highest sale, last 12 months) | $9,765 |
Source: Florida Statutes s. 201.02 rate applied to medians from the Southwest Florida MLS, pulled September 26, 2026.
A Heritage Palms sale needs at least two estoppel certificates: the club's for the master account, $250 paid by the seller, and your neighborhood association's for its own account. Florida gives an association 10 business days to issue one, caps the base fee at $250 when nothing is delinquent, allows $100 more for delivery within three business days, and makes the certificate good for 30 days, or 35 if mailed, under s. 720.30851 and s. 718.116; the statute adjusts those fees for inflation every five years and the Department of Business and Professional Regulation publishes the adjusted figures. The homeowners' association form must say whether a capital contribution, resale or transfer fee is due and list every other association the parcel belongs to, which is why, in Heritage Palms, the club's $7,500 and your neighborhood's own transfer fee surface there. The statutes do not say whether buyer or seller pays for the neighborhood's certificate; the contract does.
On a $275,000 sale of a Heritage Palms Terrace, documentary stamp tax is $1,925. Add the club's $250 estoppel fee, your Terrace association's estoppel within the statutory cap, the commission you negotiate, your prorated taxes, CDD assessment and dues through the closing date, and any title charges the contract assigns to you. Separately, your buyer brings the club $8,000, about 2.9 percent of that price, and a first-year buyer's cash to the club, counting the $9,441 master total and the $500 food minimum, is $17,941 by our arithmetic. Your own net sheet uses your contract terms, your tax bill and your estoppels, and we build it before you list.
The club does not publish any neighborhood association's fee or transfer charge, and neither do we. Each neighborhood association sets its own fee, which the club does not publish; it appears in that association's budget and on the estoppel certificate issued at resale. Neighborhood associations charge their own transfer or application fees, separate from the club's; the amount appears on the association's estoppel certificate. Figures for Heritage Palms' transfer fees that circulate on third-party sites are not the club's current schedule, and we do not repeat them.
A sale in Heritage Palms touches three billing layers: the club, which is also the master association, for every home; one of 40 neighborhood associations; and the Heritage Palms Community Development District on the tax bill. Each shows up at closing, and the buyer reads all three before signing.
Data updated: September 2026 (club, district and Lee County sources, retrieved 26 Sep 2026)
The fee stack a buyer asks about is the same stack you have been paying, seen from the other side. Here it is layer by layer, as it affects a sale.
Layer | Who it applies to | Amount | What the sale needs |
|---|---|---|---|
Heritage Palms Golf & Country Club, Inc. (club and master association) | Every home | $9,441 for 2026 ($8,025 dues, $866 cable and internet, $550 capital line), plus a $500 food minimum (Cost of Ownership) | Club estoppel, $250 from the seller; $8,000 from the buyer |
Neighborhood association (one of 40) | Every home | Not published | Neighborhood estoppel; condominium resale documents under s. 718.503 for Terraces and Verandas |
Heritage Palms Community Development District | Every home, on the tax bill | $375 for fiscal 2026; $575 for fiscal 2027; no bond debt (CDD assessments) | Prorated with taxes |
City of Fort Myers solid waste | Every home, on the tax bill | $18.82 for a Terrace condominium; $37.67 for a single-family home on the 2026 roll (Terrace parcel; single-family parcel) | Prorated with taxes |
Dues cap | Nobody | None disclosed in the club's public materials | The declaration and bylaws provided at resale |
At closing the buyer pays the master association an $8,000 total: a $7,500 resale capital assessment and a $500 membership transfer fee. The seller pays a $250 estoppel fee. The resale capital assessment was $4,500 in 2021 and has been $7,500 since the club's FY2024 schedule, and the club's own form says all fees are subject to change, so the amount that applies is the one in force at closing (transfer form). We confirm the schedule in writing when the listing starts, so the figure in your buyer's cash-to-close estimate is the right one.
You may read that Heritage Palms has no CDD; what it no longer has is CDD bond debt. Heritage Palms does have a community development district. The Heritage Palms CDD carries no bond debt (its 1998 and 1999 bonds were retired by U.S. Home by November 1, 2005), but it levies an operations and maintenance assessment on every home's Lee County tax bill: $375 per unit for its 2026 fiscal year, rising to $575 for fiscal 2027, a 53 percent increase adopted on August 24, 2026, driven mainly by a road resurfacing program. The district's adopted fiscal 2027 budget raises road repair and maintenance from $110,000 to $610,000 and uses $192,473 of fund balance to soften the increase. We put that budget in the listing file, so a buyer reads road maintenance, not a surprise.
The club's published payoff year for its $550 special assessment moved from 2029 to 2037 between its FY2023 and FY2024 cost pages, and the current page drops the explanation entirely and relabels the line a Capital Improvement Program. If the last published payoff year holds, that is 12 more years at $550, or $6,600 per home from 2026 through 2037. The club's 2026 budget presentation separately states that Heritage Palms has no third-party debt; the club has not published how the two statements fit together. The record is on archived copies of the club's cost page from 2023 and January 2025, and we show buyers the club's own current wording.
Neighborhood associations' special assessments are not published; they appear in the association's estoppel certificate and its minutes, and for a Terrace after Florida's condominium reforms they are the first line an informed buyer reads. At the district level, FEMA denied all seven of the CDD's Hurricane Ian public-assistance applications and all seven appeals, according to the district's February 24, 2025 minutes, because the gated roads and resident-serving stormwater system are not open to the public. Storm repairs to district roads and lakes are therefore paid from district assessments and reserves. The CDD spent $188,376 on hurricane costs in fiscal 2023 and held its assessment flat at $375 through fiscal 2026, which is the record we show a buyer who asks.
Before neighborhood dues, property tax and insurance, the published 2026 lines add up to $9,834.82 for a Terrace condominium ($9,441 + $375 CDD + $18.82 solid waste) and $9,853.67 for a single-family home; the November 2026 tax bill adds $200 more for the CDD. Those totals are arithmetic on published figures, and they leave out the neighborhood fee, ad valorem tax and insurance, which differ by home. A buyer will do this sum whether we do it or not, so we do it first, with your association's budget beside it.
What you must disclose when selling in Heritage Palms depends on what you own. Every seller gives Florida's flood disclosure at or before contract. A Terrace or Veranda condominium seller delivers the s. 718.503 resale documents; a single-family seller in a homeowners' association presents the s. 720.401 disclosure summary before the buyer signs.
This is information, not legal advice, and a closing agent or real estate attorney should confirm how the rules apply to your specific home. What follows is what the statutes say and how Heritage Palms' mix of associations sorts sellers between them.
Florida requires that "a seller must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed," under s. 689.302. It asks whether you know of flooding that damaged the home during your ownership, whether you filed a flood insurance claim, and whether you received federal disaster assistance for flood damage. At Heritage Palms the club's own record of Hurricane Ian describes wind damage rather than flooding, and no source we found documents storm-surge flooding inside Heritage Palms; answer from your own knowledge of your own home, and we have the form completed before the first showing.
The 22 Terrace and 12 Veranda associations are condominiums. A condominium seller who is not the developer must give the buyer, under s. 718.503, the declaration, articles of incorporation, bylaws and rules, the association's annual financial statement and annual budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report, the frequently asked questions and answers document, and the governance form. If those are not delivered before the buyer signs, the buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them, and that right ends at closing. Ordering the package on day one is how we keep that window from reopening your deal.
The single-family homes, including the Enclave, belong to Heritage Estates Homeowners Association, Inc., and the club itself is a homeowners' association as well as a country club. Under s. 720.401, a prospective buyer "must be presented a disclosure summary before executing the contract for sale," and on a resale that summary is supplied "by the parcel owner." If it is not, the buyer may void the contract within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. It is a duty owed before signing, not a closing-table item.
A Heritage Palms Terrace or Veranda sits under both a condominium association and the club's master homeowners' association. Section 720.401 "does not apply to any association regulated under chapter 718," nor where disclosure is otherwise made under chapter 718, which is why a condominium seller's disclosure duty runs through s. 718.503. How the master association's own disclosure is handled on a condominium resale is a question for your closing agent or attorney, and we raise it at listing, not at closing.
The villas sit in a different place again. The Property Appraiser records each villa as a platted lot in Heritage Palms Unit One rather than as a condominium unit, and none of the five villa associations carries "Condominium" in its registered name. The villa declarations themselves are recorded instruments we have not read, so which disclosure regime governs a villa sale is set by that declaration, and your closing agent confirms it. We pull it at listing, so the right form is in the file before a buyer signs.
U.S. Home first declared the community on November 17, 1998. The club's architectural guidelines cite an amended and restated declaration dated March 27, 2009, and the club's history records that members approved amended and restated bylaws and declaration in April 2020. The recorded declaration and its amendments are not posted publicly; the club keeps them behind its member login. Those governing documents are provided to buyers at resale, and we read them before your home goes on the market.
Beyond the statutory forms, Florida sellers are expected to disclose known facts that materially affect a home's value and are not readily observable. At Heritage Palms one more fact belongs in that conversation: under the club's ARC Guidelines, "A noncompliance that has gone unnoticed is still a non-compliance and must be corrected once it is discovered," so an exterior change made without approval, by you or a prior owner, can follow the home to its buyer. An as-is contract lets the buyer inspect and walk away within the inspection period without requiring you to make repairs, but it does not remove the flood disclosure or the duty to disclose known material defects. Ask your attorney about anything specific to your home.
Yes. At Heritage Palms the club membership runs with the home (club), because the club and the master homeowners association are one corporation and membership and golf privileges are included with every home purchase. There is no membership for you to sell separately; your buyer becomes a member at closing by paying the club's $8,000.
Data updated: September 2026 (club sources, retrieved 26 Sep 2026)
Heritage Palms is bundled: the club states that membership and golf privileges come with every home purchase (Cost of Ownership). The club and the master homeowners association are one corporation, Heritage Palms Golf & Country Club, Inc., which describes itself as both a country club and a homeowners association. The club publishes no separate social or optional membership category for owners, and no initiation fee; the one-time capital charge is the resale capital assessment paid at closing. For a seller, that is the simplest club question in Southwest Florida.
The two golf courses are owned by the members' own corporation, Heritage Palms Golf & Country Club, Inc., not by the CDD. Lee County's Property Appraiser records the golf and clubhouse parcels as residential common elements with a $0 just value, so their value is carried in the 1,662 homes rather than on a separately taxed club parcel. The CDD owns the main roads, sidewalks, lakes, stormwater system and preserves. That is the structural root of the bundle, and it is the reason we price a Heritage Palms home as a home with a club inside the price.
Heritage Palms is cashless for members: "Members and transfer members must charge all goods and services to their house account," per the club's dining page. The club's estoppel shows your account status as of closing, including dues and the food and beverage minimum, which is billed for any unspent balance each December 31, per the Cost of Ownership page. We settle it through the title agent at closing.
A tenant at Heritage Palms becomes a transfer member, and the owner's own privileges pause while the lease runs. The club's transfer form sets a minimum of 28 consecutive days, a one-year expiry unless renewed, a $500 non-refundable fee covering up to two adults, and a ban on subletting. If your home is leased when you list, the lease terms and the transfer membership's expiry go in the file, because a buyer who wants to move in needs to know when the home is free.
We present the club as part of the house, with a documented annual cost and a documented closing charge, not as an option. The most useful review of the club is its own: the board's report on its 2026 member survey, published in the club's newsletter, put overall satisfaction at the 93rd percentile of the Club Benchmarking database with a Net Promoter Score of 71.8, and named food and beverage, the pools, senior management and board communications as the weakest areas. We show buyers both halves, because the candid version sells better than the brochure. Selling your Heritage Palms home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying for the golf? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Before a Heritage Palms home goes on the market, gather the club's and your neighborhood's estoppels, the condominium resale package or the homeowners' association disclosure summary, the flood disclosure and any elevation certificate, roof and wind-mitigation reports, the home's architectural file and, for a Terrace, the reserve study and any milestone report.
A Heritage Palms sale runs on paperwork, and some of it is published nowhere. This is the file we build with every seller, in the order we build it.
Document | Who needs it | Where it comes from |
|---|---|---|
Club estoppel certificate (master account) | Every seller | Heritage Palms Golf & Country Club; $250, per its Cost of Ownership page |
Neighborhood association estoppel | Every seller | Your association's management company, one of six named on the club's roster |
Condominium resale package under s. 718.503 | Terrace and Veranda sellers | Your condominium association |
Structural integrity reserve study and any milestone inspection report | Terrace sellers | Your Terrace association |
Disclosure summary under s. 720.401 | Single-family sellers, and villa sellers where the declaration calls for it | Prepared from the association's documents |
Flood disclosure under s. 689.302 | Every seller | You, with our help |
Elevation certificate | Every seller (strongly recommended) | Your records, the association for a condominium building, or a surveyor |
Roof permit date and roof report | Villa and single-family sellers | Your records or the permit history on the Property Appraiser's parcel page |
Wind-mitigation and four-point reports | Villa and single-family sellers | A licensed inspector |
Master insurance declarations page | Terrace and Veranda sellers | Your condominium association |
Architectural review file for the home | Every seller | The club's association office, under its ARC Guidelines |
Lease and transfer-membership record | Sellers with a tenant | Your lease and the club's transfer form |
Latest tax bill, with the CDD line | Every seller | The Lee County Tax Collector bill |
FEMA's effective map for Heritage Palms (panel 12071C0429G, effective December 7, 2018) shows most of the community in Zone X, outside the Special Flood Hazard Area, at the points we tested, including the clubhouse. Special Flood Hazard Area polygons (Zones AE and AH, base flood elevations of 17 and 17.5 feet) follow parts of the lake and canal system, and a regulatory floodway runs along the eastern edge by the Six Mile Cypress corridor. Whether a specific building touches those polygons is a parcel-level question; check the address on FEMA's map (FEMA Flood Map Service Center; National Flood Hazard Layer). What a buyer's insurer prices is the lowest floor on the elevation certificate, so it is the single most useful flood document you can have in the file.
Any exterior change at Heritage Palms needs two approvals and usually a permit: the neighborhood association signs first, the club's Architectural Review Committee reviews at its monthly meeting, and ARC approval is not valid until the owner holds a City of Fort Myers permit where one is needed, per the club's ARC Guidelines, amended February 17, 2025. Enforcement may include fines of up to $100 a day. For a buyer, the architectural file on the home is as important as the inspection report, so we read it with you before we list.
Estoppels take up to 10 business days and are good for 30. Condominium packages and homeowners' association summaries have to reach the buyer before signing to keep the cancellation windows closed. A Terrace association may need time to produce its reserve study and any milestone report for you, and an elevation certificate can take a surveyor a couple of weeks. Ordering all of it at listing, rather than after a contract, is the difference between a Heritage Palms closing on schedule and one that slips.
Flood zone, insurance and storm history decide whether a buyer can close on a Heritage Palms home and at what monthly cost. Most tested points are in FEMA Zone X, the City of Fort Myers' flood-insurance discount applies, and the club's Hurricane Ian record describes wind damage, so a seller with documents in hand removes the usual deal-breakers.
Data updated: September 2026 (FEMA, Florida Statutes and district records, retrieved 26 Sep 2026)
Flood insurance is federally required for a federally backed mortgage on a structure inside a Special Flood Hazard Area and is not required in Zone X, though it remains available there (FEMA National Flood Insurance Program). Because Heritage Palms is inside the City of Fort Myers, it takes the City's Community Rating System class: Class 6, a 20 percent discount on NFIP flood premiums from October 1, 2025, as WGCU reported in January 2025, not the Class 5 rate that applies in unincorporated Lee County (WGCU, January 13, 2025; City of Fort Myers CRS page). We never quote a premium, because it depends on the building, but we make sure the buyer's agent has the certificate to get a quote in the inspection period.
Florida insurers may not refuse a homeowner policy solely because a roof is under 15 years old, and an older roof with an inspection showing at least five years of remaining life is protected the same way, under s. 627.7011. A current wind-mitigation report can earn the statutory discounts under s. 627.0629. At Heritage Palms only concrete or clay tile roofs are approved under the club's architectural guidelines, and on a Terrace or Veranda the roof is the association's, so the question becomes what the association's records and reserve schedule show.
The 22 Terrace and 12 Veranda associations are condominiums, so each association insures its building under a master policy and the owner insures the unit's interior, contents and liability. Each condominium association carries its own master policy; its declarations page is part of the resale documents. The club's architectural rules add a detail that affects coverage: at Terraces and Verandas, "exterior lanai walls are owned by the HOA," so the association paints and maintains them (ARC Guidelines).
The club's history records Ian's damage as wind damage: carport damage at a Terrace building on Butterfly Palm Drive, fallen and uprooted trees and palms along the courses and on White Palm Way, and a fallen palm at a satellite pool. In the club's words, "Damages suffered at HP were far less than elsewhere," and most "were caused by strong winds rather than heavy rain" (club history). Hurricane Milton in 2024 left erosion on one lake bank, per the CDD's October 28, 2024 minutes. Heritage Palms is in Lee County Evacuation Zone C. Buyers will ask what happened to your home in 2022 and what was repaired; answer truthfully, keep the permits and invoices in the file, and let the documents do the talking.
Terrace and Veranda owners in Heritage Palms sell condominiums, but not the same kind. Only the 22 four-story Terrace associations fall under Florida's milestone-inspection and structural integrity reserve study laws, so a Terrace buyer asks for documents a Veranda buyer never needs, and Terraces took a median 50.5 days to sell against 33 for Verandas.
Data updated: September 2026 (Southwest Florida MLS and DBPR, retrieved 26 Sep 2026)
Only the Terrace condominiums are four stories, so only the 22 Terrace associations, 660 of the 1,662 homes, fall under Florida's milestone-inspection and structural integrity reserve study (SIRS) laws. The two-story Veranda condominiums, the villas and the single-family homes do not. Under the statute's default 30-year clock, the first Terrace milestone inspections come due around 2029 to 2031 and the last around 2035, depending on each building's certificate of occupancy; Terrace XII at Lakeside Greens, built in 2001, reaches its first by December 31, 2031. The Terrace associations' SIRS were due by December 31, 2025; whether each has completed and filed one is not in public records we could reach (s. 553.899; DBPR). Milestone years are estimated from build dates; each building's certificate of occupancy sets its exact year. A Terrace seller must hand the buyer the reserve study, or a statement that none has been completed, under s. 718.503, so we ask the association for it before the home goes on the market.
Lenders review a condominium association's budget, reserves and insurance, and for a Terrace that now includes the reserve study. The reserves identified by a SIRS must be funded, with no waiver for budgets adopted on or after January 1, 2025, per the Department of Business and Professional Regulation's guidance, and that funding sits in each Terrace association's own budget. HUD's condominium approval list shows whether an association is FHA-approved; we check it for your building before listing, and we do not publish any association's status here. The Terrace buildings are recorded by the county as reinforced concrete construction (Property Appraiser, Terrace XII), a fact we put in the listing.
The 544 Veranda homes sit in two-story buildings of 8 or 12 homes, each with a front and a back lanai and a detached one-car garage, per the club's Property Types page. Two stories puts them outside the milestone and SIRS laws, and that is worth saying plainly to a buyer who has read about Florida's condominium reforms and assumes every condominium is affected. Verandas sold in a median 33 days in the past 12 months against 50.5 for Terraces, and the larger Veranda plans in a median 8.
Some Terrace and Veranda buyers plan to lease. The club's minimum lease is 28 consecutive days, and its Rule 5.18, quoted on the club's transfer form, reads: "Pets of lessees are not allowed except: in Single-Family Homes with the express permission of the subject owner or Villas with the express written permission of the Subject Owners and if not in violation of any applicable neighborhood covenant." In plain terms, a tenant may not bring a pet into a Terrace or a Veranda at all. Limits on how often a home may be leased, and any approval step, are set in the club rules and neighborhood covenants, which are provided at resale. We tell an investor buyer this before the offer, not after.
With 33 Terraces sold at Lakeside Greens in a year and seven listed or pending there on September 26, 2026, a Terrace buyer compares near-identical plans in the same buildings. The Terraces that sold fast in the past year were priced at or near their plan's recent closings and had a den or a larger plan; the ten Terraces that sat 100 days or more closed at a median 93.02% of list, against 95.85% for all 39. The reserve-study answer, a clean lanai and a first price at the closed-sale level are the three things a Terrace seller controls.
A Heritage Palms home took a median of 33.5 days on market in the 12 months to September 26, 2026, from 7 days for single-family homes to 50.5 for Terraces, plus the contract period to closing. Well-priced homes went in days; overpriced ones waited more than six months.
Data updated: September 2026 (Southwest Florida MLS, pulled 26 Sep 2026)
Stage | What happens | Typical time |
|---|---|---|
1. Valuation and pricing | Product and neighborhood comparables, plan, condition and competing listings | 2 to 5 days |
2. Documents ordered | Club and neighborhood estoppels, condominium package or disclosure summary, flood disclosure, architectural file, and for a Terrace the reserve study | Up to 10 business days for estoppels |
3. Preparation | Repairs, cleaning, staging advice; any exterior change through the neighborhood, the ARC and a City permit | 1 to 3 weeks |
4. Photography, video and drone | Professional shoot of the home and its golf or lake setting | 2 to 4 days |
5. Launch | Southwest Florida MLS, our buyer database, gate-registered showings | Day 1 |
6. Offers and negotiation | Price, the buyer's $8,000 club charge, inspection, appraisal and closing terms | Heritage Palms median: 33.5 days on market |
7. Buyer's review periods | Inspection, insurance quotes, statutory cancellation windows | Set by contract and statute |
8. Closing | Title, estoppel payoffs, club transfer, deed | Set by contract |
Source for the days-on-market figures: Southwest Florida MLS, pulled September 26, 2026. Stage times other than days on market are our planning estimates, not measured figures.
The fastest lines of the last year show the pattern: single-family homes outside the Enclave sold at a median 7 days, the larger Veranda plans at 8 and the Terraces with a den at 14, each priced close to its own recent closings. Documents ordered early keep contracts from stalling, and a list price at the closed-sale level keeps buyers from waiting you out.
Opening above the product's recent sales, a Terrace with no reserve-study answer, an estoppel ordered after contract, an unapproved exterior change on the architectural file, or a summer launch for a mid-size Veranda or standard Terrace plan. Every one of those is fixable before listing.
Your Heritage Palms home is worth what buyers have recently paid for your product and plan in your neighborhood, adjusted for condition, view, roof and documents. The fastest way to that number is a free valuation from McGreevy and Comisar: it takes about a minute, and Jesse follows up with the sales that actually fit your home.
Start with a free home valuation for your Heritage Palms home from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Enter your address and Jesse replies with the closed sales that match your product, plan and neighborhood, not a community median that mixes a $195,000 Terrace with a $1,395,000 estate home. Prefer to talk first? Call Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome.
Buying your next home at the same time? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy and Marc Comisar are top-reviewed Heritage Palms realtors on Google, and the quotes below are five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget, and Heritage Palms sellers can read the full set on our Google Business Profile.
Jesse McGreevy is a top-reviewed Heritage Palms Golf and Country Club realtor. Read every review on the McGreevy and Comisar Google Business Profile.
★★★★★ "Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond." Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
We are also on Facebook, and Jesse is on LinkedIn.
These are the questions Heritage Palms owners ask us most when they are thinking about selling: who to hire, what the home is worth, what it costs, what the club and the CDD mean at closing, what to disclose, and when to list. Every answer names its source and date.
Data updated: September 2026 (Southwest Florida MLS, pulled 26 Sep 2026)
McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. In the last 12 months we tracked 85 Heritage Palms closings in the Southwest Florida MLS, and we price, document and market every Heritage Palms listing from that record. Call Jesse direct at (239) 898-6072, or start with a free home valuation for your Heritage Palms home.
Start with a valuation from your own product's and neighborhood's closed sales, order the club's and your association's estoppels on day one, prepare the disclosure and, for a Terrace, the reserve-study file, market the bundled club in its own words, register every showing at the gatehouse, and negotiate from the comparables. That is the plan on this page, and we run it for you. Call Jesse direct at (239) 898-6072.
It depends first on product. In the 12 months to September 26, 2026 the Southwest Florida MLS shows a $275,000 median for 39 Terrace closings, $390,000 for 22 Verandas, $430,000 to $610,000 for 6 villas and about $852,750 for 18 single-family homes, with $359,500 across all 85. Your plan, neighborhood, view and condition set your price from there. Get a free valuation.
Rarely close enough to price from. An automated estimate blends Terraces, Verandas, villas and estate homes that share one ZIP code and one club, and it cannot read a Terrace's reserve study, a villa's pool or the buyer's $8,000 closing charge to the club. A valuation from your own product's closed sales is the number to start with.
85 Heritage Palms homes closed through the Southwest Florida MLS in the 12 months to September 26, 2026, for $38,751,586 in all, at a $359,500 median. As a second layer, the Lee County Property Appraiser recorded 99 DOR-qualified sales in the 12 months beginning September 2025 at a $385,000 median; the county counts qualified deeds over a different window, so the two counts differ.
Inside each product, steady. Comparing the 12 months to September 26, 2026 with the 12 before, by the same method, Terrace price per square foot of living area went from $222.85 to $226.43, Veranda held near $263 and single-family rose from $323.04 to $331.16, per the Southwest Florida MLS. The community median fell, from $377,500 to $359,500, because more Terraces sold. We do not forecast prices.
On supply, a seller's market: 14 active listings on September 26, 2026 against about seven closings a month is about 2.0 months of supply, by our arithmetic on Southwest Florida MLS data. On pace it depends on product: single-family homes sold in a median 7 days, Terraces in 50.5 at 95.85% of list.
Heritage Palms closings in the 12 months to September 26, 2026 took a median 33.5 days on market (n=76), per the Southwest Florida MLS: 7 days for single-family homes, 33 for Verandas, 42 for villas and 50.5 for Terraces. Add the contract period, which the contract sets, to reach closing.
List by January. Over the four years to September 26, 2026, 168 of 308 Heritage Palms closings landed from February through May, with April (50) and March (48) the busiest months, per the Southwest Florida MLS. A closing lags its contract by several weeks, so a home ready in January meets the in-season buyers.
Late summer through fall. August through November carried 66 of the 308 Heritage Palms closings over four years, and November alone only 12, per the Southwest Florida MLS. A fall listing can still sell, and it has less competition, but it should be priced for the smaller pool of buyers who are here.
The commission you negotiate, documentary stamp tax of 70 cents per $100 under s. 201.02 ($2,516.50 at the $359,500 median, by our arithmetic), the club's $250 estoppel fee, your neighborhood association's estoppel, prorated taxes, CDD and dues, and any title charges your contract assigns to you. We put every line on a net sheet before you list.
There is no set rate. Commission is negotiated between you and your brokerage and written into the listing agreement, and the Florida Real Estate Commission does not set it. We explain our fee and exactly what it covers before you sign anything.
The buyer's agent is paid under the buyer's own written agreement. Any seller contribution toward it is a negotiated term of your sale, not a requirement, following the NAR settlement practice changes (NAR settlement FAQs). We walk through the options and their effect on your net before you list.
The buyer, under the club's schedule: a $7,500 resale capital assessment and a $500 membership transfer fee, per the club's Cost of Ownership page. The seller pays the club a $250 estoppel fee. Like any closing cost, the $8,000 can be shifted by contract, and we treat a request to shift it as a price negotiation.
A $250 estoppel fee, per the club's Cost of Ownership page, plus whatever your account owes through closing, including dues and any unspent balance on the $500 food and beverage minimum. The club's estoppel shows the figure, and the title agent settles it.
At least two: the club's for the master account and your neighborhood association's for its own. Your association is one of 40, and its estoppel is the only document that states its fee, because the club does not publish neighborhood fees. We order both at listing.
For a homeowners' or condominium association, Florida caps the base fee at $250 when nothing is delinquent, allows $100 more for delivery within three business days and up to $150 more if the account is delinquent, under s. 720.30851 and s. 718.116, adjusted for inflation every five years. The club's own estoppel fee is $250.
Yes. Membership runs with the home and transfers at closing when the buyer pays the $500 membership transfer fee and the $7,500 resale capital assessment, per the club's Cost of Ownership page. There is no separate membership to sell and no waiting list for the buyer.
The club bills any unspent balance on the $500 minimum each December 31, and its estoppel shows your account at closing, per its Cost of Ownership page. We make sure the account is settled through the title agent so nothing follows you after the sale.
It is on the documents a buyer receives anyway: the Heritage Palms CDD assessment appears on the tax bill, and the district adopted $575 a home for fiscal 2027, up from $375, per its assessments page. We show buyers the district's adopted budget up front, so the increase reads as road maintenance, not a surprise.
The CDD's operations and maintenance assessment is collected on the Lee County tax bill issued each November, so it is prorated with property taxes through the closing date under your contract. The district's fiscal year runs October to September, and the $575 is its fiscal 2027 figure on the November 2026 bill (FY2027 budget).
The flood disclosure under s. 689.302 and the condominium resale package under s. 718.503, including the budget, the financial statement, the rules and, for a Terrace, the reserve study or a statement that none has been completed. If the package arrives after signing, the buyer gets a 7-day cancellation window.
Every seller gives the flood disclosure under s. 689.302. A single-family seller in Heritage Estates Homeowners Association presents the disclosure summary under s. 720.401 before the buyer signs. For a villa, the villa association's recorded declaration sets which regime applies, and your closing agent confirms it; we pull it at listing.
A Terrace seller must give the buyer the most recent structural integrity reserve study, or a statement that none has been completed, under s. 718.503. The Terrace associations' SIRS were due by December 31, 2025; whether each has completed and filed one is not in public records we could reach (DBPR), so we request it from your association at listing.
Terraces took a median 50.5 days on market in the 12 months to September 26, 2026, against 33 for Verandas and 7 for single-family homes, per the Southwest Florida MLS. Terrace buyers compare many near-identical plans in the same buildings and ask about the reserve study before committing. A first price at the closed-sale level and a complete file shorten that.
Only if the condominium association is on HUD's approved list, which you can search on HUD's condominium approval lookup. We check your building before listing, because the answer decides whether an FHA buyer can make an offer at all. We do not publish any association's approval status on this page.
Yes. An as-is contract lets the buyer inspect and walk away within the inspection period without requiring you to make repairs, but it does not remove the flood disclosure, the condominium or homeowners' association disclosures, or the duty to disclose known material defects. It also does not cure an unapproved exterior change on the club's architectural file.
You can. You would handle pricing without MLS comparables, register every showing at the gate yourself, order the club's and your association's estoppels, and deliver the statutory disclosures on time. If you already have a buyer, it can work. Most owners net more with a full-service listing; compare both with a free home valuation.
Sometimes. A cash buyer offers speed and certainty, typically at a price below open-market value, and you still owe the same disclosures. In a market where single-family homes sold in a median 7 days, the discount rarely pays for itself; on a Terrace that would otherwise wait 50 days, compare the offer with a market valuation first.
Start with the three reasons Heritage Palms listings stall: a first price above the product's recent closings, a Terrace file without the reserve-study answer, and a listing launched in the summer lull. We re-price from the closed sales, rebuild the file and time the relaunch for the season. Call Jesse direct at (239) 898-6072.
Usually price against its own product. On September 26, 2026 the active Terraces had sat a median of 55 days and the active Verandas 126, per the Southwest Florida MLS, while a Terrace priced at its plan's closings sold in 2 days. If your home is listed with another brokerage, we can discuss it once that agreement ends.
Not before you know what a buyer will pay for them. On a villa or single-family home, a roof near or past 15 years without an inspection showing five years of life can slow a buyer's insurance (s. 627.7011); on a condominium the roof is the association's. We compare the cost with your comparables before you spend anything.
For anything exterior, yes: your neighborhood association signs first, then the club's Architectural Review Committee, and often a City of Fort Myers permit, under the club's ARC Guidelines. Only concrete or clay tile roofs are approved, and villa driveways may not be altered. Interior updates do not need the committee.
Buyers and lenders check each building's zone. Most tested points are in Zone X on FEMA's effective map, with Special Flood Hazard Area polygons along parts of the lakes, so the answer is parcel by parcel. The City of Fort Myers' 20 percent NFIP discount applies from October 1, 2025, as WGCU reported in January 2025. Provide an elevation certificate if you have one.
The record helps: the club's own history describes wind damage rather than flooding, and no source we found documents storm-surge flooding inside Heritage Palms. We show buyers that record, and your own repair permits and invoices, rather than let them assume.
Yes. We handle showings, gate registration, the club and association documents, contractor access and closing coordination locally, and the title agent can usually arrange a closing without travel. Many owners here are seasonal: 802 of 1,663 homes were vacant on Census Day, April 1, 2020, per the 2020 Census.
Heritage Palms uses a visitor management system at the gatehouse on Six Mile Cypress Parkway (club gate page). We register every showing and open house in advance, so buyers are expected at the gate rather than held there.
Yes, subject to the lease. The tenant holds a transfer membership that runs a minimum of 28 days and expires after one year unless renewed, per the club's transfer form, and the buyer's own membership transfers at closing. We put the lease terms in the file so a buyer knows when the home is free.
Yes. We can offer your home privately to qualified buyers in our database, with discretion, and still deliver every club and association document a buyer needs. Call Jesse direct at (239) 898-6072 for a confidential conversation.
Often. Your homestead exemption and any Save Our Homes cap end with your ownership, and the buyer's assessed value resets, as the Florida Department of Revenue explains. Buyers ask about this, so we show them the current tax bill, the CDD line and the City of Fort Myers millage that applies inside Heritage Palms.
Federal rules let many owners of a primary residence exclude part of the gain if they owned and lived in the home for at least two of the five years before the sale, as the IRS explains in Topic 701, Sale of your home. Second homes are treated differently. Ask your tax adviser; we provide the settlement statement.
Single-family homes outside the Enclave: 16 closed in the 12 months to September 26, 2026 at a median 7 days and 99.12% of list, and none was active on September 26, per the Southwest Florida MLS. Among condominiums, the larger Veranda plans (median 8 days) and the Terrace plans with a den (14 days) sold fastest.
No. Lee County's just value is a mass-appraisal figure for taxation on the Property Appraiser's roll. It is useful for comparing parcels, not for pricing one, and the county measures heated area rather than MLS living area, so its square footage and a sale's price per foot are never set against each other.
It helps the buyer who wants golf and a club the homeowners own, and it must be explained to the buyer who does not golf, because the $9,441 master total applies either way. In the past 12 months Heritage Palms sold faster and closer to list than seven other Fort Myers golf communities in one MLS pull, which suggests buyers value a bundle whose cost is published.
Get a valuation from your own product's closed sales, then order the club's and your association's estoppels, pull your architectural file and, for a Terrace, request the reserve study. Those four steps set your price and your timeline. Start with a free home valuation, or Call Jesse direct at (239) 898-6072.
If you are on the other side of a Heritage Palms transaction, these are the questions buyers ask us most. Marc Comisar leads our buyer work; call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Membership comes with the home. The club describes Heritage Palms as "a gated and bundled golf community where membership and golf privileges are included with every home purchase" on its home page, and a buyer pays the club $8,000 at closing. There is no separate application and no waiting list.
For 2026 the club, which is also the master association, bills every home $9,441, plus a $500 food and beverage minimum, per its Cost of Ownership page. Your neighborhood association adds its own fee, which is not published and appears on its estoppel, and the Heritage Palms CDD adds $575 on the November 2026 tax bill. Our complete Heritage Palms Golf and Country Club guide walks through every layer.
Most of it tested in FEMA Zone X, outside the Special Flood Hazard Area, on the effective map, with Zone AE and AH polygons along parts of the lake and canal system (National Flood Hazard Layer). Check the specific building, and ask for its elevation certificate. Heritage Palms is in Lee County Evacuation Zone C.
A local specialist matters when you sell in Heritage Palms because the facts that move its prices are documentary: which of four products and 40 associations you own in, whether your building is under the reserve-study law, and what the club charges your buyer. A generalist prices the gate; a specialist prices the home.
If you are thinking, "I need someone to sell my house in Heritage Palms, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Fort Myers, Estero, Bonita Springs, Naples, Lee County, Collier County and Babcock Ranch. Whether you are selling a Terrace at Lakeside Greens, Fairway Isle or Royal Greens, a Veranda at Twin Lakes or McArthur Palm, a villa at Lakemont or Pineview, a single-family home in Heritage Estates or an estate home in the Enclave, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Before we wrote a word of our Heritage Palms guides we read the club's cost pages across five years of archived captures, its 2026 budget and presentation, its architectural guidelines, transfer form and history; the CDD's adopted budgets, minutes and founding ordinances; Lee County's parcel, flood and address records for every neighborhood; FEMA's panels; Florida's condominium and homeowners' association statutes; and 48 months of Southwest Florida MLS closings assigned to products address by address. That is the preparation behind every number on this page, and it is the preparation your listing gets from a team that has been among the Top 1% Real Estate Agents Nationally Since 2008.
We sell with the same record-first method across Fort Myers and Southwest Florida. Owners in other communities can see it at work on our seller pages for The Forest, a non-bundled Fort Myers golf community whose buyers often compare it with Heritage Palms, and for Fairway Woods at The Forest, a Fort Myers condominium neighborhood whose sellers face the same estoppel and disclosure questions as a Heritage Palms Terrace or Veranda owner. Selling in Heritage Palms? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The complete guide to living in Heritage Palms, covering its history, master plan, governance, full fee stack, club and courses, flood and insurance facts, schools, drive times and all 40 neighborhood associations, is our Heritage Palms Golf and Country Club guide. Our Fort Myers guide covers the wider city and its other golf communities.
If you're also exploring Heritage Palms from the buyer side, or you want the full picture before you sell, start with our complete Heritage Palms Golf and Country Club guide. For the wider market, see our Fort Myers guide and our comparison of the best real estate agents in Fort Myers. Nearby golf communities include The Forest and Pelican Preserve, and Paseo sits across Six Mile Cypress Parkway. A dedicated Heritage Palms home valuation page and a Heritage Palms buyer's page are coming; we will link them here when they go live.
Jesse McGreevy and Marc Comisar are the McGreevy and Comisar team behind this guide to selling in Heritage Palms, and they lead Domain Realty Group from an office in Bonita Springs. Jesse leads the listing side for Heritage Palms sellers, and Marc works with buyers across Fort Myers, Lee County and Collier County.
Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate, built the team on a simple idea: the seller who understands the record before the first showing negotiates from strength. Read more on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
How we handle a Heritage Palms listing, in Jesse's words. "Heritage Palms is a document sale before it is a house sale. Before a listing goes live we pull the club's current closing-fee schedule, order the club's estoppel and the neighborhood association's, and read the district's budget so the CDD line is explained, not discovered. For a Terrace, we ask the association for its structural integrity reserve study and any milestone report up front, because that is the first thing a lender and a careful buyer will want. We register every showing through the club's visitor system so no buyer is held at the gate. And because a buyer who has never lived in a bundled club needs it spelled out, we explain in plain terms that the membership comes with the home, what the $9,441 covers, and what it does not."
Jesse McGreevy (Sales Associate, FL Lic. SL3101296) and Marc Comisar (Broker Associate, FL Lic. BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). License status can be verified through the Florida Department of Business and Professional Regulation's public licensee search.
Selling a home in Heritage Palms? Get a free home valuation for your Heritage Palms home, or call Jesse direct at (239) 898-6072.
Buying in Heritage Palms? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Every fact about selling in Heritage Palms on this page traces to a named public record: the club and master association's own publications, the Heritage Palms Community Development District, Lee County and City of Fort Myers records, Florida statutes, rules and corporate records, FEMA, the Census Bureau, the IRS and each benchmark club's own site. Sources are dated to when we read them.
Market figures are cited in the text as "Southwest Florida MLS, pulled September 26, 2026" (benchmark: "pulled September 23, 2026"), a member-only system with no public link. No realtor site, listing portal or brokerage page is used as a source anywhere on this page.
The public documents a Heritage Palms seller is most likely to need are linked below at the authority that issued or holds each one; we do not re-host any of them, and some government hosts refuse automated requests but open normally in a browser.
Several Heritage Palms records are not posted anywhere public, and we say so rather than link a copy: the recorded master declaration, bylaws and Heritage Palms Rules (member records, provided at resale), every neighborhood association's budget, reserve study and estoppel (provided at resale), and each Terrace association's structural integrity reserve study and any milestone report (requested from the association).
Document | What it is | Authority link |
|---|---|---|
Heritage Palms Golf & Country Club 2026 Budget | Dues, reserves and cable lines behind the $9,441 | |
2026 Budget Presentation Highlights | 5.9 percent increase; the club's benchmarking; "no third-party debt" | |
Transfer of Membership form | Leasing minimum, transfer fee, Rule 5.18 on tenants' pets, "All fees are subject to change" | |
Guidelines for All ARC Applications (amended February 17, 2025) | Architectural approvals, fines, roof and shutter rules | |
Summit Broadband Bulk Services and Entry Agreement | 2027 to 2033 bulk internet and video terms | |
A Brief History of Heritage Palms Golf and Country Club | The club's own dated history, including Hurricane Ian | |
Heritage Palms CDD Adopted Budget, Fiscal Year 2027 | $575 per home; road program; fund balance | |
Heritage Palms CDD Approved Budget, Fiscal Year 2026 | $375 per home; General Fund only | |
Agreement between the Heritage Palms CDD and the club (executed March 27, 2014) | Who maintains what | |
City of Fort Myers Ordinance 2873 (September 21, 1998) | Creates the Heritage Palms Community Development District | |
Lee County Evacuation Zone C map | Evacuation zone sheet | |
Florida Statutes s. 689.302 | Flood disclosure form text | |
Florida Statutes s. 718.503 | Condominium resale disclosure text | |
Florida Statutes s. 720.401 | Homeowners' association disclosure summary text | |
Florida Statutes s. 720.30851 | Homeowners' association estoppel certificate form and fees | |
Florida Statutes s. 553.899 | Milestone inspection statute | |
Florida Statutes s. 201.02 | Documentary stamp tax rate |
Market data from Southwest Florida MLS, pulled September 26, 2026.
McGreevy and Comisar, Best Realtor to Sell Your Home in Heritage Palms. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.