Arborwood Preserve Homes for Sale in Fort Myers, FL
Arborwood Preserve homes for sale sit in a gated, master-planned community of single-family homes plus Coach Homes and Carriage Homes condominiums east of I-75, off Treeline Avenue near the Gateway area of Fort Myers, ZIP 33913. The homes were built from 2016 to 2023 around a 23,252 square foot Town Center. Most homes are inside the City of Fort Myers; the Phase 3 homes are in unincorporated Lee County. The October 25, 2026 Lee County file counts 830 homes, and Lee County recorded 49 qualified Arborwood Preserve sales at a median of $485,000 in the 12 months through September 25, 2026. Arborwood Preserve is one section of our Fort Myers homes for sale and communities guide. Updated October 2026.
This page shows live Arborwood Preserve listings, what Arborwood Preserve homes actually sold for on the Lee County record, how the single-family homes and the five condominium groups differ in size and price, and the CDD, tax, association, flood, school and drive-time facts that come with an Arborwood Preserve address. Every figure names its record and date, and every source is listed at the bottom of the page.
By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.
Key takeaways for Arborwood Preserve buyers
- Arborwood Preserve has 830 homes on the October 25, 2026 Lee County file: 550 single-family homes and 280 condominium units in the Coach Homes and Carriage Homes I to IV buildings, built 2016 to 2023.
- Lee County recorded 49 qualified sales in the 12 months through September 25, 2026, at a $485,000 median (from $300,000 to $975,000), against 49 sales at $470,000 in the 12 months before that.
- Single-family homes sold at a $565,000 median (31 sales) and condominiums at $362,500 (18 sales) on the same county record; every one of the 49 sales was a resale.
- The county median works out to $234 per square foot of heated living area for all homes, $274 for single-family homes and $194 for condominiums.
- 690 parcels sit in the City of Fort Myers (taxing district 090, 16.9702 mills for 2026, plus a $239.80 City fire assessment); the 143 Phase 3 parcels sit in unincorporated Lee County (district 047, South Trail Fire, 13.3623 mills).
- City-side homes pay the Arborwood CDD: for FY2026/27, $730.92 per condominium unit and $892.27, $939.72 or $1,129.51 per single-family home by lot width. Phase 3 homes pay the Gateway Services CDD, $1,085.17 per home in the August 2026 board packet.
- Association dues for the master association, the condominiums and the Town Center are not published by any first-party source; the estoppel certificate for the exact home is the document that states them.
- FEMA's flood map places all 823 mapped home parcels in Zone X, with no base flood elevation, on panels effective August 28, 2008; every parcel is in Lee County Evacuation Zone D.
- No recorded age restriction was found in the Master Declaration's table of contents or use restrictions, and no golf course appears in the community's published amenity list.
- WCI Communities began Arborwood Preserve, Lennar bought WCI on February 10, 2017, and the property owners association recorded its purchase of the Town Center tract on May 26, 2023 for $7,089,882, per the Lee County Property Appraiser.
Arborwood Preserve homes for sale right now
Arborwood Preserve homes for sale are linked below, filtered to the Arborwood Preserve development and sorted by price, with separate searches for single-family houses and for the Coach Homes and Carriage Homes condominiums. Data updated: October 2026. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.
- All Arborwood Preserve homes for sale
- Houses for sale in Arborwood Preserve
- Arborwood Preserve condos for sale (Coach Homes and Carriage Homes)
Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Arborwood Preserve home has a Fort Myers mailing address in ZIP 33913, so searches for homes for sale in Arborwood Preserve Fort Myers and Arborwood Preserve Fort Myers FL return the same set, even though the Phase 3 homes are outside the City limits.
Ready to tour Arborwood Preserve homes?
Tell us whether you are weighing a single-family home on a 46, 52 or 67 foot lot, a Coach Homes unit or a Carriage Homes unit, and a Domain Realty Group agent will arrange gate access and showings. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
Single-family homes and condominiums on the county roll
The Lee County roll splits Arborwood Preserve into 550 single-family homes (66 percent) and 280 condominium units (34 percent). The single-family homes have a median of 2,202 square feet of heated living area, from 1,591 to 3,373 square feet, and a median of three bedrooms: 64 have two bedrooms, 267 three, 184 four, 34 five and one six. The condominium units have a median of 1,873 square feet, from 1,401 to 2,284, with 218 two-bedroom and 62 three-bedroom units. On the 2026 roll, 303 of the 830 homes have a pool, every home has a garage, 577 are one story and 253 two story, and 683 parcels carry a lake view code.
What do homes in Arborwood Preserve sell for?
Arborwood Preserve homes sold at a $485,000 median across 49 qualified Lee County sales in the 12 months through September 25, 2026, from $300,000 to $975,000: single-family homes at $565,000 and condominiums at $362,500. The prior 12 months also recorded 49 sales, at $470,000. Data updated: October 2026. We tracked every qualified Arborwood Preserve sale on the Lee County file.
| Lee County recorded sales | Sales | Median | Low | High | Median $ per heated sq ft |
|---|---|---|---|---|---|
| 12 months, all homes | 49 | $485,000 | $300,000 | $975,000 | $234 |
| 12 months, single family | 31 | $565,000 | $379,000 | $975,000 | $274 |
| 12 months, condominium | 18 | $362,500 | $300,000 | $450,000 | $194 |
| Prior 12 months, all homes | 49 | $470,000 | $300,000 | $1,012,500 | $227 |
| Prior 12 months, single family | 30 | $565,000 | $400,000 | $1,012,500 | $260 |
| Prior 12 months, condominium | 19 | $350,000 | $300,000 | $540,000 | $197 |
| 24 months, all homes | 98 | $477,500 | $300,000 | $1,012,500 | $228 |
Source: Lee County Property Appraiser sale and parcel files (October 25, 2026 parcel file), DOR-qualified improved sales over $1,000, index built October 27, 2026. The 12-month window runs September 26, 2025 to September 25, 2026, ending on the newest qualified sale anywhere in the Lee file; the newest Arborwood Preserve sale in it was recorded September 11, 2026. No sale in the latest 12 months was builder-direct: all 49 were resales, and no multi-parcel deeds had to be removed. The overall median rose 3.2 percent, from $470,000 to $485,000, on the same number of sales. The single-family median held at $565,000 in both windows; the condominium median rose from $350,000 to $362,500.
The Arborwood Preserve price trend since 2016
The county record shows the build years and the resale years clearly. From 2016 through 2022, builder-direct sales made up most of each year's sales as WCI and then Lennar sold new homes. From 2024 on, every recorded sale was a resale.
| Year | Sales | Median | Single family (sales / median) | Condo (sales / median) | Builder-direct sales | Median $ per heated sq ft |
|---|---|---|---|---|---|---|
| 2016 | 8 | $289,765 | 7 / $285,990 | 1 / $293,540 | 8 | $154 |
| 2017 | 82 | $294,238 | 59 / $323,350 | 23 / $229,231 | 82 | $147 |
| 2018 | 120 | $272,308 | 82 / $308,698 | 38 / $238,500 | 108 | $142 |
| 2019 | 169 | $301,999 | 101 / $355,000 | 68 / $244,000 | 150 | $144 |
| 2020 | 199 | $325,000 | 121 / $376,000 | 78 / $261,500 | 180 | $152 |
| 2021 | 221 | $396,000 | 144 / $438,748 | 77 / $292,000 | 147 | $180 |
| 2022 | 173 | $519,671 | 130 / $535,600 | 43 / $400,000 | 126 | $238 |
| 2023 | 52 | $507,500 | 25 / $610,000 | 27 / $435,000 | 3 | $263 |
| 2024 | 59 | $525,000 | 35 / $620,000 | 24 / $483,750 | 0 | $247 |
| 2025 | 46 | $467,500 | 30 / $562,500 | 16 / $348,000 | 0 | $226 |
| 2026 (to date) | 42 | $477,500 | 26 / $565,000 | 16 / $377,500 | 0 | $231 |
Source: Lee County Property Appraiser sale files by calendar year. Builder-direct is estimated as the first qualified sale within one year of the year built. The 2021 sales peak (221 sales, 147 of them builder-direct) and the 2022 jump to a $519,671 median frame the series: the 2022 median is 90.8 percent above the 2018 low of $272,308. The highest calendar-year median is $525,000 in 2024, and the 2023 county median of $263 per heated square foot is the series high.
Price bands in the last 12 months
Of the 49 recorded sales, none closed below $300,000. Thirteen closed between $300,000 and $400,000, 13 between $400,000 and $500,000, 19 between $500,000 and $750,000, and 4 between $750,000 and $1,000,000. No Arborwood Preserve sale in the window reached $1,000,000. The $500,000 to $750,000 band was the busiest, and it is almost entirely single-family homes; every condominium sale in the window closed between $300,000 and $450,000.
The highest and lowest recent Arborwood Preserve sales
| Highest 12-month sales | Recorded | Price | Heated sq ft | Built | Product |
|---|---|---|---|---|---|
| 11945 Bay Oak Dr | June 10, 2026 | $975,000 | 3,357 | 2020 | Single family |
| 11918 White Stone Dr | November 24, 2025 | $810,000 | 2,782 | 2016 | Single family |
| 11910 White Stone Dr | August 14, 2026 | $775,000 | 2,648 | 2016 | Single family |
| 11919 White Stone Dr | July 28, 2026 | $750,000 | 2,647 | 2016 | Single family |
| 11993 Bay Oak Dr | June 15, 2026 | $745,000 | 2,445 | 2019 | Single family |
| Lowest 12-month sales | Recorded | Price | Heated sq ft | Built | Group |
|---|---|---|---|---|---|
| 11792 Grand Belvedere Way #202 | December 17, 2025 | $300,000 | 2,046 | 2020 | Coach Homes |
| 11768 Grand Belvedere Way #103 | November 17, 2025 | $310,000 | 1,621 | 2018 | Coach Homes |
| 11764 Grand Belvedere Way #103 | January 1, 2026 | $310,000 | 1,621 | 2017 | Coach Homes |
| 11789 Grand Belvedere Way #103 | February 26, 2026 | $330,000 | 1,621 | 2020 | Coach Homes |
| 12043 Hawthorn Lake Dr #3912 | May 11, 2026 | $331,000 | 1,781 | 2020 | Carriage Homes III |
The highest qualified Arborwood Preserve sale anywhere in the county file is $1,012,500 for 11900 White Stone Dr, recorded February 28, 2025, a 2,782 square foot single-family home built in 2017. White Stone Drive holds three of the five highest 12-month sales, all in homes built in 2016.
Price per square foot in Arborwood Preserve
County dollars per square foot on this page use heated (living) area from the Lee County roll, not total area under roof. On that basis the 12-month median was $234 per square foot for all homes, $274 for single-family homes and $194 for condominiums. Sale by sale, the 12-month range ran from about $147 per square foot (the $300,000 Coach Homes sale at 11792 Grand Belvedere Way, 2,046 square feet) to about $305 (11993 Bay Oak Dr, $745,000 for 2,445 square feet). The calendar-year high was $263 in 2023, and 2026 to date sits at $231.
Price by home size for single-family sales
Size moves the single-family price more than any other field on the county record. Of the 31 single-family sales in the 12 months, the six homes under 2,000 heated square feet sold at a $400,000 median, the 15 homes from 2,000 to 2,299 square feet at $565,000, the eight homes from 2,300 to 2,699 square feet at $660,000, and the two homes of 2,700 square feet or more at $892,500. Golden Oak Terrace, where all four sales were homes of 1,591 to 1,917 square feet, recorded the lowest single-family prices, $379,000 to $400,000.
What the county record cannot show
The county file records the price and the date a deed was recorded. It does not record the asking price, how long the home was listed, any seller credit or how many homes are for sale today. Those are MLS fields, and they are being added in our next data refresh; the listing links above show current inventory now.
Arborwood Preserve neighborhoods compared
Arborwood Preserve is one single-family plat family and five condominium groups on the Lee County roll: Coach Homes, in six-unit buildings, and Carriage Homes I, II, III and IV, in four-unit buildings. The product decides most of the price: single-family homes sold at a $565,000 median over 12 months, Carriage Homes at $400,000 and Coach Homes at $330,000. Data updated: October 2026.
| Group (county legal name) | Homes | Product | Year built | Median heated sq ft | 24-month sales | 24-month median |
|---|---|---|---|---|---|---|
| Arborwood Preserve | 550 | Single family | 2016 to 2023 | 2,202 | 61 | $565,000 |
| Coach Homes at Arborwood Preserve | 84 | Condominium | 2017 to 2020 | 1,747 | 14 | $337,500 |
| Coach Homes at Arborwood | 36 | Condominium | 2018 to 2020 | 1,747 | 4 | $350,500 |
| Carriage Homes at Arborwood Preserve (I) | 32 | Condominium | 2016 to 2019 | 1,988 | 2 | $406,250 |
| Carriage Homes II at Arborwood Preserve | 32 | Condominium | 2019 to 2020 | 1,988 | 6 | $393,950 |
| Carriage Homes III at Arborwood Preserve | 44 | Condominium | 2020 to 2021 | 2,077 | 4 | $366,000 |
| Carriage Homes IV at Arborwood Preserve | 40 | Condominium | 2021 to 2022 | 2,077 | 7 | $415,000 |
| Carriage Homes II and IV (legal spellings without "Preserve") | 12 | Condominium | 2019 to 2022 | 2,032 to 2,077 | 0 |
Source: Lee County Property Appraiser parcel roll and qualified sales, grouped by the short legal description, 24 months to the October 27, 2026 index. Some condominium legals drop the word "Preserve", so Coach Homes (120 units) and Carriage Homes II (40) and IV (44) each appear under two spellings; the 12 parcels in the last row are four Carriage Homes II units written "at Arborwood", four written "as dec in", and four Carriage Homes IV units written "at Arborwood". A median of two to seven sales is a range, not a price.
| 12 months to September 25, 2026 | Sales | Median | Low | High | Median $ per heated sq ft |
|---|---|---|---|---|---|
| Single-family homes | 31 | $565,000 | $379,000 | $975,000 | $274 |
| Coach Homes (both legal spellings) | 7 | $330,000 | $300,000 | $355,000 | $190 |
| Carriage Homes I to IV combined | 11 | $400,000 | $331,000 | $450,000 | $198 |
| Carriage Homes IV | 4 | $420,000 | $410,000 | $450,000 | $192 |
| Carriage Homes II | 3 | $370,000 | $350,000 | $400,000 | $198 |
| Carriage Homes I | 2 | $406,250 | $387,500 | $425,000 | $204 |
| Carriage Homes III | 2 | $358,000 | $331,000 | $385,000 | $196 |
Source: our calculation from every qualified 12-month sale on the Lee County file (49 sales), grouped by the county legal name.
Single-family homes in Phases 1 to 2C
Phases 1, 2A, 2B and 2C hold 410 single-family homes inside the City of Fort Myers: 223 in Phase 1 (plat instrument 2015000246323), 135 in Phase 2A, 2 in Phase 2B and 50 in Phase 2C, on the live Lee County parcel layer read October 28, 2026. The Arborwood CDD assessment table sorts these homes by lot width: 62 homes on 46 foot lots, 218 on 52 foot lots (plus one 52 foot lot whose bond share is paid off) and 129 on 67 foot lots. The lot width sets the CDD line on the tax bill, shown in the cost section below.
Phase 3 single-family homes
Phase 3 is 143 single-family homes on Blocks S, T, U and V, platted under Lee County instrument 2021000005996 and sitting in unincorporated Lee County, not the City. Phase 3 homes pay South Trail Fire District millage instead of the City fire assessment and pay the Gateway Services CDD instead of the Arborwood CDD. Their 2026 median just value on the roll is $480,311, against $466,698 for the 410 City-side single-family homes. Shady Palm Way is one Phase 3 street.
Coach Homes at Arborwood Preserve
Coach Homes is the largest condominium group: 120 units in six-unit buildings built 2017 to 2020, with a median of 1,747 heated square feet on the county roll. The condominium declaration is Lee County instrument 2017000007925, with Phase III added by instrument 2019000208161. All seven Coach Homes sales in the last 12 months were on Grand Belvedere Way, at a $330,000 median from $300,000 to $355,000, the lowest prices in the community.
Carriage Homes at Arborwood Preserve (I)
Carriage Homes I is 32 units in four-unit buildings built 2016 to 2019, the first condominium product in the community, with a median of 1,988 heated square feet. It recorded two sales in the last 12 months, both on Arboretum Run Drive: $387,500 for a 1,885 square foot unit built in 2016 and $425,000 for a 2,092 square foot unit built in 2017. The Carriage Homes association is registered with the state as Carriage Homes at Arborwood Preserve Condominimum Association, Inc., the spelling on file.
Carriage Homes II
Carriage Homes II is 40 units in four-unit buildings built 2019 to 2020, declared under Lee County instrument 2019000069502. Three units sold on Arboretum Run Drive in the last 12 months, at $350,000, $370,000 and $400,000, a $370,000 median. Carriage Homes II runs its own association website with a document folder, one of the few first-party sources for condominium documents in Arborwood Preserve.
Carriage Homes III
Carriage Homes III is 44 units built 2020 to 2021 with a median of 2,077 heated square feet, on Hawthorn Lake Drive. The 12-month record holds two sales: $331,000 for a 1,781 square foot unit and $385,000 for a 1,871 square foot unit, both built in 2020. Over 24 months, Carriage Homes III recorded four sales at a $366,000 median.
Carriage Homes IV
Carriage Homes IV is the newest condominium group: 44 units built 2021 to 2022, also on Hawthorn Lake Drive. It recorded four sales in the last 12 months, from $410,000 to $450,000, a $420,000 median; the $450,000 sale of a 2,284 square foot unit at 12000 Hawthorn Lake Dr on March 25, 2026 was the highest condominium price in the window. Over 24 months, Carriage Homes IV recorded seven sales at a $415,000 median.
Single-family streets with the most sales
Arbor Trace Drive recorded six single-family sales in 12 months at a $542,500 median ($470,000 to $572,000). Bay Oak Drive recorded five at a $670,000 median ($525,000 to $975,000), Shady Blossom Drive five at $550,000 ($460,000 to $600,000), Golden Oak Terrace four at $400,000 ($379,000 to $400,000), and White Stone Drive and Onyx Circle three each, at $775,000 and $620,000. Street medians of three to six sales show where prices cluster; they are not appraisals.
Year built and the build-out
The live county layer shows the build year for all 833 residential parcels: 35 in 2016, 99 in 2017, 84 in 2018, 164 in 2019, 209 in 2020, 121 in 2021, 119 in 2022 and 2 in 2023. The county index puts the median year built at 2020. No 2024 or 2025 completions appear on the roll, so Arborwood Preserve is built out and every home for sale is a resale.
Assessed values on the 2026 roll
On the 2026 Lee County roll, the 550 single-family parcels carry a median just value of $470,698 and a median taxable value of $389,132 on a median lot of 0.179 acres. The 280 condominium parcels carry a median just value of $280,993 and a median taxable value of $243,721. Just value is the appraiser's January 1 market estimate for tax purposes, not a sale price; the recorded sales above are the market evidence.
Is Arborwood Preserve a 55+ community?
No recorded age restriction was found for Arborwood Preserve. The Master Declaration (Lee County instrument 2015000246371, recorded November 16, 2015) has no age-restriction article in its table of contents, and its Article 6 use restrictions contain no age rule. Arborwood Preserve should not be described as 55+ unless a recorded instrument says so.
What Florida law requires of a 55+ community
Under Florida's housing-for-older-persons exemption, Section 760.29(4) of the Florida Statutes, a community qualifies only if at least 80 percent of occupied units have at least one occupant 55 or older and the community publishes and follows policies showing that intent, including age verification. Marketing language on a website does not meet that test; a recorded declaration and a verification process do.
What was not read
Two documents remain unread for an age rule: Section 24.13 of the Master Declaration (Article 24, General Provisions) and the association by-laws (Exhibit D). A buyer for whom an age rule matters, either way, should ask for the full recorded declaration and the by-laws with the estoppel package and search both for the number 55.
Is Arborwood Preserve gated?
Arborwood Preserve is gated, with a gate house on the Lee County Property Appraiser's record at 11600 Arborwood Preserve Boulevard, about 0.3 road miles from the community's center. Staffing hours are not published by the association: the Town Center's hours page lists the office, pool, gym and dining hours, but not the gate.
Where the gate rules live
Gate access rules, guest procedures and vendor entry are association matters. They sit in the association's rules and any gate policy, which are member documents rather than public pages. Ask for them with the estoppel package, and ask the listing agent how showings are cleared at the gate before you tour.
Lake and open-space tracts
The lakes and open-space tracts inside Arborwood Preserve are split among several owners on the county roll. Some lake tracts are held by the property owners association and others are still held by WCI Communities LLC. The Master Declaration, as read for an earlier review, bars swimming and boating on the community lakes (Section 6.24).
Leasing and use rules in Arborwood Preserve
Arborwood Preserve's single-family leasing rules are not published: the Master Declaration's leasing provision, Section 24.13, has not been read, so we print no minimum lease term for single-family homes. Condominium leasing is set by each condominium declaration, and the Carriage Homes declaration is the one that has been read.
The Carriage Homes condominium leasing section
A prior reading of the recorded Carriage Homes declaration (Lee County instrument 2016000224060, Section 19.2) found a 30 consecutive day minimum lease, no more than two leases per unit in any 12 months, leases of whole units only, and no association approval needed when assessments are current. That section states it is provided under Section 24.13 of the Master Declaration. The Coach Homes declaration's leasing terms were not read. Confirm the current text before signing any lease.
Use restrictions in the Master Declaration
Article 6 of the Master Declaration, read in full in an earlier review, sets the everyday rules: pets are limited to two, with listed breeds barred (Section 6.10); vehicles are regulated (6.7); timeshares are barred (6.15); For Sale and For Lease signs are barred, with showings by appointment (6.26.2); perimeter fencing is barred (6.33); shutters are regulated (6.42); and garage sales are barred (6.43). These are summaries of recorded text, not quotations, and amendments can change them.
Recorded amendments
The Lee County record shows master amendments under instruments 2016000002919, 2016000027122 and 2017000018458 and a 2019 supplement (instrument 2019000081621) that annexed Carriage Homes II without adding covenants. The amendment contents were not re-read for this page, so treat the summaries above as a starting point and read the current documents.
What does it cost to own in Arborwood Preserve?
Arborwood Preserve ownership costs depend first on which side of the City line the home sits. City-side homes pay 16.9702 mills, a $239.80 City fire assessment and the Arborwood CDD; Phase 3 homes pay 13.3623 mills and the Gateway Services CDD. Association dues come on top and are not published. Data updated: October 2026.
| Cost layer | City side (690 parcels) | Phase 3, unincorporated Lee (143 parcels) | Period and source |
|---|---|---|---|
| Taxing district | 090, City of Fort Myers | 047, South Trail Fire | Lee County Property Appraiser |
| 2026 property tax rate | 16.9702 mills | 13.3623 mills | 2026 millage book, Actual column |
| Fire | City fire assessment, $239.80 per dwelling unit | South Trail Fire District, 2.5000 mills (inside the 13.3623) | City FY2027; 2026 millage book |
| CDD | Arborwood CDD: $730.92 condo; $892.27 (46 ft); $939.72 (52 ft); $1,129.51 (67 ft) | Gateway Services CDD: $1,085.17 | FY2026/27 final budget; Gateway August 2026 board packet |
| Master, condominium and Town Center dues | Not published | Not published | Estoppel certificate for the home |
Property taxes on the City side: district 090
The 690 City-side parcels, Phases 1 to 2C and every condominium unit, are in Lee County taxing district 090, City of Fort Myers. The 2026 actual total is 16.9702 mills, up from 16.5034 in 2025, after the City set its own rate at 6.9000 mills (6.5000 in 2025) and a new voted parks debt levy of 0.1170 mill appeared. The proposed total had been 17.4449 mills. Each $100,000 of taxable value costs $1,697.02 at the adopted rate.
| Taxing authority, district 090 | 2026 actual mills |
|---|---|
| Lee County general revenue | 3.7623 |
| Public school, by local board | 2.2480 |
| Public school, by state law | 3.0230 |
| City of Fort Myers | 6.9000 |
| Lee County Library District | 0.4218 |
| SFWMD, district-wide | 0.0948 |
| SFWMD, Everglades construction project | 0.0327 |
| SFWMD, Okeechobee basin | 0.1026 |
| Lee County Hyacinth Control District | 0.0190 |
| Lee County Mosquito Control District | 0.2096 |
| West Coast Inland Navigation District | 0.0394 |
| City of Fort Myers parks voted debt service | 0.1170 |
| Total | 16.9702 |
Source: Lee County Property Appraiser, 2026 Millage Rates for Lee County, district 090 page, printed October 9, 2026 (Actual column). City parcels pay no fire millage: fire is billed as a flat City assessment.
Property taxes in Phase 3: district 047
The 143 Phase 3 parcels are in Lee County taxing district 047, South Trail Fire, in unincorporated Lee County. The 2026 actual total is 13.3623 mills, down from 13.4125 in 2025; the proposed total had been 13.3738. Each $100,000 of taxable value costs $1,336.23. The gap between the two sides is 3.6079 mills, about $360.79 per $100,000 of taxable value before the fire and CDD lines are counted.
| Taxing authority, district 047 | 2026 actual mills |
|---|---|
| Lee County general revenue | 3.7623 |
| Public school, by local board | 2.2480 |
| Public school, by state law | 3.0230 |
| Lee County All Hazards Protection District | 0.0693 |
| Lee County Unincorporated MSTU | 0.8398 |
| Lee County Library District | 0.4218 |
| SFWMD, district-wide | 0.0948 |
| SFWMD, Everglades construction project | 0.0327 |
| SFWMD, Okeechobee basin | 0.1026 |
| Lee County Hyacinth Control District | 0.0190 |
| Lee County Mosquito Control District | 0.2096 |
| South Trail Fire District | 2.5000 |
| West Coast Inland Navigation District | 0.0394 |
| Total | 13.3623 |
Source: Lee County Property Appraiser, 2026 Millage Rates for Lee County, district 047 page, printed October 9, 2026 (Actual column). The 2026 tax bills release the weekend of October 30, 2026, per the Property Appraiser.
The Arborwood CDD assessment (City side)
The Arborwood Community Development District, a Chapter 190 district created October 4, 2004 by City of Fort Myers Ordinance 3223, assesses the 694 platted units on the parcel it calls the Lennar parcel: Phases 1 to 2C and every condominium. The FY2026/27 final budget sets these gross amounts, billed on the November 2026 Lee County tax bill for the year that began October 1, 2026.
| Arborwood CDD product | Units | Operations | Debt | FY2026/27 total | Equivalent residential units per home |
|---|---|---|---|---|---|
| Coach Homes condominium (six-plex) | 120 | $66.61 | $664.31 | $730.92 | 0.70 |
| Carriage Homes condominium (four-plex) | 164 | $66.61 | $664.31 | $730.92 | 0.70 |
| 46 ft single family | 62 | $66.61 | $825.66 | $892.27 | 0.87 |
| 52 ft single family | 218 | $66.61 | $873.11 | $939.72 | 0.92 |
| 52 ft, bond share paid off | 1 | $66.61 | $0.00 | $66.61 | 0.00 |
| 67 ft single family | 129 | $66.61 | $1,062.90 | $1,129.51 | 1.12 |
Source: Arborwood CDD FY2026/27 Final Budget, Lennar parcel assessment page, read October 28, 2026. Amounts include the district's 4 percent early-payment gross-up, and operations plus debt equals each printed total. The debt is allocated by equivalent residential units under the Series 2014 bond methodology: 597.78 units on the parcel in total. The 284 condominium lines in the table are planned units; the county roll shows 280 condominium units built.
What the Arborwood CDD operations line pays for
The $66.61 operations line has two parts. $56.10 is this parcel's share of the district's general operations, allocated by net acreage: 259.16 gross acres, less 83.39 acres of preserve and lake, leaves 175.77 net acres, 13.28 percent of the district's net acreage. The other $10.51 funds a Parcel C preserve line, a $7,000 budget for exotic plant removal and mitigation monitoring. In total the parcel carries $46,228 of operations and $567,308.33 of debt assessments for the year.
The Series 2014 bonds behind the debt line
The debt line repays the Arborwood CDD Series 2014 A-1 and A-2 bonds, issued December 2014 at 6.90 percent. At January 1, 2026, $3,785,000 of A-1 and $420,000 of A-2 were outstanding, $4,205,000 together, with final maturity in May 2036 per the FY2027 budget. FY2027 debt service is $544,616: $255,000 principal and $235,808 interest on A-1, and $25,000 principal and $28,808 interest on A-2. One 52 ft lot has already prepaid its share, which shows a payoff path exists; payoff quotes come from the district manager, Special District Services, through its online request form.
Arborwood CDD bonds that are not on Arborwood Preserve homes
The district's Series 2018 A-1 and A-2 bonds, $16,360,000 and $5,670,000 outstanding at January 1, 2026, sit on other parcels in the district, including Marina Bay, Botanica Lakes, the golf course and Treeline commercial land, not on Arborwood Preserve lots. The district's Series 2014B bonds were paid in full on May 2, 2022, per a budget footnote. Neither appears on an Arborwood Preserve home's CDD line.
The Gateway Services CDD assessment (Phase 3)
Phase 3 homes are in Gateway Services CDD territory, not the Arborwood CDD. Gateway's FY2027 assessment chart has a product class named "Arborwood" with 143 units, the same count as the Phase 3 parcels on the roll. The August 20, 2026 board packet shows $1,085.17 per home gross, up $17.58 (1.6 percent) from $1,067.59 in FY2026: operations $752.77, lake bank maintenance $175.09 and Series 2023 debt service $157.32.
| Gateway Services CDD, "Arborwood" class | FY2025/26 | FY2026/27 |
|---|---|---|
| Operations | $755.45 | $752.77 |
| Lake bank maintenance | not separated | $175.09 |
| Series 2023 debt service | not separated | $157.32 |
| Total per home (printed) | $1,067.59 | $1,085.17 |
| Homes in class | 143 | 143 |
Source: Gateway Services CDD board packet, August 20, 2026, with Resolution 2026-20 (budget) and 2026-21 (assessment roll) on the agenda. The three printed lines add to one cent more than the printed total, a rounding difference. Adoption should be confirmed on the November 2026 tax bill. In the same packet, Gateway's own single-family class (3,984 units) is assessed $1,296.61 and its multifamily class (890 units) $1,009.51 for FY2027.
The City fire assessment and other City lines
City of Fort Myers parcels pay fire rescue as a flat non-ad valorem assessment: $239.80 per dwelling unit for FY2027, up 10 percent from $218.00 in FY2026, per the City's FY2027 Budget in Brief. The City also bills residential solid waste and stormwater as non-ad valorem lines; the City's budget summary lists both as "no change" for FY2027, and the 2026 dollar amounts were not published in the sources we read, so check the exact home's tax bill.
Phase 3 solid waste and county services
Phase 3 homes pay Lee County solid waste (garbage district 003) instead of the City lines (garbage district 009). The FY2027 county rate page did not load for our research, so the 2026 amount is not published here; it appears as a non-ad valorem line on the exact home's tax bill. Phase 3 also pays the Lee County Unincorporated MSTU (0.8398 mills) and All Hazards district (0.0693 mills) for county services that City residents receive through the City.
Master, condominium and Town Center dues
Arborwood Preserve's master association dues, condominium association dues and any Town Center fee are not published by any first-party source we could reach: the association portal, the property owners association's state filings and the Carriage Homes II website list no dollar amounts. Dues figures that circulate online trace to aggregator sites, so we do not print them. The portal itself says amenities are "subject to fees, dues and availability".
The estoppel certificate is the document that states the dues
Florida law gives a buyer a reliable source. For a homeowners association parcel, Section 720.30851 of the Florida Statutes, and for a condominium unit, Section 718.116(8), require the association to deliver an estoppel certificate within 10 business days of a request. The fee is capped at $250, plus $100 if expedited and $150 if the account is delinquent. The certificate is valid 30 days if delivered by hand or electronically and 35 days if mailed. It states the regular assessments, any special assessments and any amounts owed.
The 2015 Amenities Declaration and the 2023 Town Center sale
The 2015 Amenities Declaration (Lee County instrument 2015000246332, 36 pages) set up a separate amenities owner collecting a base amenity fee, with an annual increase ceiling and a separate expenses fee that could follow the home even if it were destroyed. On May 26, 2023 the property owners association recorded its purchase of the Town Center tract for $7,089,882, per the Lee County Property Appraiser's sale record. Whether the 2015 fee terms still apply as a separate bill is not published; the 2023 deed and the association's current budget would settle it.
Reserves, special assessments and condominium safety laws
No association budget, reserve balance or special assessment was published in any source we read, and no Lee Clerk civil docket search was run for this page, so we make no statement about association litigation. Florida's structural integrity reserve study and milestone inspection rules (Sections 718.112(2)(g) and 553.899) apply to condominium buildings of three or more habitable stories, and the county roll shows no Arborwood Preserve building above two stories.
A worked yearly example on the City side
Take a City-side single-family home on a 52 foot lot at the 2026 roll's median single-family taxable value of $389,132. Property tax at 16.9702 mills is $6,603.65. Add the FY2026/27 Arborwood CDD line of $939.72 and the FY2027 City fire assessment of $239.80. The total is $7,783.17 before association dues, City solid waste and stormwater, insurance and utilities. Homestead and other exemptions change the taxable value, so run this with the exact home's tax bill.
| Line, City side, 52 ft single family | Yearly amount |
|---|---|
| Property tax ($389,132 x 16.9702 / 1,000) | $6,603.65 |
| Arborwood CDD, FY2026/27 | $939.72 |
| City fire assessment, FY2027 | $239.80 |
| Total before dues and other lines | $7,783.17 |
A worked yearly example for a condominium
Take a Coach Homes or Carriage Homes unit at the 2026 roll's median condominium taxable value of $243,721. Property tax at 16.9702 mills is $4,135.99. Add the Arborwood CDD condominium line of $730.92 and the City fire assessment of $239.80, and the total is $5,106.71 before condominium and master association dues, City solid waste and stormwater, and insurance.
| Line, City side, condominium | Yearly amount |
|---|---|
| Property tax ($243,721 x 16.9702 / 1,000) | $4,135.99 |
| Arborwood CDD, FY2026/27 | $730.92 |
| City fire assessment, FY2027 | $239.80 |
| Total before dues and other lines | $5,106.71 |
A worked yearly example in Phase 3
Use the same $389,132 single-family taxable value for a Phase 3 home. Property tax at 13.3623 mills is $5,199.70, which already includes South Trail Fire. Add the Gateway Services CDD line of $1,085.17 and the total is $6,284.87 before association dues, Lee County solid waste and insurance. On the same taxable value, the Phase 3 total runs $1,498.30 below the City-side 52 ft example, mostly because of the lower millage.
| Line, Phase 3 single family | Yearly amount |
|---|---|
| Property tax ($389,132 x 13.3623 / 1,000) | $5,199.70 |
| Gateway Services CDD, FY2026/27 | $1,085.17 |
| Total before dues and other lines | $6,284.87 |
Two real 2026 proposed tax notices
The Property Appraiser's 2026 notices of proposed taxes show how the math lands on real homes. 11918 White Stone Dr in Phase 1, with a taxable value of $560,900, showed $9,784.83 at the proposed 17.4449 mills; the City then adopted a lower rate, so the final bill will be lower than that notice. 11506 Shady Palm Way in Phase 3, a homesteaded home, showed proposed 2026 ad valorem tax of $5,660.06 against $6,281.79 for 2025.
Water, sewer and other bills
Water and sewer are billed by the utility, not through the CDD line. Gateway Services CDD runs its own water and sewer utility, so Phase 3 utility service is district-run; check the provider on the seller's bill for a City-side home. Insurance, flood coverage and any optional amenity charges sit outside every figure above.
What is in the Arborwood Preserve Town Center?
The Arborwood Preserve Town Center, at 11730 Arborwood Preserve Boulevard, is the community's amenity hub: a 23,252 square foot building, by the community's own description, with a fitness studio, coffee lounge, clubhouse theater, card, craft and board rooms, a resort-style pool with lap lanes, an outdoor bar and grill, tennis, pickleball and bocce courts and a fire pit.
Town Center size and ownership on the county record
The association portal describes the Town Center as 23,252 square feet. The Lee County Property Appraiser's record for the same tract, Tract CC-1, shows a 25,382 square foot building built in 2017 on 8.563 acres; the two figures measure the building differently, and we use the community's own figure in the opening of this page. The appraiser lists the Arborwood Preserve Property Owners Association as owner, with a recorded sale on May 26, 2023 for $7,089,882 (instrument 2023000190761). The deed itself was not read.
Fitness, pool and courts
The fitness center has a group fitness studio plus cardio and strength equipment; the gym is open 24 hours a day by access card, and the fitness studio from 6:00 a.m. to 11:00 p.m. The resort-style pool has dedicated lap lanes, a deck and a lounge; the pool is open dawn to dusk and the pool deck 6:00 a.m. to 11:00 p.m. Four lighted Har-Tru tennis courts, four pickleball courts and two bocce courts are open 7:00 a.m. to 10:00 p.m.
Sunsets Bar and Grill and the coffee lounge
Sunsets Bar and Grill is the Town Center's pavilion-covered outdoor dining and bar, serving casual lunch and dinner. Posted hours, checked October 28, 2026, were Wednesday and Thursday 4:00 p.m. to 9:00 p.m. and Friday and Saturday noon to 9:00 p.m.; the Sunday line on the hours page carries an apparent typo, and the page says times are subject to change. The coffee lounge offers complimentary coffee from 6:00 a.m. to 11:00 p.m. daily.
Theater, card and craft rooms, and the fire pit
The clubhouse theater shows films and sports. The card rooms are open 6:00 a.m. to 11:00 p.m., and the art room is available by reservation with a signed rental agreement. The fire pit seating area is open 6:00 a.m. to 11:00 p.m., the mail kiosk 24 hours, and the administrative office 9:00 a.m. to 5:00 p.m., Monday to Friday. The Town Center's main line is (239) 888-8800.
Arborwood Preserve Lifestyles, the community portal
Arborwood Preserve Lifestyles is the name of the community's own website, which carries the amenity list, hours, contact details and a posted dress code that the page calls mandatory for Sunsets, fitness, tennis and pickleball. The portal also carries a disclaimer that references to clubs, membership opportunities and amenities "are/may be subject to fees, dues and availability". Activity clubs named on outside sites were not confirmed on the portal and are not listed here.
Is there a golf course in Arborwood Preserve?
No golf course appears in Arborwood Preserve's published amenity list, and no golf membership is part of the community's amenity package as published. The golf course in the wider Arborwood area is a separate club outside Arborwood Preserve and is not covered by this page. Searches for an Arborwood Preserve golf membership return no first-party result.
Who runs Arborwood Preserve?
Arborwood Preserve is governed in layers: the Arborwood Preserve Property Owners Association covers every home under the Master Declaration, two condominium associations run the Coach Homes and Carriage Homes buildings, and two community development districts, the Arborwood CDD and the Gateway Services CDD, levy assessments on the tax bill. The City or Lee County governs each parcel.
The property owners association
The Arborwood Preserve Property Owners Association, Inc. is registered with the Florida Division of Corporations as document N15000010631, filed October 30, 2015 and active. Its principal address changed to the Town Center, 11730 Arborwood Preserve, on September 16, 2026, and its mailing address is 11691 Gateway Boulevard, Suite 203, Fort Myers 33913, care of ICON Management, the registered agent. Its board changed between the April 28, 2026 annual report and an amended report filed September 8, 2026; we do not name individual officers.
The condominium associations
Coach Homes at Arborwood Preserve Condominium Association, Inc. (document N17000000040, filed January 3, 2017) and the Carriage Homes association (document N16000009664, filed September 30, 2016, with "Condominimum" in its filed name) are both active and both list 9150 Galleria Court, Suite 201, Naples 34109. Condominium owners pay their condominium association in addition to the master association.
Arborwood CDD meetings
The Arborwood CDD board, five supervisors elected by landowners, meets at 10:00 a.m. in the Amenity Center Community Room at Somerset at the Plantation, 10401 Dartington Drive, Fort Myers 33913, outside Arborwood Preserve. The FY2026/27 schedule lists October 21, November 18 and December 16, 2026, and January 20, February 17, March 17, April 21, May 19, June 16, July 21, August 18 and September 15, 2027. The district manager is Special District Services, and budgets, audits and meeting books are posted on the district's website.
Gateway Services CDD meetings
The Gateway Services CDD, which assesses Phase 3, holds its board meetings at 13240 Griffin Drive, Fort Myers. Its August 20, 2026 meeting, at 3:00 p.m., carried the FY2026/27 budget and assessment roll resolutions. Its finance page and its audited financial reports, filed with the Florida Auditor General, are listed in the sources below.
Developer turnover
Florida law (Section 720.307) requires a developer to turn control of a homeowners association board over to members when set triggers occur, including three months after 90 percent of the parcels in all phases have been conveyed to members. The actual Arborwood Preserve turnover date is not published in the sources we read; the association's turnover minutes or the Lee Clerk filings would show it.
Is Arborwood Preserve in a flood zone?
No Arborwood Preserve home is in a FEMA special flood hazard area. A census of all 823 home parcels against FEMA's National Flood Hazard Layer, run October 28, 2026, placed every one in Zone X, minimal flood hazard, with no base flood elevation, on panels effective August 28, 2008. Every parcel is in Lee County Evacuation Zone D.
FEMA map panels for Arborwood Preserve
Two FEMA flood insurance rate map panels cover Arborwood Preserve: 12071C0434F covers 760 parcels (618 City and 142 unincorporated) and 12071C0445F covers 63 parcels, all in the City. Both are suffix F panels marked "Countywide, Not Printed" because they contain no special flood hazard areas, effective August 28, 2008. No letter of map revision, letter of map amendment or base flood elevation line touches the community's footprint. Search any address at the FEMA Flood Map Service Center.
The March 2, 2027 Lee County map revision
FEMA has issued a Letter of Final Determination, dated September 2, 2026, for new flood maps effective March 2, 2027 for Lee County's unincorporated areas (community 125124) and the Village of Estero. The City of Fort Myers (community 125106) is not on that list. So the 143 Phase 3 parcels in unincorporated Lee County fall inside the revision's jurisdiction and the 690 City parcels do not. The six affected panel numbers were not fetched for our research, so whether any Phase 3 panel changes zone is not published here; check the exact Phase 3 address after March 2, 2027.
What Zone X does and does not mean
Zone X means minimal mapped flood hazard, not zero risk: heavy rain and local drainage can flood ground outside any mapped zone. FEMA's map is a screening tool, and the elevation certificate and the official panel for the exact address decide flood insurance requirements. A lender may still recommend flood coverage, and buyers can choose it. The 2008 effective date means the current maps are 18 years old, and a future map revision could change zones.
Arborwood Preserve evacuation zone
All 823 Arborwood Preserve home parcels are in Lee County Evacuation Zone D (surge zone 4) on the county's evacuation layer, queried October 28, 2026. Lee County names its zones A, B, C, D and E by storm surge exposure, no longer by storm category. An evacuation zone is separate from a FEMA flood zone, so a home can be in Zone X and Evacuation Zone D at the same time; follow Lee County Emergency Management orders for the zone.
Hurricane Ian in 2022
The National Hurricane Center's report places Hurricane Ian's landfall near Cayo Costa as a Category 4 hurricane, with USGS high water marks of 6 to 9 feet above ground on the island. The National Weather Service in Miami says the surge pushed "a few miles inland across low-lying areas and along rivers and canals", and Florida's Department of Environmental Protection recorded high water marks of 12 to 18 feet in southern Lee County. No first-party association statement about Ian damage inside Arborwood Preserve was found, and community-level FEMA claim counts were not pulled for this page.
Hurricanes Milton and Helene in 2024
No community-specific primary source on Hurricane Milton or Hurricane Helene in Arborwood Preserve was located in our research. A single seller's listing remark about storm damage is not evidence for a whole community, so we do not repeat any. For any home, ask the seller for the insurance claims history and the most recent inspection reports.
Building code era and insurance
Arborwood Preserve homes were built 2016 to 2023, under Florida Building Code editions adopted after the original statewide code took effect in 2002, including the 2017 and later editions. That is a code-era fact, not a guarantee of storm performance. Roof age, opening protection and a current wind mitigation inspection affect premiums, so ask the seller for the latest wind mitigation report and roof permit.
Schools near Arborwood Preserve
Every tested Arborwood Preserve address, City and Phase 3 alike, falls in the same Lee County 2026-27 choice zones: Elementary Proximity Zone J, Middle Proximity Zone EE and High School East Zone 2, in School Board District 2. Lee County assigns students by choice among the schools in a zone, so these are choice zones, not single zoned schools.
How the Lee County choice zones work
The School District of Lee County's Student Enrollment Plan 2026-2027, board approved December 1, 2025, lists the schools in each proximity zone. Zone J elementary choices are Colonial, Gateway, Ray V. Pottorf and Treeline; Zone EE middle choices are Fort Myers Middle and Paul Laurence Dunbar Middle; East Zone 2 high school choices are Dunbar, East Lee County, Gateway, Lehigh Senior and Riverdale. We checked 103 Arborwood Preserve parcels, every eighth parcel, in the district's School Site Locator on October 28, 2026, and all 103 returned study area 1449 with the same zones. Confirm any address with the locator.
2026 school grades for the Arborwood Preserve choice zones
| School | Choice zone | 2026 grade | 2025 grade | 2024 grade | Road miles / free-flow minutes |
|---|---|---|---|---|---|
| Gateway Elementary, 13280 Griffin Dr | Elementary J | B | B | C | 2.7 / 6.7 |
| Treeline Elementary, 10900 Treeline Ave | Elementary J | B | C | C | 4.1 / 8.9 |
| Ray V. Pottorf Elementary, 4600 Challenger Blvd | Elementary J | B | B | C | 7.8 / 15.7 |
| Colonial Elementary, 3800 Schoolhouse Rd E | Elementary J | C | C | C | 9.2 / 18.1 |
| Paul Laurence Dunbar Middle | Middle EE | B | B | C | not measured |
| Fort Myers Middle, 3050 Central Ave | Middle EE | C | C | C | 11.1 / 21.4 |
| Gateway High | High East 2 | A | B | B | not measured |
| Lehigh Senior High | High East 2 | C | C | C | not measured |
| Dunbar High | High East 2 | C | C | C | not measured |
| East Lee County High | High East 2 | C | C | C | not measured |
| Riverdale High | High East 2 | C | B | B | not measured |
Source: Florida Department of Education, 2025-26 School Grades as of September 1, 2026; School District of Lee County 2026-27 choice zones; OSRM free-flow routes from the community's median parcel point. Road distances marked not measured failed geocoding in our research and are left out rather than estimated.
Grade changes worth knowing
Treeline Elementary moved from a C, which it held from 2022 through 2025, to a B in 2026. Gateway High moved from a B to an A in 2026, and Riverdale High moved from a B to a C. Gateway Elementary, the closest elementary choice by road at 2.7 miles, held a B for the second year. Florida did not grade schools in 2020, and its 2023 grades were labeled informational.
Gateway Charter School
Gateway Charter School is a public charter school outside the choice zones, with its own lottery. It earned an A in 2026, up from a B in 2025. Its K-4 campus at 12850 Commonwealth Drive is 1.7 road miles from Arborwood Preserve's center, about 5.9 free-flow minutes, and its grades 5 to 12 campus at 12770 Gateway Boulevard is also 1.7 road miles, about 5.6 minutes.
The planned BBBB K-8 school
The School District of Lee County's new construction page, read October 28, 2026, lists a K-8 school called "BBBB" with a status of Permitting, an anticipated substantial completion date of April 5, 2028, and a funding source marked to be determined. An earlier version of the district's information showed a different phase and date, so treat April 5, 2028 as the district's currently published projection, not an opening date.
Hospitals and healthcare near Arborwood Preserve
The nearest hospital to Arborwood Preserve is Lee Health's Gulf Coast Medical Center at 13681 Doctors Way: 5.8 miles straight-line and 7.6 road miles, about 14.8 minutes in free-flow traffic from the community's center. Lee Memorial Hospital, HealthPark Medical Center and Cape Coral Hospital are each under 18 road miles away. Data updated: October 2026.
| Hospital or emergency department | Straight-line miles | Road miles | Free-flow minutes |
|---|---|---|---|
| Lee Health Gulf Coast Medical Center, 13681 Doctors Way | 5.8 | 7.6 | 14.8 |
| Lee Memorial Hospital, 2776 Cleveland Ave | 7.9 | 12.1 | 23.7 |
| Lee Health HealthPark Medical Center, 9981 S HealthPark Dr | 10.5 | 12.9 | 24.0 |
| Lee Health Coconut Point emergency department, Estero | 12.3 | 16.7 | 26.1 |
| Cape Coral Hospital, 636 Del Prado Blvd S | 12.1 | 17.8 | 31.4 |
Source: U.S. Census Bureau geocoder and OSRM routing from the community's median parcel point (26.56985, -81.76193), October 28, 2026. Free-flow minutes understate in-season and rush-hour drive times.
Emergency department wait information
Lee Health publishes live emergency department status on its website. We do not quote a snapshot, because waits change by the hour; check the page when you need it.
Where is Arborwood Preserve?
Arborwood Preserve is in Fort Myers, ZIP 33913, east of I-75 off Treeline Avenue near the Gateway area, with the Town Center at 11730 Arborwood Preserve Boulevard. Southwest Florida International Airport's terminal is 3.4 miles straight-line and 7.8 road miles away, and the community's interstate access is I-75 Exit 131 at Daniels Parkway. Data updated: October 2026.
| From the community's center, by road (free flow) | Straight-line miles | Road miles | Minutes |
|---|---|---|---|
| Town Center, 11730 Arborwood Preserve Blvd | 0.1 | 0.1 | 0.3 |
| Gate house, 11600 Arborwood Preserve Blvd | 0.2 | 0.3 | 1.5 |
| Southwest Florida International Airport (RSW) terminal | 3.4 | 7.8 | 14.9 |
| Florida Gulf Coast University | 7.4 | 9.7 | 18.8 |
| Downtown Fort Myers (City Hall, 2200 Second St) | 8.3 | 12.1 | 23.2 |
| Edison and Ford Winter Estates | 8.5 | 12.8 | 24.9 |
| Bell Tower Shops | 10.0 | 14.7 | 27.5 |
| Fort Myers Beach (1000 Estero Blvd) | 14.4 | 17.9 | 32.7 |
Source: U.S. Census Bureau geocoder and OSRM free-flow routing from the median parcel point, October 28, 2026. Season and road work add time.
Straight-line distances from the county roll
A separate straight-line measurement from the same median parcel point puts Gulf Coast Town Center about 5.9 miles away and the Sanibel Causeway toll plaza about 16.4 miles away; road routes to those two points did not geocode in our research. Straight-line figures are always shorter than the drive, so use the road table for planning.
Is Arborwood Preserve in the City of Fort Myers?
Mostly. On the live Lee County parcel layer read October 28, 2026, 690 of the 833 residential parcels, Phases 1 to 2C and every condominium, are in the City of Fort Myers, with City fire rescue and City zoning. The 143 Phase 3 parcels are in unincorporated Lee County, with South Trail Fire and county zoning. The mailing city is Fort Myers for every home. The County's index counts 830 homes, a 3-parcel difference from the live layer.
What the jurisdiction decides
The City or County line decides the millage, the fire provider, the garbage district, the CDD and the flood insurance community: City parcels are in the City of Fort Myers flood community (125106) and Phase 3 parcels in Lee County's unincorporated community (125124). Police and permitting jurisdiction follow the same boundary, so check the parcel's district on the Property Appraiser's record before you compare tax bills between two homes.
What is changing near Arborwood Preserve
FDOT is converting I-75 Exit 131 at Daniels Parkway to a diverging diamond interchange (project 446296-2), about $42.8 million, with construction from early 2026 and completion estimated for summer 2028. Project limits run on Daniels Parkway from east of Danport Boulevard to west of Treeline Avenue, with I-75 lane closures from 9:00 p.m. to 7:00 a.m. and Daniels closures from 7:00 p.m. to 7:00 a.m. A pre-construction information session was held January 8, 2026.
Treeline Avenue and Daniels Parkway intersection work
Lee County began preliminary work the week of May 4, 2026 on about $3 million of intersection improvements at Treeline Avenue and Daniels Parkway, from Jetport Loop to Heartwood Boulevard, as reported by WGCU. The scope turns the northbound left lane into a through lane and the northbound through lane into a second right-turn lane, with signal and ADA upgrades. The work was described as scheduled to finish later in 2026; completion was not confirmed in the sources we read.
Other projects nearby
West of I-75, Lee County's Three Oaks Parkway extension and Daniels Parkway widening is a separate project from the FDOT interchange, as reported by The News-Press in May 2026. The district's BBBB K-8 school is in permitting, as described in the schools section above. We report what agencies say each project is for and do not predict effects on traffic or home values.
How Arborwood Preserve compares with nearby communities
Arborwood Preserve recorded fewer sales than Paseo or Pelican Preserve in the latest 12 months and had the highest overall median of the three on the Lee County record. The table compares Paseo homes for sale and Pelican Preserve homes for sale on one yardstick: Lee County qualified sales in the same 12-month window. Data updated: October 2026.
| Lee County record, 12 months to September 25, 2026 | Arborwood Preserve | Paseo | Pelican Preserve |
|---|---|---|---|
| Homes on the county roll | 830 | 1,143 | 2,342 |
| Single family / condominium homes | 550 / 280 | 396 / 747 | 1,600 / 742 |
| Year built | 2016 to 2023 | 2006 to 2017 | 2000 to 2022 |
| Qualified sales, 12 months | 49 | 67 | 159 |
| Median sale price | $485,000 | $373,500 | $425,000 |
| Single-family median | $565,000 | $675,000 | $455,000 |
| Condominium median | $362,500 | $330,000 | $352,500 |
| Median $ per heated sq ft | $234 | $232 | $244 |
| Prior 12 months, sales and median | 49 at $470,000 | 76 at $372,500 | 131 at $456,000 |
| Median single-family heated sq ft | 2,202 | 1,990 | 1,907 |
| Median condominium heated sq ft | 1,873 | 1,637 | 1,722 |
Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales, index built October 27, 2026, with identical 12-month windows (September 26, 2025 to September 25, 2026) for all three communities.
How to read the comparison table
The three counts use each community's legal names on the county roll, so they can differ from association totals. Each community's mix of single-family homes and condominiums moves its overall median: Arborwood Preserve is about two-thirds single family, Paseo about two-thirds condominium, and Pelican Preserve about two-thirds single family. Compare the single-family and condominium rows as well as the overall median, and read each community's own page for its rules, costs and flood facts.
Year built across the three communities
Arborwood Preserve is the newest of the three on the county roll, with homes built 2016 to 2023 and a median year built of 2020. Paseo's homes were built 2006 to 2017 and Pelican Preserve's 2000 to 2022. Year built affects the building code edition, roof age and the systems a buyer should ask about, so it is worth reading next to the price rows.
The history of Arborwood Preserve
Arborwood Preserve began when WCI Communities bought the land in December 2014; the county records a $5,490,000 sale under instrument 2014000250717, dated December 5, 2014. WCI recorded the Master Declaration in November 2015, Lennar bought WCI on February 10, 2017, building continued through 2023, and the owners association bought the Town Center in 2023.
The Arborwood CDD and the land
The Arborwood Community Development District was created October 4, 2004 by City of Fort Myers Ordinance 3223, a decade before Arborwood Preserve's first homes, to serve a larger area that also includes other communities and commercial land. In January 2015 the Business Observer reported that WCI Communities had bought about 236.6 acres at 12005 Commerce Lakes Drive for $5.49 million for a future community, with home plans and pricing not yet set.
WCI, the declarations and the first homes
The Arborwood Preserve Property Owners Association was filed with the state on October 30, 2015, and the Master Declaration (instrument 2015000246371, 194 pages, 24 articles) and the Amenities Declaration (instrument 2015000246332) were recorded in November 2015. The Carriage Homes association followed on September 30, 2016 and the Coach Homes association on January 3, 2017. The county record shows the first eight sales in 2016, all builder-direct, at a $289,765 median.
Lennar and the build years
Lennar completed its purchase of WCI Communities, Inc. on February 10, 2017 for about $642.6 million in cash, per Lennar's SEC filing, and building in Arborwood Preserve continued under Lennar. The county record shows builder-direct sales peaking at 180 in 2020, 147 in 2021 and 126 in 2022. The Phase 3 plat in unincorporated Lee County was recorded under instrument 2021000005996, and the last two homes on the roll date from 2023.
The Town Center sale and today
On May 26, 2023 the Arborwood Preserve Property Owners Association recorded its purchase of the Town Center tract for $7,089,882, per the Lee County Property Appraiser's sale record, and in September 2026 the association moved its principal address to the Town Center. WCI Communities LLC remains an active entity and still holds several lake and open-space tracts on the county roll. Since 2024, every recorded Arborwood Preserve sale has been a resale.
Talk to a Domain Realty Group Arborwood Preserve specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Arborwood Preserve homes from the Coach Homes condominiums on Grand Belvedere Way to the larger single-family homes on Bay Oak and White Stone Drives, and our Fort Myers office on College Parkway is a short drive west. We pulled every recorded Arborwood Preserve sale on the Lee County file to build this page, and we can pull the same record for the exact street you are weighing.
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Talk to our team about an Arborwood Preserve home
Contact Domain Realty Group or call 239-441-2816, tell us the product, lot width and budget you have in mind, and an agent will send matching Arborwood Preserve listings, the recent recorded sales on that street, and the CDD, tax and estoppel items to check for that address. You can also search current listings any time.
Thinking of selling an Arborwood Preserve home?
Arborwood Preserve buyers compare single-family lot widths and condominium groups closely, and a listing priced against its own group's recorded sales sells faster than one priced against the community median. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to what a Fort Myers home is worth.
Frequently Asked Questions about Arborwood Preserve homes for sale
These are the questions Arborwood Preserve buyers ask most, answered from the Lee County record, the recorded declarations, the Arborwood CDD and Gateway Services CDD budgets, the community's own portal, FEMA's flood map and the Florida Department of Education. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.
Is Arborwood Preserve a 55+ community?
No recorded age restriction was found. The Master Declaration, Lee County instrument 2015000246371, has no age-restriction article in its table of contents and no age rule in its Article 6 use restrictions. Section 24.13 and the by-laws were not read, so confirm against the full governing documents before relying on any listing that says otherwise.
How many homes are in Arborwood Preserve?
The October 25, 2026 Lee County file counts 830 homes in Arborwood Preserve: 550 single-family homes and 280 condominium units in the Coach Homes and Carriage Homes I to IV buildings. The live county parcel layer read October 28, 2026 shows 833 residential parcels, 553 single family and 280 condominium, a 3-parcel difference.
What is the median home price in Arborwood Preserve?
Lee County recorded a $485,000 median across 49 qualified Arborwood Preserve sales in the 12 months through September 25, 2026, from $300,000 to $975,000. That is $234 per square foot of heated living area. The prior 12 months recorded 49 sales at a $470,000 median, so the median rose 3.2 percent on the same sales count.
How many homes sold in Arborwood Preserve last year?
Lee County recorded 49 qualified Arborwood Preserve sales in the 12 months from September 26, 2025 to September 25, 2026: 31 single-family homes and 18 condominium units. Every one was a resale. The 12 months before that also recorded 49 sales, and calendar 2025 recorded 46, against 221 in the 2021 build peak.
What do single-family homes sell for in Arborwood Preserve?
Single-family homes in Arborwood Preserve sold at a $565,000 median across 31 qualified sales in the 12 months through September 25, 2026, from $379,000 to $975,000, or $274 per heated square foot. The median was also $565,000 in the prior 12 months. Homes under 2,000 square feet sold at a $400,000 median.
What are Arborwood Preserve condos selling for?
Arborwood Preserve condominiums sold at a $362,500 median across 18 qualified sales in the 12 months through September 25, 2026, from $300,000 to $450,000, or $194 per heated square foot. Coach Homes units sold at a $330,000 median and Carriage Homes units at $400,000. Use the condo search link at the top of this page for current listings.
What are the Coach Homes and Carriage Homes in Arborwood Preserve?
They are Arborwood Preserve's two condominium products. Coach Homes is 120 units in six-unit buildings built 2017 to 2020. Carriage Homes is four condominiums, I to IV, of 32, 40, 44 and 44 units in four-unit buildings built 2016 to 2022. Each has its own condominium association in addition to the master association.
What are the HOA fees in Arborwood Preserve?
Arborwood Preserve's master association, condominium association and Town Center dues are not published by any first-party source we could reach. Figures circulating online trace to aggregator sites. The estoppel certificate for the exact home states the current assessments; Florida law requires delivery within 10 business days, with the base fee capped at $250.
Does Arborwood Preserve have a CDD?
Yes. City-side homes, Phases 1 to 2C and every condominium, are in the Arborwood Community Development District, created in 2004 by City of Fort Myers Ordinance 3223. Phase 3 homes are in the Gateway Services Community Development District instead. Both assessments appear as non-ad valorem lines on the Lee County property tax bill each November.
How much is the Arborwood CDD assessment?
For FY2026/27, which began October 1, 2026, the Arborwood CDD final budget assesses $730.92 per Coach Homes or Carriage Homes unit, $892.27 per single-family home on a 46 foot lot, $939.72 on a 52 foot lot and $1,129.51 on a 67 foot lot. Each figure includes $66.61 of operations and a debt share.
What CDD do Phase 3 homes in Arborwood Preserve pay?
Phase 3 homes pay the Gateway Services CDD, not the Arborwood CDD. Gateway's August 20, 2026 board packet sets its "Arborwood" class, 143 homes, at $1,085.17 per home for FY2026/27: $752.77 operations, $175.09 lake bank maintenance and $157.32 Series 2023 debt service. FY2025/26 was $1,067.59.
When do the Arborwood CDD bonds mature?
The Series 2014 A-1 and A-2 bonds behind the Arborwood Preserve debt line carry a 6.90 percent rate, with $4,205,000 outstanding at January 1, 2026 and final maturity in May 2036 per the district's FY2027 budget. One 52 foot lot has already prepaid its share. Payoff quotes come from the district manager, Special District Services.
What is the property tax rate in Arborwood Preserve?
It depends on the side of the City line. For 2026, City-side homes in taxing district 090 pay 16.9702 mills, about $1,697.02 per $100,000 of taxable value, plus a $239.80 City fire assessment. Phase 3 homes in district 047, unincorporated Lee County, pay 13.3623 mills, about $1,336.23 per $100,000, including South Trail Fire.
Is Arborwood Preserve in the City of Fort Myers?
Mostly. On the live Lee County parcel layer, 690 of the 833 residential parcels, Phases 1 to 2C and every condominium, are in the City of Fort Myers. The 143 Phase 3 parcels are in unincorporated Lee County, with South Trail Fire coverage and the Gateway Services CDD. Every home has a Fort Myers mailing address.
What ZIP code is Arborwood Preserve?
Every Arborwood Preserve home is in ZIP code 33913, with Fort Myers as the mailing city, on the Lee County roll. The mailing city is a postal name rather than a jurisdiction: 690 parcels are inside the City of Fort Myers and the 143 Phase 3 parcels are in unincorporated Lee County, with different tax rates.
Is Arborwood Preserve gated?
Yes. Arborwood Preserve is gated, with a gate house on the Lee County Property Appraiser's record at 11600 Arborwood Preserve Boulevard. The association does not publish the gate's staffing hours; the Town Center's hours page lists other facilities but not the gate. Gate rules and guest procedures are in the association's member documents.
Does Arborwood Preserve have a golf course?
No golf course appears in Arborwood Preserve's published amenity list, and there is no golf membership in the community's published amenity package. The Town Center instead lists four lighted Har-Tru tennis courts, four pickleball courts, two bocce courts, a resort-style pool with lap lanes, a fitness studio and a clubhouse theater.
What is the Arborwood Preserve Town Center?
The Town Center, at 11730 Arborwood Preserve Boulevard, is the community's amenity building, 23,252 square feet by the community's own description. It holds a fitness studio and 24-hour gym, coffee lounge, clubhouse theater, card and craft rooms, a pool with lap lanes, Sunsets Bar and Grill, tennis, pickleball and bocce courts and a fire pit.
Who owns the Arborwood Preserve Town Center?
The Lee County Property Appraiser lists the Town Center tract, Tract CC-1, as owned by the Arborwood Preserve Property Owners Association, which recorded a $7,089,882 purchase on May 26, 2023 under instrument 2023000190761. The deed was not read, and the 2015 Amenities Declaration described a separate amenities owner, so confirm current amenity fee terms.
What is Arborwood Preserve Lifestyles?
Arborwood Preserve Lifestyles is the community's own website, the first-party source for the Town Center's amenity list, hours, contact number, (239) 888-8800, and dress code. Its amenities page notes that clubs, memberships and amenities "are/may be subject to fees, dues and availability". It publishes no dues amounts, so use the estoppel certificate for those.
Is there a restaurant in Arborwood Preserve?
Yes. Sunsets Bar and Grill is the Town Center's pavilion-covered outdoor dining and bar, serving casual lunch and dinner. Posted hours, checked October 28, 2026, were Wednesday and Thursday 4:00 p.m. to 9:00 p.m. and Friday and Saturday noon to 9:00 p.m. The hours page says times are subject to change.
Is Arborwood Preserve in a flood zone?
No Arborwood Preserve home is in a FEMA special flood hazard area. A census of all 823 home parcels against FEMA's National Flood Hazard Layer on October 28, 2026 placed every one in Zone X, minimal flood hazard, with no base flood elevation, on panels 12071C0434F and 12071C0445F, effective August 28, 2008.
Will the 2027 flood map change affect Arborwood Preserve?
Only the Phase 3 homes are inside its jurisdiction. FEMA's new maps effective March 2, 2027 cover unincorporated Lee County and Estero; the City of Fort Myers is not listed. The 143 Phase 3 parcels are in unincorporated Lee County. Whether any Phase 3 panel changes zone was not published, so check the address then.
What hurricane evacuation zone is Arborwood Preserve in?
All 823 Arborwood Preserve home parcels are in Lee County Evacuation Zone D, surge zone 4, on the county's evacuation layer queried October 28, 2026. Lee County names zones A to E by storm surge exposure, not storm category. An evacuation zone is separate from a FEMA flood zone, so follow county orders for Zone D.
What schools serve Arborwood Preserve?
For 2026-27, every tested Arborwood Preserve address is in Lee County Elementary Proximity Zone J (Colonial, Gateway, Ray V. Pottorf, Treeline), Middle Zone EE (Fort Myers Middle, Paul Laurence Dunbar Middle) and High School East Zone 2. These are choice zones, not single zoned schools. Gateway Charter School runs its own lottery.
What grades did the Arborwood Preserve schools earn in 2026?
In the Florida Department of Education's 2026 grades, Gateway, Treeline and Ray V. Pottorf Elementary earned a B and Colonial a C; Paul Laurence Dunbar Middle earned a B and Fort Myers Middle a C; Gateway High earned an A. Treeline rose from a C, and Gateway Charter School earned an A.
How far is Arborwood Preserve from the airport?
Southwest Florida International Airport's terminal is 3.4 miles straight-line from the center of Arborwood Preserve and 7.8 road miles, about 14.9 minutes in free-flow traffic, using the Census geocoder and OSRM routing on October 28, 2026. Season and the I-75 Daniels Parkway interchange work can lengthen the drive.
How far is Arborwood Preserve from the nearest hospital?
Lee Health's Gulf Coast Medical Center, 13681 Doctors Way, is the nearest hospital: 5.8 miles straight-line and 7.6 road miles, about 14.8 minutes in free-flow traffic from the community's center. Lee Memorial Hospital is 12.1 road miles and HealthPark Medical Center 12.9 road miles, measured October 28, 2026.
How far is Arborwood Preserve from the beach?
Fort Myers Beach, measured to 1000 Estero Boulevard, is 14.4 miles straight-line and 17.9 road miles from the center of Arborwood Preserve, about 32.7 minutes in free-flow traffic. The Sanibel Causeway toll plaza is about 16.4 miles straight-line. Seasonal traffic adds time, so treat these as free-flow estimates.
Who built Arborwood Preserve?
WCI Communities began Arborwood Preserve, buying the land in December 2014 and recording the Master Declaration in November 2015. Lennar completed its purchase of WCI Communities, Inc. on February 10, 2017 for about $642.6 million in cash, per its SEC filing, and building continued under Lennar through the last homes on the county roll in 2023.
When was Arborwood Preserve built?
Arborwood Preserve's homes were built from 2016 to 2023, with a median year built of 2020 on the Lee County file. The live county layer shows 35 homes built in 2016, 164 in 2019, 209 in 2020 and 2 in 2023. No 2024 or 2025 completions appear on the roll, so the community is built out.
Are there new homes for sale in Arborwood Preserve?
No builder is selling new homes in Arborwood Preserve now. The last homes on the Lee County roll date from 2023, the last builder-direct sales on the county record were three in 2023, and none of the 49 sales in the latest 12 months was builder-direct. Every Arborwood Preserve home for sale today is a resale.
What is the most expensive home sold recently in Arborwood Preserve?
The highest sale in the latest 12 months was 11945 Bay Oak Dr, recorded June 10, 2026 at $975,000, a 3,357 square foot single-family home built in 2020. The highest qualified sale in the whole county file is 11900 White Stone Dr at $1,012,500, recorded February 28, 2025.
What is the least expensive way into Arborwood Preserve?
The Coach Homes condominiums on Grand Belvedere Way recorded the lowest prices: seven sales in the latest 12 months at a $330,000 median, from $300,000 to $355,000. The lowest was 11792 Grand Belvedere Way #202 at $300,000, recorded December 17, 2025. Add condominium and master dues, which are not published, to the cost.
How is the Arborwood Preserve housing market right now?
On the Lee County record, Arborwood Preserve's 12-month median rose 3.2 percent to $485,000 on the same 49 sales as the prior year, with single-family homes steady at $565,000 and condominiums up from $350,000 to $362,500. Days on market and active listings are MLS fields being added in our next data refresh.
Do Arborwood Preserve condos need a milestone inspection?
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, under Sections 553.899 and 718.112. The Lee County roll shows no Arborwood Preserve building above two stories, and the oldest condominium dates from 2016, so the rules do not appear to apply. Certificates of occupancy were not reviewed.
What is being built near Arborwood Preserve?
FDOT is converting I-75 Exit 131 at Daniels Parkway to a diverging diamond interchange, about $42.8 million, with completion estimated for summer 2028. Lee County began about $3 million of Treeline Avenue and Daniels Parkway intersection work in May 2026. The school district lists a K-8 school, BBBB, with a projected April 5, 2028 completion.
Are pets allowed in Arborwood Preserve?
Yes, within limits. Section 6.10 of the recorded Master Declaration, read in an earlier review, limits each home to two pets and bars listed breeds. Condominium declarations can add their own rules, and amendments can change the master text, so read the current documents in the estoppel package before you rely on a specific pet.
How do I see Arborwood Preserve homes for sale?
Use the listing links at the top of this page for all Arborwood Preserve homes for sale, single-family houses, or the Coach Homes and Carriage Homes condominiums. Or call Domain Realty Group at 239-441-2816 for a saved search and the recent recorded sales on the streets you are considering.
About Domain Realty Group in Fort Myers
Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Fort Myers is one of our home markets, served from our office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.
Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded sale in Arborwood Preserve's single-family and condominium groups to build this page.
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Offices in Bonita Springs, Naples and Fort Myers:
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Sources
Every figure on this page traces to one of the sources below. No real estate portal, listing site, other brokerage or news site is linked, by policy; news reports from the Business Observer, WGCU and The News-Press are named in the text where used. County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 27, 2026, and web sources were read in October 2026 unless another date is shown. Recorded instruments named by number (the Master Declaration, the Amenities Declaration and the condominium declarations) are Lee County Official Records and are read through the Lee County Clerk's viewer, which has no stable public link.
Figures on this page
- Lee County Property Appraiser, parcel and sale data
- Lee County Property Appraiser, tax roll downloads
- Florida Department of Revenue, property tax data portal (sale qualification codes)
- Lee County GIS, parcels layer (live parcel counts, districts, year built)
- Lee County GIS, parcels layer query, Town Center Tract CC-1 (folio 10572466)
- Lee County Property Appraiser, 2026 Taxing District Millage Book (PDF)
- Lee County Property Appraiser, 2025 Taxing District Millage Book (PDF)
- Lee County Property Appraiser, 2026 notice of proposed taxes, folio 10572441 (11918 White Stone Dr)
- Lee County Property Appraiser, 2026 notice of proposed taxes, folio 10601330 (11506 Shady Palm Way)
- Arborwood Community Development District, home page and FY2026/27 meeting schedule
- Arborwood Community Development District, financial documents
- Arborwood CDD, FY2026/27 Final Budget (PDF)
- Special District Services, assessment payoff and records request form
- Gateway Services CDD, board packet, August 20, 2026: FY2027 budget and assessments (PDF)
- Gateway Services CDD, finance
- Gateway Services CDD, FY2025 audited financial report, Florida Auditor General (PDF)
- City of Fort Myers, FY2027 Budget in Brief
- City of Fort Myers, Resolution 2026-63, fire assessment (document viewer)
- Florida Division of Corporations, Arborwood Preserve Property Owners Association, Inc. (N15000010631)
- Florida Division of Corporations, entity search by name (condominium associations)
- Arborwood Preserve Lifestyles, community home page
- Arborwood Preserve Lifestyles, amenities
- Arborwood Preserve Lifestyles, hours
- Arborwood Preserve Lifestyles, contact
- Arborwood Preserve Lifestyles, dress code
- Arborwood Preserve Lifestyles, location
- Carriage Homes II at Arborwood Preserve, association website
- Lennar, Form 10-Q including the WCI Communities acquisition of February 10, 2017 (SEC)
- Florida Statutes 760.29, housing for older persons
- Florida Statutes 720.307, transition of association control
- Florida Statutes 720.30851, estoppel certificates (homeowners associations)
- Florida Statutes 718.116, assessments and estoppel certificates (condominiums)
- Florida Statutes 718.112, bylaws and structural integrity reserve studies
- Florida Statutes 553.899, mandatory structural inspections
- Florida Statutes 720.303, association records and reserves
- FEMA, National Flood Hazard Layer, flood hazard zones
- FEMA, National Flood Hazard Layer, sample point query at the community's median parcel
- FEMA, National Flood Hazard Layer, FIRM panels
- FEMA, National Flood Hazard Layer, political jurisdictions
- FEMA, National Flood Hazard Layer, letters of map revision
- FEMA, National Flood Hazard Layer, letters of map amendment
- FEMA, National Flood Hazard Layer, base flood elevations
- FEMA, Flood Map Service Center
- FEMA, Letters of Final Determination, 2027
- FEMA, communities with new flood maps effective March 2, 2027 (PDF)
- Lee County, Letter of Final Determination, September 2, 2026 (PDF)
- Lee County, Floodplain Management
- Lee County, flood information
- Lee County Property Appraiser, hurricane evacuation zones layer
- Lee County, evacuation zones dataset
- Lee County, 2024 evacuation zones and shelters map (PDF)
- National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (PDF)
- National Weather Service Miami, Hurricane Ian summary (PDF)
- Florida Department of Environmental Protection, preliminary Hurricane Ian and Nicole report (PDF)
- USGS, post-Ian science
- The School District of Lee County, School Site Locator
- School Site Locator, study area layer
- The School District of Lee County, 2026-27 Student Enrollment Plan
- Florida Department of Education, 2026 school grades
- The School District of Lee County, new construction project updates
- The School District of Lee County, charter schools
- U.S. Census Bureau, geocoder
- OSRM, open source routing machine (drive distances)
- FDOT, I-75 at Daniels Parkway interchange, project 446296-2
Further reading: governance, the CDDs and taxes
- Arborwood CDD, board meeting book, February 16, 2026 (PDF)
- Gateway Services CDD, home
- Gateway Services CDD, documents
- Gateway Services CDD, about the District
- Florida Statutes 190.006, CDD board of supervisors
- Florida Statutes 190.021, CDD taxes and assessments
- Florida Statutes 197.3632, non-ad valorem assessments on the tax bill
- eCFR, 24 CFR part 100 (housing for older persons rules)
Further reading: flood, storms and insurance
- FEMA, National Flood Hazard Layer map service
- FEMA, Community Rating System
- City of Fort Myers, FEMA Community Rating System
- FEMA, flood insurance
- FEMA, understanding Risk Rating 2.0 fact sheet (PDF)
- OpenFEMA, NFIP claims dataset
- Lee County GIS, hurricane evacuation zones
- Florida Office of Insurance Regulation, wind mitigation resources
- Citizens Property Insurance, uniform mitigation verification form changes
- Florida Statutes 627.0629, mitigation discounts