Bonita Springs, Florida
How to sell a Highland Woods home in 2026: resales by product, the 2026 club dues and capital contribution, flood by parcel and a free valuation from McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Highland Woods starts with the product, because a Heathermoor condominium that recorded a $262,500 median and a Summer Greens pool home at $1,100,000 carry the same club membership and the same $13,812.79 in 2026 dues. Lee County recorded 35 sales across the 798 Highland Woods home parcels in the 12 months to September 25, 2026 at a $410,000 median. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Highland Woods community guide and our Bonita Springs area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Bonita Springs sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse McGreevy direct at (239) 898-6072, request a free Highland Woods home valuation, or use our Highland Woods valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a home in Highland Woods in 2026, price it against recorded sales of your own product, show buyers the club dues, the $10,000 capital contribution they will pay and the absence of a CDD, and pull your parcel's flood zone before listing. Lee County recorded 35 Highland Woods sales in the latest 12 months.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
In the 12 months to September 25, 2026 the county recorded 35 qualified sales across 798 home parcels at a median of $410,000, from $198,000 to $1,100,000, or $301.43 per square foot of county heated area; every one was a resale. The Southwest Florida MLS pull of July 15, 2026 showed 36 sales at a $415,000 median, $294 per square foot, a 71-day median on market and 94.0 percent of list on average.
Product first: Heathermoor and Terrace condominiums, the St. Andrews Verandas coach homes, the Highland Woods Villas and the Summer Greens single-family homes. Floor second: Verandas upstairs units are walk-ups. Third, the flood zone of your parcel. Fourth, the neighborhood association's dues and reserves. Fifth, condition, roof and windows.
Other resales inside the gate, the bundled-golf homes of Bonita National, and the golf neighborhoods of Spanish Wells. The listing that wins states the carry and the flood zone with documents.
Why to list with us, the recorded market by product, pricing, the MLS picture, benchmarks, timing, the club and its 2026 fees, the paperwork, condominium law, flood and insurance, disclosures, marketing, negotiation, costs at three price points and more than thirty seller questions.
McGreevy and Comisar price Highland Woods homes on the records that move them: Lee County's recorded sales by product, the July 2026 MLS pull, the club's 2026 fee schedule, the neighborhood association's budget and the flood map at your parcel. We are the #1 team in Southwest Florida since 2012, with an office a short drive north on US 41 in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Highland Woods listing. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about three miles north of the Highland Woods gate on US 41.
A Highland Woods listing agent has to know that every home carries one Owner Equity membership with no waitlist, that the dues and the capital contribution reset every year, that the community has no CDD, that the Verandas have no elevators and that the flood zone changes from X to AE inside the gate.
The county file labels most Highland Woods sales by condominium name or plat, so we group them by product and street: Summer Greens Drive is single-family, the unnumbered Clarkston Drive addresses are the Villas, and Sunderland and numbered Clarkston addresses are the Verandas.
Jesse McGreevy prices the home and builds the resale package; Marc Comisar negotiates.
We will not price your home from an automated estimate, and we will not borrow a days-on-market figure from another community to make a page look complete. We will not promise a sale date or a premium the record does not show. We will show you the evidence, name the documents and let the market answer.
Lee County recorded 35 Highland Woods sales in the 12 months to September 25, 2026 at a $410,000 median, every one a resale, but the figure blends five products from Heathermoor's $262,500 median to Summer Greens' $1,100,000. Price a Bonita Springs home in Highland Woods against sales of its own product.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
We pulled every recorded sale for the 798 Highland Woods home parcels for the 12 months to September 25, 2026: 35 sales, no builder-direct sales. The parcel set covers every legal description carrying the Highland Woods, St. Andrews Verandas, Terrace at Highland Woods or Heathermoor Golf name, excluding common elements.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 35 | $410,000 | $198,000 | $1,100,000 |
| 24 months (2024-09-26 to 2026-09-25) | 77 | $415,000 | $198,000 | $1,100,000 |
| 36 months (2023-09-26 to 2026-09-25) | 120 | $427,000 | $198,000 | $1,100,000 |
| 60 months (2021-09-26 to 2026-09-25) | 239 | $420,000 | $121,000 | $1,425,000 |
The 24-month window holds 77 sales at $415,000 and the 36-month window 120 at $427,000, so the latest 12 months sit close to the longer trend.
Of the 35 latest sales, 26 were condominiums at a $396,250 median, from $198,000 to $525,000, and 9 were villas and single-family homes at $695,000, from $400,000 to $1,100,000.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 1 |
| $200,000 to $299,999 | 3 |
| $300,000 to $399,999 | 10 |
| $400,000 to $499,999 | 10 |
| $500,000 to $749,999 | 8 |
| $750,000 to $999,999 | 1 |
| $1,000,000 and up | 2 |
Four sales closed under $300,000, all Heathermoor and Terrace, 10 between $300,000 and $399,999, 10 between $400,000 and $499,999, 8 between $500,000 and $749,999 and 3 at $750,000 or more.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 44 | $191,000 | $128,000 | $569,900 | 0 |
| 2020 | 51 | $230,000 | $24,525 | $695,000 | 0 |
| 2021 | 105 | $232,000 | $130,000 | $775,000 | 0 |
| 2022 | 72 | $389,500 | $121,000 | $1,425,000 | 0 |
| 2023 | 50 | $448,500 | $315,000 | $950,000 | 0 |
| 2024 | 39 | $429,000 | $310,000 | $1,015,000 | 0 |
| 2025 | 40 | $430,000 | $225,000 | $1,100,000 | 0 |
| 2026 (to September 25) | 25 | $415,000 | $198,000 | $1,100,000 | 0 |
County calendar medians ran $191,000 in 2019, $232,000 in 2021, $389,500 in 2022, $448,500 in 2023, $429,000 in 2024 and $430,000 in 2025; 2026 through September 25 sits at $415,000 on 25 sales.
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| St. Andrews Verandas | 16 | $412,500 | $350,000 | $525,000 |
| Highland Woods Villas | 6 | count and range only | $400,000 | $725,000 |
| Terrace | 6 | count and range only | $250,000 | $415,000 |
| Heathermoor | 4 | count and range only | $198,000 | $325,000 |
| Single-family homes (Summer Greens) | 3 | count and range only | $925,000 | $1,100,000 |
Only the St. Andrews Verandas cleared ten sales, so their $412,500 median rests on the most solid count; the Villas recorded six from $400,000 to $725,000, Terrace six from $250,000 to $415,000, Heathermoor four from $198,000 to $325,000 and Summer Greens three from $925,000 to $1,100,000.
The highest recorded sales were two Summer Greens single-family homes at $1,100,000; Heathermoor closed from $198,000.
From March 26 to September 25, 2026 the county recorded 14 sales at a $427,500 median against 21 at $407,500 in the prior six months; the product mix differs between the halves.
We price a Highland Woods home from recorded sales of its own product, adjust for floor, view, condition and the flood zone, add the club dues and neighborhood dues a buyer will pay, and check the result against the active listings. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
We use sales of your product for 12 months, widened to 24 or 36 when thin.
A first-floor Veranda, a golf or lake view and a garage price differently.
The club's $13,812.79 for 2026, the $500 minimum and the neighborhood dues, which we obtain before pricing.
A Zone AE parcel adds a required flood policy for a financed buyer.
With about 2.7 months of supply in the July pull, price inside the band that is closing.
Highland Woods recorded 35 resales at a $410,000 median in the latest 12 months, from Heathermoor's $262,500 median to Summer Greens' $1,100,000, so the first conversation is your product's own sales. Call Jesse McGreevy direct at (239) 898-6072, request a free Highland Woods home valuation, or start with the Highland Woods seller valuation form. Buying your next home at the same time? See our guide to buying a home in Highland Woods or call Marc at (239) 287-5873.
We pulled every recorded sale in Highland Woods for the 12 months to September 25, 2026 and found that a parcel match on the Highland Woods name alone misses the 120 Terrace condominiums, which the county records as Terrace at Highland Woods. Adding them, the community counts 798 home parcels against the club's 799, and the condominium median moves accordingly. A seller who prices from a partial match is pricing from the wrong set.
The Southwest Florida MLS pull of July 15, 2026 shows 36 Highland Woods sales over the prior 12 months at a $415,000 median, $294 per square foot, a 71-day median on market and an average 94.0 percent of list, with 8 active and 3 pending. We read it beside the county record for every Bonita Springs price we set.
Data updated: October 2026 (Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
36 closed sales from $198,000 to $1,100,000, average $484,573, volume $17.4 million; 8 active listings from $259,500 to $425,000, all condominium or Veranda.
About 2.7 months of supply at the trailing pace on July 15, 2026.
Seven active rental listings: annual from about $2,100 a month, off season about $1,600 to $5,500 and in season about $4,900 to $9,500; no closed leases recorded in 12 months.
The county counted 35 recorded sales to September 25; the MLS counted 36 listings closed in the 12 months to July 15.
Against its golf-community neighbors, Highland Woods' recorded median of $410,000 over the 12 months to September 25, 2026 sits below Spanish Wells' $640,000 and Bonita National's $690,000, using the same Bonita Springs county method for each, because about seven of every ten Highland Woods homes are condominiums.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; the same county method for every community).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Highland Woods | 798 | 35 | $410,000 | $301.43 |
| Bonita National | 1,458 | 109 | $690,000 | $347.63 |
| Spanish Wells | 1,329 | 69 | $640,000 | $293.41 |
Per square foot, Highland Woods' $301.43 sits above Spanish Wells' $293.41 and below Bonita National's $347.63.
A Highland Woods Veranda competes most directly with Bonita National's Terrace and Veranda condominiums; a Summer Greens home with the single-family homes of either neighbor.
The club dues, the absence of a CDD and the flood zone are not in a per-foot median.
Now is a reasonable time to sell a Highland Woods home if you price to your product: the county recorded 14 sales at a $427,500 median in the six months to September 25, 2026, the club bills 2027 dues by October 31, and season begins in Bonita Springs in November. Timing counts back from your closing date.
Data updated: October 2026 (Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees; Citizens flood page read October 2026; Florida Senate CS/HJR 1-F).
A listing photographed and documented by late October meets the season's buyers first.
The Board resets the dues and the capital contribution each year, and the contribution owed is set by the date of closing under the 2026 schedule, so a buyer closing in January may face the 2027 figure.
From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, condominium unit-owner policies exempt.
Amendment 3, the November 3, 2026 constitutional amendment, passed with 61.99 percent yes on the Florida Division of Elections’ unofficial count (Florida Election Watch, Amendments); from January 1, 2027 it raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cuts the non-homestead assessment cap from 10 percent to 5 percent (CS/HJR 1-F); we state no dollar effect.
Allow for the club's estoppel and the neighborhood's, then a 30 to 45 day closing after the MLS's 71-day median to sell.
A Highland Woods buyer pays the club's dues, $13,812.79 for 2026, a $500 food and beverage minimum, the neighborhood association's dues, which vary and are not published community-wide, and City of Bonita Springs and county taxes with no CDD line. Every home pays the same club dues, from Heathermoor to Summer Greens.
Data updated: October 2026 (Highland Woods 2025 and 2026 Master Association Schedules of Fees).
| Dues component | 2025 | 2026 |
|---|---|---|
| Operating and Maintenance Fund | $8,616.47 | $10,020.45 |
| Replacement Reserve Fund | $950.00 | $2,500.00 |
| Golf Course Improvement Fund | $75.00 | $75.00 |
| Palmetto Reserve Fund | $90.00 | $90.00 |
| Bulk cable and internet | $1,083.89 | $1,127.34 |
| Total annual dues | $10,815.36 | $13,812.79 |
Total dues rose about 28 percent, led by the operating fund and the replacement reserve, which went from $950 to $2,500, according to the two schedules.
Each condominium and villa association sets its own budget; the estoppel and the association's budget state the current figure.
Highland Woods has no CDD, so no bond assessment appears on the tax bill.
The buyer pays the $10,000 capital contribution for 2026, up from $6,500 in 2025, and the estoppel fee, on separate checks at closing.
Every Highland Woods home carries one Owner Equity membership in the member-owned club, so the 18-hole Gordon Lewis course, the clubhouse's three dining venues, seven heated pools, tennis, pickleball and bocce come with every home, with no waitlist. A Highland Woods seller sells the membership with the home, and the club activates it for the buyer after closing.
Data updated: October 2026 (Highland Woods 2026 Master Association Schedule of Fees; Rules and Regulations v1.10; club pages as cited on our Highland Woods guide).
The Rules and Regulations say there is one type of membership, Owner Equity Members, entitled to use all of the club's facilities.
After closing the buyer's deed and the capital contribution and estoppel checks go to the Admin Office, and the club activates the membership within 24 to 48 hours, under the 2026 schedule.
Seven heated pools, four lighted tennis courts, six pickleball courts, a three-court bocce complex and a 24-hour fitness center, according to the club's pages.
The club dues are the same for every home, so a buyer weighs the product and the neighborhood dues, not a golf decision.
A Highland Woods sale surfaces the club's estoppel, the neighborhood association's estoppel and documents, the $10,000 capital contribution and estoppel checks the buyer brings, the food and beverage balance and the flood determination. We gather it before the first showing in Bonita Springs.
Data updated: October 2026 (Highland Woods 2026 Master Association Schedule of Fees; recorded declaration; Florida DBPR condominium registry as cited on our Highland Woods guide).
Highland Woods Golf and Country Club, Inc., document N95000000818, filed February 20, 1995, is the master club, governed by a nine-member Board of Trustees; about 18 neighborhood associations sit beneath it, each with its own manager, and the single-family homes are self-managed.
The Declaration of Covenants, Conditions and Restrictions, OR Book 2612, Pages 3397 to 3485, recorded June 26, 1995, runs with every home alongside the neighborhood's own declaration.
The club's estoppel costs $250 to $450 at closing, with $100 to update and $100 to expedite, under the 2026 schedule.
Any levied special assessment must appear on the estoppel; negotiate who pays it explicitly in the contract.
Yes. Heathermoor, Terrace and the St. Andrews Verandas are condominiums under chapter 718, so the seller delivers the section 718.503 package with a seven-day review right. Their buildings are low-rise, generally two stories, which limits exposure to the three-story milestone and structural reserve mandates in Bonita Springs.
Data updated: October 2026 (Florida Statutes sections 553.899, 627.714, 718.111, 718.112 and 718.503 read October 2026).
566 of the 798 matched Highland Woods homes: Heathermoor I to III, Terrace I to IV and St. Andrews Verandas I to VIII.
Section 553.899 and section 718.112 apply to buildings of three or more habitable stories; we confirm each building's height and any study before relying on an exemption.
The association insures the building and its deductibles are a common expense under section 718.111; section 627.714 requires at least $2,000 of loss assessment coverage on a unit owner's policy, often too little for a storm deductible.
A lender reviews the project's budget, reserves and insurance; we obtain the association's questionnaire early.
A Highland Woods buyer will ask about flood zone, evacuation, Hurricane Ian and insurance. The entrance and the southern and central pods map shaded Zone X, the northern interior near the drainage corridor and lakes maps Zone AE with a 9-foot base flood elevation, and Lee County maps the community in evacuation Zone A. We pull the parcel's own file before the first showing.
Data updated: October 2026 (Lee County Property Appraiser flood zones service and FEMA National Flood Hazard Layer, FIRM panel 12071C0656G effective November 17, 2022, read October 2026; Lee County evacuation zones; City of Bonita Springs CRS page; National Hurricane Center Ian report; Citizens flood page).
Point queries of the county's flood layer return shaded Zone X across the entrance and the southern and central pods and Zone AE, base flood elevation 9 feet, with a floodway band on the northeast edge, on the maps effective November 17, 2022.
Lee County maps Highland Woods in evacuation Zone A, the first to evacuate.
The City of Bonita Springs holds Community Rating System Class 5, a 25 percent discount on NFIP premiums.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet in the Bonita Springs area, according to the National Hurricane Center. We describe your home's record through the flood disclosure.
We print no premiums. We point to the elevation certificate for an AE home, the wind mitigation form and, for a condominium, the master policy and deductible.
A Highland Woods seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Highland Woods sits under two regimes. Its 566 condominium units, the Heathermoor, Terrace and St. Andrews Verandas associations, are governed by chapter 718, so a seller there delivers the section 718.503 package. The Highland Woods Villas and the Summer Greens single-family homes are platted lots under the master declaration, where section 720.401 is the likely regime. Every home carries the master declaration and the club. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The master declaration, recorded June 26, 1995 at OR Book 2612, Pages 3397 to 3485, ties one Owner Equity club membership to every home, and the club collects a one-time capital contribution from the buyer at closing, $10,000 for 2026.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Highland Woods that matters because the entrance and the southern and central pods map shaded Zone X while the northern interior near the drainage corridor and lakes maps Zone AE with a 9-foot base flood elevation.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Highland Woods home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Highland Woods has no community development district, so its tax bill carries only the standard countywide, city and regional millage, according to the 2025 tax bill our Highland Woods guide read.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Highland Woods sale needs the club's estoppel, $250 to $450 with $100 to update and $100 to expedite under the 2026 schedule, plus the neighborhood association's for a condominium or villa.
We market a Highland Woods home with professional photography and video, drone footage of the course and lakes, a listing file that states the club dues, the neighborhood dues, the capital contribution and the flood zone, and our qualified-buyer database, with every showing registered at the Bonita Springs gatehouse.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees).
A drone shows how the home sits on the Gordon Lewis course or the lakes.
The 2026 dues table, the neighborhood budget and reserves, the flood determination and the wind mitigation form.
We state that the membership conveys with the home and activates within 24 to 48 hours of the deed.
We name the product correctly, Heathermoor, Terrace, Veranda, Villa or Summer Greens, and keep unit numbers out of public copy.
The home goes on the MLS, on our team site, to our qualified-buyer database and to the Domain Realty Group network. For a higher-priced home we offer a confidential, off-market conversation before a public launch when the owner wants one, and we explain the trade-off: a quiet sale narrows the buyer pool, and a public listing generally reaches more buyers.
We negotiate a Highland Woods sale as the partners who priced it, with product comparables and the MLS pull in hand. That means answering dues, flood and insurance questions with documents rather than concessions, and protecting your net at inspection and appraisal in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; NAR settlement terms effective August 17, 2024).
A buyer who sees $13,812.79 in club dues weighs it against no CDD line; we put both on the table.
We give the appraiser sales of your product by date, not a Heathermoor sale for a Villa.
We answer with each community's documents: the club model, the published fees and the district line.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay competing offers side by side and walk you through each line before you counter.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A Highland Woods seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs, and that choice is made with the offer in front of you. The listing agreement, which holds our fee, is negotiated with you before the home goes on the market.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Highland Woods $410,000 sale that is $2,870 in stamps and about $2,125 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Heathermoor median ($262,500) | Community median ($410,000) | Villas median ($580,000) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $1,837.50 | $2,870.00 | $4,060.00 |
| Owner's title premium (promulgated rate) | $1,387.50 | $2,125.00 | $2,975.00 |
| Subtotal of the two fixed items | $3,225.00 | $4,995.00 | $7,035.00 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. The club's annual dues, $13,812.79 for 2026, billed by October 31 and due January 1, are prorated between seller and buyer on the estoppel.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The club's 2026 schedule collects the $10,000 capital contribution from the buyer at closing on a separate check, and the estoppel fee of $250 to $450 on a separate check; the buyer also assumes the seller's unspent $500 food and beverage balance for the year. The neighborhood association's estoppel is capped by statute at $299 for a current account.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. Highland Woods is inside the City of Bonita Springs with no CDD line, so the title company prorates the city, county and school bill on the actual figures. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Sellers in Highland Woods often meet buyers who are also touring Bonita National, another bundled-golf community in Bonita Springs. Highland Woods recorded 35 sales at a $410,000 median in the latest 12 months against Bonita National's 109 at $690,000. The table shows what a buyer weighs, with sources.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Highland Woods 2026 Master Association Schedule of Fees; Bonita National 2026 Real Estate Informational Packet; Beach Road Golf Estates CDD FY2026 schedule).
| What a buyer weighs | Highland Woods | Bonita National |
|---|---|---|
| Location | Off US 41 north of West Terry Street, City of Bonita Springs | East of I-75, City of Bonita Springs |
| Home parcels in our county match | 798 (566 condominium, 232 villa and single-family) | 1,458 (802 condominium, 656 single-family) |
| Recorded sales, 12 months to September 25, 2026 | 35 at a $410,000 median, all resales | 109 at a $690,000 median, all resales |
| Median per square foot of county heated area | $301.43 | $347.63 |
| Built | 1996 to 2001 | 2015 to 2022 |
| Golf | Bundled equity: one Owner Equity membership on every home, no waitlist | Bundled by deed: 866 golf-deeded homes, the rest social |
| Club and master charges, 2026 | $13,812.79 club dues plus a $500 food and beverage minimum | $5,841 master lines on every home, $3,948 more for golf |
| Buyer's one-time charge | $10,000 capital contribution | $4,000 HOA capital contribution, plus $5,000 on a golf-deeded home |
| District on the tax bill | None | Beach Road Golf Estates CDD, $1,261.16 to $2,192.85 for FY2026 |
| Flood | Mostly shaded Zone X, Zone AE along the northern drainage corridor and lakes | FEMA Zone X |
Immediate equity golf on every home, no CDD, a US 41 address close to shopping and the beach, and a lower entry price. A Bonita National buyer may lead with newer construction and a Zone X map.
A home in Highland Woods fits a buyer whose priorities are equity golf on every home, no district line and an established club near US 41. A home in Bonita National fits a buyer whose priorities are newer construction and a choice of golf or social deed. Each fits a different list of priorities.
You can get a free Highland Woods home valuation three ways: through our Highland Woods home valuation page, through the valuation form for Highland Woods sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales in Bonita Springs, labelled by date and source.
We send recorded comparables for your product, the MLS context, the club and neighborhood dues a buyer will see, your flood zone and a net sheet. There is no obligation.
Your product and floor, your closing statement, your neighborhood association's budget and reserve information, your roof and window dates, your wind mitigation form and any elevation certificate.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Highland Woods seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in Highland Woods. For the wider picture, see how we sell homes across Bonita Springs.
Most Highland Woods owners net more by listing with an experienced agent, because the association, club and insurance questions are what stall a sale in a Bonita Springs community like this one, and an agent resolves them before a buyer asks. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Florida lets an owner sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Highland Woods home specifically, where a buyer is weighing five product types under about 18 neighborhood associations, a bundled equity club whose dues and capital contribution reset every year, and a flood map that changes from Zone X to Zone AE inside the gate and where disclosure timing and insurance readiness decide whether a contract survives.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Association and club questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
| Statutory paperwork (720.401 summary or 718.503 package, flood form, estoppel) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Flood, wind and insurance questions | Answered with the wind mitigation form and flood file | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who it suits | Most Highland Woods sellers | Owners who value speed over price, or a home that cannot be insured as it stands | Owners with a buyer already in hand and complete paperwork |
Choose a listing when your home's value depends on facts a buyer has to be shown: the section, the view, the finish, the association file. Choose a cash sale when the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only when a buyer is already in hand, and even then have a closing agent or attorney prepare the disclosures. A free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Highland Woods seller can weigh, are quoted exactly as clients wrote them, and each is labelled with the site where it was posted. We do not edit, combine or summarize client words.
★★★★★ "Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision." Verified Google review
★★★★★ "Marc sold a house for me and a house for my parents both very efficiently back in 2012. He sold my house in a matter of days while I was on a weekend vacation. Fast forward to 2020. I had another house to sell. I made the mistake of hiring a different realtor for the sale of my home. After months of few showings and no offers, I decided to cut ties and hire Marc (which clearly I should have done in the first place!). My house was under contract in no time and Marc has now officially sold a second home for me!! In the future, I will absolutely not hesitate to hire Marc! I would give him 10 stars if I could! Thanks Marc for your professionalism, efficiency and resulting friendship! You’re the best!!" Verified Zillow review
★★★★★ "I have been dealing with Mark and Jessie since 2006. We have bought and sold app 14 units including my own home, Always professional and a problem solver." Verified Zillow review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Highland Woods owners ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development HIGHLAND WOODS, ZIP 34135, closed in the 12 months before July 15, 2026, pulled July 15, 2026; Highland Woods 2026 Master Association Schedule of Fees and Rules and Regulations v1.10 as cited on our Highland Woods guide; Florida Statutes read October 2026).
Your value is set by recorded sales of comparable homes in your own section, at a similar size and position. Condominiums, the Heathermoor, Terrace and St. Andrews Verandas units, recorded 26 sales at a $396,250 median, and villas and single-family homes 9 at $695,000, so read the product first. Request a free Highland Woods home valuation and we will build a number with the comparables attached.
Our Southwest Florida MLS pull of July 15, 2026 showed 36 Highland Woods sales over the prior 12 months at a median of 71 days on market, an average of 88, and an average 94.0 percent of list price.
The July 15, 2026 MLS pull showed an average 94.0 percent of list price on the 36 sales it returned.
The July 15, 2026 MLS pull showed 8 active listings, 3 pending and about 2.7 months of supply.
The best listing agent prices from the recorded record, knows the association and club documents and answers a buyer's questions with paper. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Compare agents with the criteria in our guide to the best real estate agents in Bonita Springs, linked near the top of this page.
In Lee County the seller customarily pays the deed's documentary stamp tax of $0.70 per $100 and the owner's title policy. On a $410,000 sale that is $2,870 in stamps and about $2,125 in title premium, before commission, estoppel and prorations.
The statutes set a $250 base, and the state's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent. The association's actual fee can be lower, and a home under two associations may need two certificates.
Usually not a full remodel. Fix what an inspector will flag, close any open permit and keep approval letters for past exterior work. A clean, documented home priced to the record often nets more than a rushed renovation.
Yes. A confidential, off-market conversation is possible for some homes, though it narrows the buyer pool, and a public listing generally reaches more buyers. We discuss the trade-off before deciding.
Possibly. The IRS explains the main-home exclusion in Publication 523, and a seller who is a foreign person may face FIRPTA withholding at closing. Ask your tax adviser before you list.
Yes, if you establish a new Florida homestead within three years of January 1 of the year you gave up the old one, up to $500,000 of the difference can be ported. In Lee County you file with the Property Appraiser.
A flood disclosure at or before contract under section 689.302, known material defects under Johnson v. Davis, the property tax disclosure in the contract and, depending on the home, the section 720.401 summary or the section 718.503 condominium package. Your closing agent confirms which apply.
Bonita Springs buyers arrive in force from November through April, so a home photographed, documented and listed by late October meets that pool on its first weekend. A summer listing faces less competition but should be priced to the record.
Lee County recorded 35 Highland Woods sales from September 26, 2025 to September 25, 2026 at a median of $410,000, from $198,000 to $1,100,000, or $301.43 per square foot of county heated area. Condominiums, the Heathermoor, Terrace and St. Andrews Verandas units, recorded 26 sales at a $396,250 median, and villas and single-family homes 9 at $695,000, so read the product first.
The county roll ties 798 home parcels to Highland Woods in our match, 566 condominium units and 232 villas and single-family homes; the club counts 799 residences.
Three layers: the club's dues, $13,812.79 for 2026, plus the $500 food and beverage minimum, the neighborhood association's dues, which vary and are not published community-wide, and city and county taxes with no CDD line.
No. Highland Woods has no community development district; the 2025 tax bill our Highland Woods guide read carried no CDD line and no CDD assessment.
It depends on the address: the entrance and the southern and central pods map shaded Zone X, and the northern interior near the drainage corridor and lakes maps Zone AE with a 9-foot base flood elevation, on the maps effective November 17, 2022. Lee County maps the community in evacuation Zone A.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The minimum lease is 30 consecutive days, an owner may transfer club privileges to a tenant no more than 12 times a year with the general manager's approval and a tiered fee, and neighborhood documents may set a longer minimum, under the Rules and Regulations.
Bonita Springs Middle Center for the Arts sits on West Terry Street next to the entrance and Bonita Springs High School serves the high school grades; Spring Creek and Bonita Springs Elementary are in the elementary choice zone, according to our Highland Woods guide's reading of the district's 2026 to 2027 plan. Families rank schools and a lottery assigns seats.
Highland Woods is in the City of Bonita Springs, so the bill carries city, county and school millage with no CDD line.
A condominium seller delivers the section 718.503 package with a seven-day review right; a villa or single-family seller supplies the section 720.401 summary before the contract. Every seller gives the section 689.302 flood disclosure.
Yes; every home carries one Owner Equity membership that conveys with the deed, and the club activates it for the buyer after closing.
The buyer, $10,000 for 2026, on a separate check at closing.
$250 to $450 under the 2026 schedule, with $100 to update and $100 to expedite.
The dues are billed by October 31 and prorated between seller and buyer on the estoppel.
Pull your parcel: the southern and central pods are mostly shaded Zone X and the northern interior Zone AE.
Each condominium and villa association contracts its own manager, and the single-family homes are self-managed, according to the club's real estate page; the manager issues the neighborhood estoppel.
No; there is no community development district, so no section 190.048 notice applies.
Highland Woods recorded a $410,000 median on 35 sales against Bonita National's $690,000 on 109 in the latest 12 months.
A Highland Woods specialist matters because value here turns on details a generalist misses: five products under about 18 associations, a club whose dues and contribution reset every year, Verandas without elevators and a flood zone that changes from X to AE inside the gate. Buyers in Bonita Springs pay for that certainty.
If you are thinking, "I need someone to sell my house in Highland Woods," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Highland Woods, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling a Heathermoor or Terrace condominium, a St. Andrews Veranda, a Highland Woods Villa or a Summer Greens home, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A gated, member-owned golf club with the Gordon Lewis course, three dining venues and seven heated pools, off US 41 minutes from Coconut Point and Bonita Beach. Our Highland Woods community guide covers the rest.
The Property Appraiser holds the sales, the club publishes its fee schedule and rules, and the Clerk holds the declaration. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Some of your buyers will compare Highland Woods with the city itself. Our guides to selling a home in Bonita Springs, Bonita Springs home values and buying a home in Bonita Springs cover the city side, and our Bonita Springs area guide covers the neighborhoods around it.
A free Highland Woods home valuation tells you what you are working with first. If you are also buying, whether moving within Highland Woods or relocating, see our guide to buying a home in Highland Woods and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Highland Woods guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| 2026 Master Association Schedule of Fees | Highland Woods Golf and Country Club | Dues, capital contribution, estoppel and food and beverage minimum | Open the 2026 schedule |
| 2025 Master Association Schedule of Fees | Highland Woods Golf and Country Club | The prior year's figures for comparison | Open the 2025 schedule |
| Rules and Regulations v1.10 | Highland Woods Golf and Country Club | Membership, leasing transfers and community rules | Open the rules |
| Declaration of Covenants, Conditions and Restrictions | Lee County Clerk of Court | The master declaration, OR Book 2612, Page 3397 | Open the declaration |
| Community map | Highland Woods Golf and Country Club | Neighborhoods, pools and the course | Open the map |
| FIRM panel 12071C0656G, effective November 17, 2022 | Federal Emergency Management Agency | The flood panel covering the community | Open the panel layer |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Highland Woods club, association and county records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Highland Woods sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 35 recorded sales across the 798 home parcels of Highland Woods over the latest 12 months, grouped them by product, and read the July 2026 MLS pull and the club's 2026 fee schedule, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Highland Woods or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Highland Woods seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a home in Highland Woods, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.