Fort Myers Communities and Neighborhoods
Fort Myers communities and neighborhoods are compared on this page from one dated public record: 120 communities in Fort Myers, FL, from Gateway and Pelican Preserve east of I-75 to Iona, McGregor Boulevard and the Caloosahatchee. Lee County recorded 3,728 qualified home sales across these communities in the 12 months through September 25, 2026 (the newest sale in the county file). Gateway was the busiest with 187 recorded sales at a $440,000 median, followed by Pelican Preserve with 159 at $425,000 and Lexington Country Club with 147 at $275,000. This index is one section of our Fort Myers homes for sale guide. Updated October 2026.
Every community here has a Fort Myers mailing address, but not every one is inside the City of Fort Myers. On the Lee County parcel roll, 26 communities with 16,294 homes are in the City, 86 communities with 41,455 homes are in unincorporated Lee County, and 3 (Gateway, Arborwood Preserve and Alabama Grove Terrace) are split. Fort Myers Beach, North Fort Myers, Cape Coral, Estero, Lehigh Acres, Alva (River Hall), the Estero side of Miromar Lakes and Herons Glen in North Fort Myers are other places and are not counted here.
This page shows every Fort Myers community in one table, then the gate, golf, 55+, builder, fee, flood and jurisdiction facts behind it, a map of the communities by area, a profile of each community with 15 or more recorded sales in the last 12 months, and the checks to make before you buy. 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 Fort Myers community shoppers
- Lee County recorded 3,728 qualified home sales across the 115 top-level Fort Myers community rows in the 12 months through September 25, 2026, against 3,616 in the 12 months before (rows inside another community counted once).
- Those 115 rows hold 62,091 homes on the county roll: 35,777 single family, 25,404 condominium or co-op and 883 manufactured.
- Gateway recorded the most sales, 187 at a $440,000 median, then Pelican Preserve (159 at $425,000) and Lexington Country Club (147 at $275,000), all in the same 12 months.
- Among communities with at least 10 recorded sales, Renaissance had the highest 12-month median at $910,000 and Windsor West the lowest at $64,250.
- Only four communities publish a 24-hour guard on a first-party page: Botanica Lakes, Colonial Country Club, The Forest and Verandah.
- Eight communities have bundled golf, Verandah has golf bundled by deed, and eight more have an optional club, per each club's own pages read in October 2026.
- Eighteen communities have a confirmed community development district (CDD) with FY2027 amounts published by the district, from $89.45 a year on paid-off lots in The Plantation's Bridgetown neighborhood to $6,788.51 on the largest Renaissance estate lots.
- Four communities carry age rules we could read at the rule level (Pelican Preserve, Lee Plantation, Valencia Harbor and Seven Lakes), plus two Whiskey Creek condominium sections.
- In a FEMA flood map sample of 30 to 60 home parcels per community, 42 communities had no sampled parcel in an A or V zone and 50 had every sampled parcel in one.
Every Fort Myers community in one table
Fort Myers communities are listed below by Lee County recorded home sales in the 12 months through September 25, 2026, with home count, product mix, build year, median price and the gate, 55+ and golf facts we could confirm first-party. The 120 communities appear as 119 rows because Portofino Springs and Villa Medici share one county roster. Data updated: October 2026.
We tracked every qualified sale in all 120 Fort Myers communities on the Lee County file, community by community, to build this table, and we matched each community's legal plat names to the parcel roll ourselves rather than relying on a portal's neighborhood boundary. "Recorded sales" here always means DOR-qualified improved sales over $1,000 on home parcels, with bulk deeds that covered two or more homes in one instrument left out. A community name links to its own Domain Realty Group page where that page is live.
| Community | Jurisdiction (taxing district) | Main ZIP | Homes | Single family / condo or co-op / manufactured | Built (median) | Recorded sales 12 mo | Median 12 mo | Gate | 55+ | Golf model |
|---|---|---|---|---|---|---|---|---|---|---|
| Gateway | mixed (047/090) | 33913 | 3,264 | 2,928 / 336 / 0 | 2005 | 187 | $440,000 | not confirmed | not confirmed | optional |
| Pelican Preserve | City (090) | 33913 | 2,342 | 1,600 / 742 / 0 | 2014 | 159 | $425,000 | gated (type not published) | yes (recorded declaration) | optional |
| Lexington Country Club | Lee County (068) | 33908 | 1,478 | 283 / 1,195 / 0 | 1997 | 147 | $275,000 | not confirmed | not confirmed | bundled |
| Timber Creek | Lee County (047/049) | 33913 | 1,308 | 1,308 / 0 / 0 | 2023 | 109 | $550,000 | not confirmed | not confirmed | none found |
| The Plantation | City (090) | 33913 | 1,834 | 1,614 / 220 / 0 | 2014 | 108 | $562,500 | not confirmed | not confirmed | optional |
| Colonial Country Club | City (090) | 33913 | 1,658 | 763 / 895 / 0 | 2005 | 107 | $325,000 | guard, 24 hours | no (records read) | bundled |
| Portico | Lee County (066) | 33905 | 1,376 | 1,376 / 0 / 0 | 2022 | 107 | $354,000 | not confirmed | not confirmed | none found |
| Verandah | Lee County (066) | 33905 | 1,661 | 1,295 / 361 / 0 | 2008 | 106 | $481,500 | guard, 24 hours | no (records read) | bundled by deed |
| Heritage Palms | City (090) | 33966 | 1,661 | 457 / 1,204 / 0 | 2002 | 98 | $382,500 | gated (type not published) | not confirmed | bundled |
| Gulf Harbour | Lee County (068) | 33908 | 1,608 | 355 / 1,253 / 0 | 1999 | 87 | $630,000 | gated (type not published) | no (records read) | optional |
| Esplanade Lake Club | Lee County (071) | 33913 | 759 | 655 / 104 / 0 | 2023 | 79 | $888,473 | not confirmed | not confirmed | no golf course |
| Valencia Harbor | Lee County (066) | 33905 | 95 | 95 / 0 / 0 | 2025 | 75 | $490,202 | gated (type not published) | yes (recorded declaration) | none found |
| Kelly Greens Golf & Country Club | Lee County (068) | 33908 | 938 | 227 / 711 / 0 | 1989 | 74 | $250,000 | gated (type not published) | not confirmed | bundled |
| Whiskey Creek | Lee County (127/129) | 33919 | 1,545 | 851 / 694 / 0 | 1980 | 73 | $322,000 | not gated | two condo sections only | public or semi-private |
| Legends Golf & Country Club | Lee County (047) | 33912 | 1,290 | 498 / 792 / 0 | 2002 | 72 | $299,500 | gated (type not published) | not confirmed | bundled |
| Seven Lakes | Lee County (047) | 33907 | 1,094 | 0 / 1,094 / 0 | 1976 | 68 | $108,550 | not confirmed | yes (association rental rules) | none found |
| Paseo | City (090) | 33912 | 1,143 | 396 / 747 / 0 | 2012 | 67 | $373,500 | gated (type not published) | no (condo declaration) | no golf course |
| Parker Lakes | Lee County (068) | 33919 | 1,052 | 465 / 587 / 0 | 1997 | 65 | $285,000 | not confirmed | not confirmed | none found |
| Ft. Myers Villas | Lee County (121/122) | 33907 | 1,316 | 1,315 / 0 / 0 | 1969 | 60 | $307,500 | not confirmed | not confirmed | none found |
| Cinnamon Cove | Lee County (068) | 33908 | 769 | 163 / 606 / 0 | 1986 | 58 | $220,000 | gated (type not published) | not confirmed | none found |
| Fiddlesticks Country Club | Lee County (047) | 33912 | 576 | 456 / 120 / 0 | 1989 | 54 | $588,575 | not confirmed | not confirmed | bundled |
| The Forest | Lee County (071) | 33908 | 787 | 348 / 439 / 0 | 1985 | 52 | $360,000 | guard, 24 hours | not confirmed | optional |
| Three Oaks | Lee County (071) | 33967 | 1,065 | 1,065 / 0 / 0 | 2001 | 52 | $399,500 | not confirmed | not confirmed | none found |
| Arborwood Preserve | mixed (090/047) | 33913 | 830 | 550 / 280 / 0 | 2020 | 49 | $485,000 | not confirmed | not confirmed | none found |
| Marina Bay | City (090) | 33913 | 788 | 788 / 0 / 0 | 2017 | 43 | $490,000 | not confirmed | not confirmed | none found |
| The Landings | Lee County (068) | 33919 | 1,127 | 85 / 1,042 / 0 | 1983 | 43 | $307,000 | not confirmed | not confirmed | club, model not published |
| Lindsford | City (090) | 33916 | 943 | 943 / 0 / 0 | 2018 | 42 | $336,500 | gated (type not published) | not confirmed | none found |
| Cross Creek Country Club | Lee County (047) | 33912 | 904 | 116 / 788 / 0 | 1986 | 38 | $205,000 | not confirmed | not confirmed | bundled |
| Myerlee | Lee County (068) | 33919 | 700 | 16 / 684 / 0 | 1979 | 38 | $150,000 | not confirmed | not confirmed | none found |
| Olde Hickory Golf & Country Club | Lee County (047) | 33912 | 561 | 175 / 386 / 0 | 1994 | 36 | $263,750 | not confirmed | not confirmed | bundled |
| The Forum | City (090) | 33905 | 722 | 722 / 0 / 0 | 2006 | 36 | $360,000 | not confirmed | not confirmed | none found |
| Royal Woods | Lee County (071) | 33908 | 289 | 193 / 96 / 0 | 1984 | 34 | $152,750 | not confirmed | not confirmed | none found |
| Reflection Lakes | Lee County (047) | 33907 | 812 | 548 / 264 / 0 | 2002 | 33 | $375,000 | callbox or code gate | not confirmed | none found |
| Botanica Lakes | City (090) | 33913 | 674 | 674 / 0 / 0 | 2009 | 32 | $437,500 | guard, 24 hours | not confirmed | none found |
| Reflection Isles | City (090) | 33912 | 526 | 526 / 0 / 0 | 2013 | 31 | $495,000 | gated (type not published) | not confirmed | none found |
| Bell Tower Park | Lee County (047) | 33912 | 475 | 0 / 475 / 0 | 2005 | 29 | $365,000 | not confirmed | not confirmed | none found |
| Heritage Cove | Lee County (068) | 33919 | 529 | 289 / 240 / 0 | 2002 | 29 | $260,000 | gated (type not published) | yes (recorded declarations) | no golf course |
| Eagle Ridge | Lee County (047) | 33912 | 617 | 397 / 220 / 0 | 1987 | 25 | $535,000 | not confirmed | not confirmed | optional |
| Pratt's Preserve | Lee County (047) | 33966 | 145 | 145 / 0 / 0 | 2024 | 24 | $382,758.50 | not confirmed | not confirmed | none found |
| Cross Creek Estates | Lee County (047) | 33912 | 496 | 496 / 0 / 0 | 1995 | 23 | $432,000 | not confirmed | not confirmed | public or semi-private |
| Cypress Landing | City (090) | 33966 | 378 | 378 / 0 / 0 | 2004 | 23 | $175,000 | not confirmed | not confirmed | none found |
| Majestic Palms | Lee County (068) | 33908 | 430 | 0 / 430 / 0 | 2007 | 23 | $260,000 | not confirmed | not confirmed | none found |
| Coves of Estero Bay | Lee County (071) | 33908 | 210 | 210 / 0 / 0 | 2023 | 22 | $371,000 | gated (type not published) | not confirmed | none found |
| Pine Ridge of Fort Myers Village | Lee County (046) | 33905 | 460 | 0 / 460 / 0 | 1986 | 22 | $147,500 | not confirmed | not confirmed | none found |
| Provincetown | Lee County (047) | 33907 | 420 | 0 / 420 / 0 | 1979 | 22 | $113,450 | not confirmed | not confirmed | none found |
| Renaissance | Lee County (047) | 33912 | 379 | 249 / 130 / 0 | 2006 | 21 | $910,000 | not confirmed | not confirmed | club, model not published |
| Shadow Wood Preserve | Lee County (071) | 33908 | 293 | 181 / 112 / 0 | 2005 | 21 | $670,000 | not confirmed | not confirmed | optional |
| Tanglewood | Lee County (124/068) | 33919 | 357 | 357 / 0 / 0 | 1968 | 21 | $430,000 | not confirmed | not confirmed | none found |
| Club at Crystal Lake Condominium | Lee County (068) | 33919 | 299 | 0 / 299 / 0 | 1986 | 20 | $198,750 | not confirmed | not confirmed | none found |
| Crown Colony | Lee County (068) | 33908 | 551 | 352 / 199 / 0 | 2004 | 20 | $508,275 | gated (type not published) | not confirmed | optional |
| Danforth Lakes | Lee County (047) | 33912 | 281 | 281 / 0 / 0 | 2003 | 20 | $402,500 | not confirmed | not confirmed | none found |
| Bentley Crossing | Lee County (046) | 33905 | 44 | 44 / 0 / 0 | 2025 | 19 | $317,345 | gated (type not published) | not confirmed | none found |
| Cypress Lake Country Club | Lee County (104/068) | 33919 | 436 | 296 / 140 / 0 | 1973 | 19 | $315,000 | not confirmed | not confirmed | none found |
| Heritage Pointe | Lee County (068) | 33908 | 383 | 0 / 383 / 0 | 2004 | 19 | $255,000 | not confirmed | not confirmed | none found |
| The Hideaway Country Club | Lee County (047) | 33907 | 483 | 0 / 483 / 0 | 1988 | 19 | $199,900 | not confirmed | not confirmed | optional |
| Town and River | Lee County (102/068) | 33919 | 532 | 466 / 66 / 0 | 1977 | 19 | $825,000 | not confirmed | not confirmed | none found |
| Watermark | City (090) | 33966 | 328 | 328 / 0 / 0 | 2016 | 19 | $366,000 | gated (type not published) | not confirmed | none found |
| Holiday Condo Inc | Lee County (068) | 33908 | 353 | 0 / 0 / 353 | 1988 | 18 | $126,500 | not confirmed | not confirmed | none found |
| Laguna Lakes | Lee County (068) | 33908 | 610 | 374 / 236 / 0 | 2004 | 18 | $372,500 | not confirmed | not confirmed | none found |
| Myerlee Gardens Condo (inside Myerlee) | Lee County (068) | 33919 | 210 | 0 / 210 / 0 | 1986 | 18 | $139,000 | not confirmed | not confirmed | none found |
| Oasis | City (322) | 33916 | 199 | 0 / 199 / 0 | 2008 | 18 | $289,450 | not confirmed | not confirmed | none found |
| Parkwoods Townhouse Community | Lee County (047) | 33907 | 580 | 580 / 0 / 0 | 1980 | 18 | $167,500 | not confirmed | not confirmed | none found |
| Timberwalk (inside Three Oaks) | Lee County (071) | 33967 | 302 | 302 / 0 / 0 | 2006 | 18 | $300,000 | not confirmed | not confirmed | none found |
| Alabama Grove Terrace | mixed (085/322) | 33905 | 248 | 238 / 0 / 1 | 1956 | 17 | $200,000 | not confirmed | not confirmed | none found |
| Brookshire | Lee County (047) | 33966 | 489 | 333 / 156 / 0 | 1988 | 17 | $295,000 | not confirmed | not confirmed | none found |
| Tortuga | Lee County (068) | 33919 | 265 | 130 / 135 / 0 | 2013 | 17 | $280,000 | not confirmed | not confirmed | none found |
| Bonavie Cove | City (090) | 33966 | 197 | 197 / 0 / 0 | 2023 | 16 | $354,500 | gated (type not published) | not confirmed | none found |
| Crystal Lakes | Lee County (046) | 33905 | 283 | 0 / 0 / 283 | 2003 | 16 | $147,500 | gated (type not published) | per park operator; declaration not read | none found |
| Golfview Golf & Racquet Club | Lee County (068) | 33919 | 400 | 0 / 400 / 0 | 1994 | 16 | $231,750 | not confirmed | not confirmed | bundled |
| Island Park Village | Lee County (071) | 33908 | 197 | 88 / 109 / 0 | 1986 | 16 | $95,000 | not confirmed | not confirmed | none found |
| Newport Glen | Lee County (071) | 33908 | 138 | 0 / 138 / 0 | 1986 | 16 | $146,000 | not confirmed | not confirmed | none found |
| Poinsettia Park Mobile Home Co-op Inc | City (090) | 33905 | 322 | 0 / 322 / 0 | 1979 | 16 | $106,000 | gated (type not published) | per association; rule not read | none found |
| River Forest | Lee County (066) | 33905 | 175 | 175 / 0 / 0 | 1974 | 16 | $447,500 | not confirmed | not confirmed | none found |
| Sail Harbour | Lee County (068) | 33908 | 473 | 473 / 0 / 0 | 2006 | 16 | $239,500 | not confirmed | not confirmed | none found |
| Terraverde Country Club | Lee County (071) | 33908 | 360 | 30 / 330 / 0 | 1991 | 16 | $191,500 | not confirmed | not confirmed | public or semi-private |
| Windsor West | City (090) | 33901 | 106 | 0 / 106 / 0 | 1979 | 16 | $64,250 | not confirmed | not confirmed | none found |
| Colonnade at the Forum (inside The Forum) | City (090) | 33905 | 326 | 326 / 0 / 0 | 2005 | 15 | $254,900 | not confirmed | not confirmed | none found |
| Lee Plantation | Lee County (068) | 33908 | 148 | 0 / 0 / 148 | 1990 | 15 | $202,000 | gated (type not published) | yes (recorded declaration) | none found |
| Venetian Palms | Lee County (047) | 33907 | 327 | 0 / 327 / 0 | 2006 | 15 | $120,000 | not confirmed | not confirmed | none found |
| Brighton Pointe | Lee County (046) | 33905 | 50 | 50 / 0 / 0 | 2025 | 14 | $319,999.50 | not confirmed | not confirmed | none found |
| Coco Bay | Lee County (068) | 33908 | 143 | 99 / 44 / 0 | 2005 | 14 | $493,500 | gated (type not published) | not confirmed | none found |
| Eagle Reserve | City (090) | 33966 | 155 | 155 / 0 / 0 | 2021 | 14 | $470,000 | not confirmed | not confirmed | none found |
| Lucaya | Lee County (068) | 33908 | 322 | 28 / 294 / 0 | 2006 | 14 | $277,500 | callbox or code gate | not confirmed | none found |
| Palmetto Cove | Lee County (068) | 33919 | 204 | 0 / 204 / 0 | 2016 | 14 | $226,500 | not confirmed | not confirmed | none found |
| Westbrook | Lee County (071) | 33967 | 341 | 341 / 0 / 0 | 2019 | 14 | $480,250 | not confirmed | not confirmed | none found |
| Emerson Square | Lee County (071) | 33908 | 257 | 173 / 84 / 0 | 2006 | 13 | $360,000 | not confirmed | not confirmed | none found |
| Morse Shores | Lee County (083) | 33905 | 324 | 322 / 0 / 0 | 1968 | 13 | $340,000 | not confirmed | not confirmed | none found |
| Palmlee Park | City (090/258) | 33901 | 474 | 469 / 0 / 0 | 1960 | 13 | $320,000 | not confirmed | not confirmed | none found |
| Province Park | City (090) | 33916 | 289 | 130 / 159 / 0 | 2005 | 13 | $245,000 | callbox or code gate | not confirmed | none found |
| Windsong | Lee County (047) | 33966 | 104 | 104 / 0 / 0 | 2020 | 13 | $370,000 | not confirmed | not confirmed | none found |
| Florimond Manor | Lee County (047) | 33966 | 306 | 306 / 0 / 0 | 1998 | 12 | $460,500 | not confirmed | not confirmed | none found |
| Lakes at Three Oaks (inside Three Oaks) | Lee County (071) | 33967 | 320 | 320 / 0 / 0 | 2000 | 12 | $475,000 | not confirmed | not confirmed | none found |
| McGregor Woods | Lee County (068) | 33908 | 160 | 160 / 0 / 0 | 1984 | 12 | $580,000 | not confirmed | not confirmed | none found |
| Riviera | City (091) | 33916 | 160 | 0 / 160 / 0 | 2007 | 12 | $352,000 | not confirmed | not confirmed | none found |
| Townhomes of San Simeon | City (090) | 33966 | 215 | 215 / 0 / 0 | 2007 | 12 | $239,750 | not confirmed | not confirmed | none found |
| Calusa Palms | Lee County (068) | 33919 | 330 | 146 / 184 / 0 | 2005 | 11 | $300,000 | not confirmed | not confirmed | none found |
| Creekside Preserve | Lee County (071) | 33908 | 168 | 0 / 168 / 0 | 2016 | 11 | $280,000 | gated (type not published) | all ages per association | none found |
| Hendry Creek | Lee County (014) | 33908 | 65 | 65 / 0 / 0 | 1988 | 11 | $660,000 | not confirmed | not confirmed | none found |
| High Point Place | City (091) | 33901 | 271 | 0 / 271 / 0 | 2007 | 11 | $575,000 | not confirmed | not confirmed | none found |
| Island Park Woodlands | Lee County (071) | 33908 | 104 | 94 / 10 / 0 | 1982 | 11 | $335,000 | not confirmed | not confirmed | none found |
| Marbella on Cypress | City (090) | 33966 | 262 | 214 / 48 / 0 | 2017 | 11 | $272,000 | not confirmed | not confirmed | none found |
| Summerlin Woods | Lee County (068) | 33919 | 264 | 0 / 264 / 0 | 1987 | 11 | $140,000 | callbox or code gate | not confirmed | none found |
| The Colony * | Lee County (047) | 33912 | 277 | 277 / 0 / 0 | 1994 | 11 | $375,000 | not confirmed | not confirmed | none found |
| The Residence | City (090) | 33901 | 191 | 0 / 191 / 0 | 2005 | 11 | $118,000 | not confirmed | not confirmed | none found |
| Briarcliff | Lee County (047/071) | 33912 | 108 | 105 / 0 / 0 | 1985 | 10 | $672,500 | not confirmed | not confirmed | none found |
| Cypress Woods RV Resort | Lee County (046) | 33905 | 97 | 0 / 0 / 97 | 2008 | 10 | $275,000 | not confirmed | not confirmed | none found |
| Gardens at Beachwalk | Lee County (068) | 33908 | 319 | 0 / 319 / 0 | 2004 | 10 | $160,000 | not confirmed | not confirmed | none found |
| Portofino Springs (includes the Villa Medici village) * | Lee County (068) | 33908 | 201 | 201 / 0 / 0 | 2016 | 10 | $240,000 | not confirmed | not confirmed | none found |
| Cedarbend | City (090) | 33919 | 260 | 260 / 0 / 0 | 1983 | 9 | $135,000 | not confirmed | not confirmed | none found |
| Island Park | Lee County (160) | 33908 | 134 | 134 / 0 / 0 | 1980 | 9 | $660,000 | not confirmed | not confirmed | none found |
| Principia | Lee County (068) | 33919 | 323 | 239 / 84 / 0 | 1975 | 9 | $275,900 | not confirmed | not confirmed | none found |
| South Pointe Villas Condo | Lee County (068) | 33919 | 199 | 0 / 199 / 0 | 1980 | 9 | $127,000 | not confirmed | not confirmed | none found |
| Caloosa Yacht & Racquet Club | Lee County (068) | 33919 | 103 | 87 / 16 / 0 | 1989 | 8 | $562,500 | not confirmed | not confirmed | none found |
| McGregor Groves | Lee County (068) | 33919 | 273 | 273 / 0 / 0 | 1958 | 8 | $312,000 | not confirmed | not confirmed | none found |
| The Cove at Six Mile | City (090) | 33966 | 196 | 0 / 196 / 0 | 2006 | 8 | $162,000 | not confirmed | not confirmed | none found |
| The Park at Lakewood | Lee County (068) | 33919 | 176 | 0 / 176 / 0 | 2005 | 8 | $162,450 | not confirmed | not confirmed | none found |
| Buckingham Park | Lee County (046/281/049) | 33905 | 164 | 161 / 0 / 1 | 1991 | 7 | $689,000 | not confirmed | not confirmed | none found |
| Cypress Lake Estates | Lee County (068) | 33919 | 135 | 1 / 134 / 0 | 1987 | 4 | $146,750 | not confirmed | not confirmed | none found |
| Peppertree Pointe | Lee County (068) | 33908 | 76 | 32 / 44 / 0 | 2004 | 2 | $497,500 | not confirmed | not confirmed | none found |
Source: Lee County Property Appraiser parcel roll and sale files, DOR-qualified improved sales over $1,000 on home parcels, bulk deeds excluded; 12 months = September 26, 2025 to September 25, 2026; index built October 28, 2026. Home counts are home parcels (single family, mobile home, condominium, cooperative and small multifamily use codes) matched to each community's legal plat names; "Built (median)" is the median year built of those homes. Jurisdiction comes from each parcel's taxing and fire district on the Lee County parcel layer (City = City of Fort Myers, Lee County = unincorporated). Gate, 55+ and golf words follow first-party evidence only: "not confirmed" means no association, club, builder or recorded document we could read said so, not that the feature is absent. * County figures cover the plats named in our roster; the community may include more. Rows marked "inside" are part of another row and are never added to it in any total on this page.
How to read the table: the home count and product mix show what a community is made of, the recorded-sales and median columns show how much changed hands in the latest 12 months, and the last three columns are the rules that most often decide whether a community fits a search. Medians mix product types: a community with mostly condominiums will show a lower median than a mostly single-family neighborhood next door even when the houses sell for more, so the price section below splits single-family and condominium medians where the county record allows. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh; the listing links near the end of the page show current inventory now.
Flood, CDD and leases at a glance
Fort Myers communities differ most on four ownership facts: how much of the community sits in a FEMA high-risk flood zone, whether a community development district bills a yearly assessment on the tax bill, the minimum lease term and the pet rule. The table covers the 50 communities with the most recorded sales in the latest 12 months. Data updated: October 2026.
| Community | FEMA sample: home parcels in an A or V zone | CDD (FY2027 per unit on the tax bill) | Minimum lease (first-party) | Pets (first-party) |
|---|---|---|---|---|
| Gateway | 0 of 30 | Gateway Services CDD, about $1,300 a year (FY2027 packet; confirm on the November 2026 tax bill) | not confirmed | not confirmed |
| Pelican Preserve | 7 of 60 | Gateway Services CDD: $1,187.25 single family, $1,050.19 multifamily (FY2027) | no master minimum published; neighborhood approval | with association approval |
| Lexington Country Club | 60 of 60 | not confirmed | not confirmed | not confirmed |
| Timber Creek | 0 of 30 | Timber Creek Southwest CDD: debt $608.17 to $1,824.57 a year plus O&M | not confirmed | not confirmed |
| The Plantation | 0 of 60 | Arborwood CDD (Somerset and Bridgetown): $89.45 to $1,779.04 | not confirmed | not confirmed |
| Colonial Country Club | 60 of 60 | Colonial Country Club CDD: $330.00 to $1,509.80 | set by each neighborhood association | not confirmed |
| Portico | 0 of 30 | Portico CDD: $726.68 to $1,432.17 (operations plus debt) | not confirmed | not confirmed |
| Verandah | 36 of 60 | Verandah East and West CDDs: $949.69 to $4,084.27 | 30 days; up to 3 leases a year | not confirmed |
| Heritage Palms | 0 of 60 | Heritage Palms CDD: $575 (no bond debt) | 28 days | lessee pets restricted (Governing Docs s. 5.18) |
| Gulf Harbour | 49 of 60 | none | set by each condominium declaration | not confirmed |
| Esplanade Lake Club | 0 of 30 | Esplanade Lake Club CDD: $2,091.20 to $3,321.06 | not confirmed | not confirmed |
| Valencia Harbor | 0 of 60 | none found | not confirmed | not confirmed |
| Kelly Greens Golf & Country Club | 60 of 60 | not confirmed | one month | not confirmed |
| Whiskey Creek | 3 of 60 | none | 7 days (deed restrictions) | not confirmed |
| Legends Golf & Country Club | 0 of 30 | not confirmed | 30 days to one year (tenant transfer) | not confirmed |
| Seven Lakes | 17 of 30 | not confirmed | 120 days | one pet under 25 lb |
| Paseo | 60 of 60 | Paseo CDD: $2,555.29 condo, $2,988.53 single family or villa | not confirmed | not confirmed |
| Parker Lakes | 30 of 30 | none | not confirmed | not confirmed |
| Ft. Myers Villas | 0 of 30 | not confirmed | not confirmed | not confirmed |
| Cinnamon Cove | 55 of 60 | not confirmed | not confirmed | not confirmed |
| Fiddlesticks Country Club | 0 of 60 | not confirmed | not confirmed | not confirmed |
| The Forest | 60 of 60 | none | not confirmed | not confirmed |
| Three Oaks | 0 of 30 | not confirmed | not confirmed | not confirmed |
| Arborwood Preserve | 0 of 30 | Arborwood CDD: $730.92 to $1,129.51; some units in Gateway Services CDD | not confirmed | not confirmed |
| Marina Bay | 0 of 60 | Arborwood CDD: $349.72 to $505.72 | not confirmed | not confirmed |
| The Landings | 35 of 60 | not confirmed | not confirmed | not confirmed |
| Lindsford | 16 of 30 | Waterford Landing CDD: $1,285.00 (FY2027) | not confirmed | not confirmed |
| Cross Creek Country Club | 1 of 30 | not confirmed | not confirmed | not confirmed |
| Myerlee | 30 of 30 | not confirmed | not confirmed | not confirmed |
| Olde Hickory Golf & Country Club | 0 of 30 | not confirmed | not confirmed | not confirmed |
| The Forum | 25 of 30 | not confirmed | not confirmed | not confirmed |
| Royal Woods | 60 of 60 | not confirmed | not confirmed | not confirmed |
| Reflection Lakes | 30 of 30 | not confirmed | not confirmed | not confirmed |
| Botanica Lakes | 0 of 60 | Arborwood CDD: $425.72 to $465.72 | not confirmed | not confirmed |
| Reflection Isles | 28 of 30 | not confirmed | not confirmed | not confirmed |
| Bell Tower Park | 0 of 30 | not confirmed | not confirmed | not confirmed |
| Heritage Cove | 30 of 30 | none found | 30 days (master; sections vary) | not confirmed |
| Eagle Ridge | 0 of 30 | none | not confirmed | not confirmed |
| Pratt's Preserve | 30 of 30 | not confirmed | not confirmed | not confirmed |
| Cross Creek Estates | 0 of 30 | not confirmed | not confirmed | not confirmed |
| Cypress Landing | 0 of 60 | not confirmed | not confirmed | not confirmed |
| Majestic Palms | 30 of 30 | not confirmed | not confirmed | not confirmed |
| Coves of Estero Bay | 30 of 30 | not confirmed | not confirmed | not confirmed |
| Pine Ridge of Fort Myers Village | 0 of 30 | not confirmed | not confirmed | not confirmed |
| Provincetown | 59 of 60 | not confirmed | not confirmed | not confirmed |
| Renaissance | 0 of 30 | Renaissance CDD: $1,406.77 to $6,788.51 | not confirmed | not confirmed |
| Shadow Wood Preserve | 30 of 30 | not confirmed | not confirmed | not confirmed |
| Tanglewood | 0 of 30 | not confirmed | not confirmed | not confirmed |
| Club at Crystal Lake Condominium | 30 of 30 | not confirmed | not confirmed | not confirmed |
| Crown Colony | 30 of 30 | not confirmed | not confirmed | not confirmed |
Source: FEMA National Flood Hazard Layer sampled at 30 to 60 random home parcels per community (seed 20261027; a sample is a screen, not a determination); CDD amounts are the FY2027 (October 1, 2026 to September 30, 2027) per-unit figures in each district's own adopted, final or proposed budget or assessment schedule as labeled; leases and pets are shown only where an association, club or recorded document states them. "Not confirmed" means the rule sits in documents that are not public online: ask for the declaration, the rules and the estoppel certificate before you write an offer.
A few patterns stand out. The communities with the most sales east of I-75 (Gateway, Timber Creek, The Plantation, Esplanade Lake Club, Arborwood Preserve, Marina Bay and Botanica Lakes) show no sampled parcel in an A or V zone, while most communities along Iona, McGregor Boulevard and the Summerlin corridor had every sampled parcel in Zone AE. Most of the newer master-planned communities carry a CDD line on the tax bill; the older golf communities around Iona generally do not have one we could confirm. And lease rules are first-party public for only a handful of communities, which is why the estoppel and the declaration matter more than any summary.
Which Fort Myers communities are gated?
Fort Myers communities with a published 24-hour guard are Botanica Lakes, Colonial Country Club, The Forest and Verandah; 21 more are gated per their own association, club or builder without published staffing, and four use a callbox, app or code gate. Whiskey Creek is confirmed not gated; for the other 89 rows no first-party source states the gate.
This page uses six gate words and nothing else. "Guard, 24 hours" appears only where the association, club or a recorded plan published the hours. "Guard, part day" would apply to a gate staffed for part of the day; no Fort Myers community's own pages published a part-day schedule for its main gate in October 2026. "Callbox or code gate" means an unstaffed gate run by a code, app, virtual guard or credential. "Gated (type not published)" means the association, club or builder says gated but does not say how the gate is staffed. "Not gated" appears only where a first-party source says so. "Not confirmed" covers everything else, including communities that brokers and portals call gated without a first-party statement behind it.
Guard, 24 hours
- Botanica Lakes (674 homes, 32 recorded sales in 12 months)
- Colonial Country Club (1,658 homes, 107 recorded sales in 12 months)
- The Forest (787 homes, 52 recorded sales in 12 months)
- Verandah (1,661 homes, 106 recorded sales in 12 months)
Verandah's main gate is staffed 24 hours and its Tropic Gate kiosk runs 24 hours under a virtual guard service, with guests pre-authorized through an app. Colonial Country Club has two gated entrances with 24-hour staffed access control and barcode decals, and tenants and guests register with the club office. The Forest's main gate was manned 24 hours in its May 2022 emergency plan, while its Island Park gate was manned 7 AM to 10 PM. Botanica Lakes' association lists a "24 Hours Guarded Entry Point" on its Sales and Leasing page.
Gated (type not published)
- Bentley Crossing (44 homes, 19 recorded sales in 12 months)
- Bonavie Cove (197 homes, 16 recorded sales in 12 months)
- Cinnamon Cove (769 homes, 58 recorded sales in 12 months)
- Coco Bay (143 homes, 14 recorded sales in 12 months)
- Coves of Estero Bay (210 homes, 22 recorded sales in 12 months)
- Creekside Preserve (168 homes, 11 recorded sales in 12 months)
- Crown Colony (551 homes, 20 recorded sales in 12 months)
- Crystal Lakes (283 homes, 16 recorded sales in 12 months)
- Gulf Harbour (1,608 homes, 87 recorded sales in 12 months)
- Heritage Cove (529 homes, 29 recorded sales in 12 months)
- Heritage Palms (1,661 homes, 98 recorded sales in 12 months)
- Kelly Greens Golf & Country Club (938 homes, 74 recorded sales in 12 months)
- Lee Plantation (148 homes, 15 recorded sales in 12 months)
- Legends Golf & Country Club (1,290 homes, 72 recorded sales in 12 months)
- Lindsford (943 homes, 42 recorded sales in 12 months)
- Paseo (1,143 homes, 67 recorded sales in 12 months)
- Pelican Preserve (2,342 homes, 159 recorded sales in 12 months)
- Poinsettia Park Mobile Home Co-op Inc (322 homes, 16 recorded sales in 12 months)
- Reflection Isles (526 homes, 31 recorded sales in 12 months)
- Valencia Harbor (95 homes, 75 recorded sales in 12 months)
- Watermark (328 homes, 19 recorded sales in 12 months)
Pelican Preserve and Valencia Harbor both describe a staffed gatehouse, and Paseo describes guard gating, but none of the three publishes the hours. Heritage Palms' main guardhouse is an asset of its CDD. Fiddlesticks Country Club is not in this list because its gate is described only by third parties; the club's own membership packet describes 24-hour roving security.
Callbox or code gate
- Lucaya (322 homes, 14 recorded sales in 12 months)
- Province Park (289 homes, 13 recorded sales in 12 months)
- Reflection Lakes (812 homes, 33 recorded sales in 12 months)
- Summerlin Woods (264 homes, 11 recorded sales in 12 months)
Lucaya's association describes an app-controlled gate, Province Park's Avian Place rules say entrance is through the Envera security system, and Summerlin Woods sells gate window stickers and wallet cards to residents. Reflection Lakes' January 2025 Rules and Regulations describe unstaffed vehicle gates opened by keycard, RFID sticker or app, with call boxes for visitors.
Not gated
- Whiskey Creek (1,545 homes, 73 recorded sales in 12 months)
Whiskey Creek was originally planned as a gated community, but plans changed and it was built with open streets entered from McGregor Boulevard and College Parkway, per its civic association's history. Brokers sometimes call it gated; the civic association's own account says otherwise.
Gates the county record cannot show
A gate is a feature of the association, not of the deed, so the Lee County file says nothing about it. Inside a master area such as Gateway, some neighborhoods have a guard house, some a code gate and some open streets; Gateway's master area as a whole is not confirmed as gated. The same is true of Three Oaks (Timberwalk and the Lakes at Three Oaks set their own access), The Forum (Colonnade at the Forum is a separate association) and the Cross Creek area. If a staffed gate matters to your search, ask the association for its current gate staffing schedule and the guest registration system, because hours can change with a budget vote.
Which Fort Myers communities have golf, and is membership included?
Fort Myers communities with bundled golf, where membership comes with the home, are Colonial Country Club, Cross Creek, Fiddlesticks, Golfview, Heritage Palms, Kelly Greens, Legends, Lexington and Olde Hickory; Verandah's club is bundled by deed on some lots. Gateway, Gulf Harbour, Pelican Preserve, The Forest, The Plantation, Crown Colony, Eagle Ridge, Shadow Wood Preserve and The Hideaway have optional clubs. Data updated: October 2026.
The membership model decides more about the yearly cost than the course does, so this page sorts every club into one of five models taken from the club's own pages:
- Bundled: every home is a member and the club cost is part of the master assessment or a required membership.
- Bundled by deed: membership is mandatory only on lots named in a recorded club declaration; other lots are voluntary.
- Mandatory social with optional golf: every home carries a social membership and golf is an add-on. No Fort Myers club on our list publishes this model; Colonial Country Club's Lakes Village (social plus pay-as-you-play golf) is the closest, and it sits inside a bundled club.
- Optional (equity or non-equity): owners may join or not; the club sells memberships separately.
- Public or semi-private: the course takes public play, with or without a membership program.
Fort Myers golf clubs and what they publish
| Club | Community | Holes and designer | Model | Published cost (date) |
|---|---|---|---|---|
| Heritage Palms Golf and Country Club | Heritage Palms | 36 (Royal, Sabal), Azinger and Lewis | bundled | 2026 master total $9,441 per unit; $500 food and beverage minimum; $7,500 resale capital assessment |
| Colonial Country Club | Colonial Country Club | 18, par 72, Gordon Lewis, opened early 2003 | bundled (Golf Village); social plus pay-as-you-play (Lakes Village) | 2026 master: Golf $11,975, Lakes $5,897; resale contribution Golf $5,000 ($5,500 for contracts on or after November 1, 2026) |
| Lexington Country Club | Lexington Country Club | 18, Gordon Lewis 1995, Kipp Schulties redesign from 2017 | bundled | May to December 2026: $2,667 a quarter Golf Village, $1,849 a quarter non-golf, plus neighborhood fees |
| Legends Golf and Country Club | Legends Golf and Country Club | 18, par 72, Joe Lee, opened early 1999 | bundled | Resale capital contribution $10,000; dues not published |
| Kelly Greens Golf and Country Club | Kelly Greens | 18, par 72, Gordon Lewis | bundled | Owner cart $28 for 18 holes (2026-27 rates); new member fee not published |
| Fiddlesticks Country Club | Fiddlesticks | 36 (Long Mean, Loch Ness) | bundled (equity required) | $115,000 initiation line and $2,000 closing fee (2024 sheet); 2026 dues not published |
| Olde Hickory Golf and Country Club | Olde Hickory | 18, Ron Garl, renovated 2013 | bundled | not published |
| Golfview Golf and Racquet Club | Golfview | 9, par 3 | bundled (unlimited play in the monthly fee) | not published |
| The Verandah Club | Verandah | 36 (Old Orange by Bob Cupp, Whispering Oak by Jack Nicklaus II) | bundled by deed | Recorded January 2024: Club tier $21,000 initiation and $2,334.60 dues; Full Golf $75,000 and $10,904.52 |
| The Club at Pelican Preserve | Pelican Preserve | 27 (Heron, Egret, Ibis), Chip Powell | optional, non-equity | January 2026: golf initiation $25,000 refundable or $15,000 non-refundable; couple dues $11,600 |
| Gulf Harbour Yacht and Country Club | Gulf Harbour | 18 | optional equity (since 1999) | not published |
| The Forest Country Club | The Forest | 36 (Bear, Bobcat), par 72 each | optional equity, non-bundled | not published |
| The Club at Gateway | Gateway | 18, par 72, 6,981 yards, Tom Fazio, 1989 | optional | not published |
| Plantation Golf and Country Club | The Plantation | 18, Hurdzan and Fry | optional | not published |
| The Golf Club at Crown Colony | Crown Colony | 18, Ron Garl, established 2001 | optional | not published ("call the club") |
| Shadow Wood Country Club | Shadow Wood Preserve | 54 in total; the Preserve course is inside the community | optional | not published |
| The Hideaway Country Club | The Hideaway | 18, par 67, built 1984 | optional | not published (rate sheets are images) |
| Whiskey Creek Country Club | Whiskey Creek | 18, par 60 executive, opened 1974 | public or semi-private | 12-month single golfer $2,500 |
| Cross Creek | Cross Creek Country Club and Cross Creek Estates | 18, par 60 executive, Arthur Hills, built 1987 | public or semi-private | Public play $25 to $78 by season |
| Terraverde Country Club | Terraverde | 9, par 27, Gordon G. Lewis, 1987 | public | by phone only |
Source: each club's own membership, rate, real estate or golf pages and recorded club declarations, read October 2026 (dates as shown). No third-party dues figure is used; "not published" means the club gives prices only on request. Paseo, Esplanade Lake Club and Heritage Cove have no golf course. The Club at Renaissance and The Landings Yacht, Golf and Tennis Club are private clubs whose membership model is not published.
Public and City golf courses in Fort Myers
Two City of Fort Myers courses are public and serve no single community. Fort Myers Country Club at 3591 McGregor Blvd is an 18-hole Donald Ross design that opened in December 1917, and Eastwood Golf Course at 4600 Bruce Herd Ln is an 18-hole, par 72 Robert von Hagge and Bruce Devlin design that opened September 9, 1977. The City's golf FAQ says it is not offering new memberships at this time; Resolution 2025-87 sets the annual pass fees for existing passholders and the daily rate ranges. Cypress Lake Golf Club at 6767 Winkler Rd is a private equity club that is not part of any community's fees: as of May 1, 2026 it lists a $35,000 equity stock purchase and family golf dues of $13,230 plus tax.
How golf changes the cost of a home
In a bundled community the club cost arrives with the home whether you play or not, so compare the master assessment and the resale capital contribution, not just the price. In an optional club the home can cost less to carry, but the initiation fee and any waitlist decide whether you can join later. A community whose club is bundled by deed, like Verandah, can have neighbors on the same street with different obligations, so check the club declaration's exhibit for the exact lot. Ask every club for its current dues, initiation or capital contribution, food and beverage minimum and any special assessment before you write an offer.
Which Fort Myers communities are 55+?
Fort Myers communities with an age rule we could read are Pelican Preserve, Valencia Harbor and Heritage Cove (recorded declarations), Lee Plantation (recorded Declaration of Protective Covenants), Seven Lakes (association rental rules) and two Whiskey Creek condominium sections. Crystal Lakes and Poinsettia Park are 55+ per the operator or association; their recorded documents were not read.
Florida repealed its 55+ community registry effective July 1, 2020, so there is no state list to check. A community qualifies as housing for older persons under Florida Statutes 760.29 when it is intended and operated for occupancy by persons 55 or older and at least 80 percent of occupied units have one such occupant, with published policies to show it. That is why this page names a community 55+ only when we could read the rule itself, and why a buyer should always confirm age rules in the recorded declaration. Our 55+ communities in Fort Myers page compares each age-restricted community's recorded rule, prices and fees side by side.
55+ by recorded instrument or association rule
- Pelican Preserve: the 2001 Community Declaration, Lee County Instrument 5303163, OR Book 3535, Page 4531, requires at least one occupant 55 or older in every occupied home.
- Heritage Cove: the master declaration was amended June 13, 2002 (OR Book 3669, Page 3366) to add Section 5.30, "55 or over age community," and each of the 12 neighborhood declarations carries its own recorded 55+ article or amendment.
- Lee Plantation: the Declaration of Protective Covenants updated March 18, 2026 states the community is housing for older persons under the Fair Housing Amendments Act of 1988 and the Housing for Older Persons Act of 1995.
- Valencia Harbor: the Amended and Restated Declaration, Lee County Instrument 2025000237791, recorded September 4, 2025, requires at least one occupant 55 or older per home and lets the board allow up to 20 percent of homes to be occupied only by persons under 55, with age verification before any sale or lease.
- Seven Lakes: the association's rental procedures, current as of December 1, 2023, require at least one permanent occupant 55 or older and carry a notice that the association verifies its 80 percent status every odd-numbered year. The recorded declarations were not pulled for this page.
- Whiskey Creek, two sections only: Village Green Section One's rules (revised March 28, 2019) and Section Eleven's own site say 55+. Whiskey Creek as a whole is not age restricted.
55+ per the operator or association (declaration not read)
- Crystal Lakes: the operator calls it an age-qualified manufactured-home community.
- Poinsettia Park Mobile Home Co-op: the cooperative's site calls it over 55.
Labels we do not repeat
Directory and portal sites label several Fort Myers communities 55+ without a recorded rule behind the label. For Cinnamon Cove, Pine Ridge of Fort Myers Village, The Hideaway Country Club, Legends Golf and Country Club and Esplanade Lake Club, this page shows 55+ as "not confirmed". The recorded documents we did read point the other way for three communities that portals sometimes tag: Paseo's Declaration of Condominium (s. 12.3) places no restriction on ages, Verandah's 2002 master declaration has no age text, and Colonial Country Club's documents reviewed for its page carry no age rule. If a 55+ rule matters to your search, ask for the recorded declaration and the association's age verification policy.
Where are builders still selling new homes in Fort Myers communities?
Builders still selling new homes in Fort Myers communities in October 2026 are GL Homes at Valencia Harbor, Mattamy Homes at Bonavie Cove, D.R. Horton at Bentley Crossing and MHC at Crystal Lakes, and the Majestic Palms developer shows a building under construction. Timber Creek, Esplanade Lake Club and Portico are sold out per their builders.
| Community | Builder | Status (read October 28, 2026) | Published starting price | New-home closings on the county record, 12 months |
|---|---|---|---|---|
| Valencia Harbor | GL Homes | selling; 16 plans listed; 55+ by recorded declaration | 16 plans from $352,900 to $600,900 | 75 (all builder first sales; many more homes under construction) |
| Bonavie Cove | Mattamy Homes | selling; 5 quick move-in homes | from $362,990 | 10 |
| Bentley Crossing | D.R. Horton | selling; 13 homes listed for sale | from $299,999 | 18 |
| Crystal Lakes | MHC | new manufactured homes with a model | not published | 0 |
| Majestic Palms | developer | Building 5 shown under construction | not published | 0 |
| Brighton Pointe | D.R. Horton | sources conflict; check with the builder | not published | 13 |
| Timber Creek | Lennar | sold out per Lennar | none | 35 |
| Esplanade Lake Club | Taylor Morrison | sold out per Taylor Morrison | none | 30 |
| Portico | Lennar | new homes sold out per Lennar | none | 42 |
| Pratt's Preserve | Lennar | opened January 2024; no new inventory found | none | 22 |
| Coves of Estero Bay | KB Home | sell-out not confirmed | not published | 12 |
| Verandah | Neal Communities (Heritage Preserve) | sell-out not confirmed | not published | 11 |
Source: each builder's or operator's own community page, read October 28, 2026 (prices change weekly and are shown as published); Lennar newsroom, January 18, 2024; county new-home closings are sales of homes built in the sale year or the year before on the Lee County file, 12 months through September 25, 2026. Westbrook shows no new-home closing in the 12 months.
Builder "from" prices are base prices before lot premiums, options and incentives, and they move often, so treat them as a starting point dated to the day we read them. A new-home closing count on the county record shows the builder delivered homes in the window; it does not prove inventory remains. Ask each builder for the CDD and HOA amounts that will apply to your lot, the build timeline and the deposit schedule, and remember that a builder's own sales agent represents the builder.
What do HOA, club and CDD fees cost in Fort Myers communities?
Fort Myers community fees come in three layers: the master and neighborhood association fees, any club dues, and a CDD assessment billed on the Lee County tax bill. Data updated: October 2026. Eighteen communities have a confirmed CDD with published FY2027 amounts; association fees are public for only a handful, so ask every association for the estoppel certificate.
Community development districts serving Fort Myers communities
| Community | District and FY2027 amount per unit (gross, on the November 2026 tax bill) |
|---|---|
| Arborwood Preserve | Arborwood CDD: $730.92 to $1,129.51; some units in Gateway Services CDD |
| Botanica Lakes | Arborwood CDD: $425.72 to $465.72 |
| Colonial Country Club | Colonial Country Club CDD: $330.00 to $1,509.80 |
| Esplanade Lake Club | Esplanade Lake Club CDD: $2,091.20 to $3,321.06 |
| Gateway | Gateway Services CDD, about $1,300 a year (FY2027 packet; confirm on the November 2026 tax bill) |
| Heritage Palms | Heritage Palms CDD: $575 (no bond debt) |
| Laguna Lakes | Laguna Lakes CDD: $1,467.97 to $1,928.85 ($1,007.66 to $1,054.27 prepaid lots) |
| Lindsford | Waterford Landing CDD: $1,285.00 (FY2027) |
| Lucaya | Lucaya CDD: $1,837.96 to $2,750.53 (includes a water line) |
| Marina Bay | Arborwood CDD: $349.72 to $505.72 |
| Paseo | Paseo CDD: $2,555.29 condo, $2,988.53 single family or villa |
| Pelican Preserve | Gateway Services CDD: $1,187.25 single family, $1,050.19 multifamily (FY2027) |
| Portico | Portico CDD: $726.68 to $1,432.17 (operations plus debt) |
| Renaissance | Renaissance CDD: $1,406.77 to $6,788.51 |
| Sail Harbour | Sail Harbour CDD: $1,374.71 |
| The Plantation | Arborwood CDD (Somerset and Bridgetown): $89.45 to $1,779.04 |
| Timber Creek | Timber Creek Southwest CDD: debt $608.17 to $1,824.57 a year plus O&M |
| Verandah | Verandah East and West CDDs: $949.69 to $4,084.27 |
Source: each district's FY2027 (FY2026/27) adopted or final budget or assessment schedule, read October 2026, except Timber Creek Southwest (proposed budget of January 15, 2026; adoption not confirmed) and Gateway Services (the Pelican Preserve figure is the adopted Resolution 2026-20 amount; the Gateway figure is the FY2027 board packet amount, so confirm it on the November 2026 tax bill). Amounts are gross per unit before the early-payment discount.
How to read a CDD line on the tax bill
A CDD is a special district created under Chapter 190 of the Florida Statutes to build and maintain community infrastructure such as lakes, roads and drainage. Its assessment arrives as a non-ad valorem line on the November Lee County tax bill, usually in two parts: operations and maintenance, which the board sets each year, and debt service, which repays the bonds and stays fixed until they are paid off. That is why amounts within one community vary: in The Plantation and the Arborwood CDD, a lot that has paid off its bond share pays far less than its neighbor. Several districts publish a final bond year, for example Colonial Country Club CDD (last principal May 2033), Paseo CDD (May 1, 2036), Timber Creek Southwest (2050 and 2051) and Esplanade Lake Club (2050 and 2055). Lucaya's CDD even carries a bulk water charge inside the assessment.
Association and club fees we can print
First-party, dated association figures are public for these communities: Heritage Palms ($9,441 per unit master total for 2026), Colonial Country Club (2026 master Golf $11,975, Lakes $5,897), Verandah (Verandah Community Association 2026 budget $2,456 to $5,820 by product, $3,000 capital contribution and a 0.25 percent transfer fee), Lexington Country Club (May to December 2026 fee schedule above), Botanica Lakes ($400 a month effective January 1, 2025), Whiskey Creek (voluntary civic dues of $125 a household) and Paseo (a $2,500 condominium master capital contribution). Every other community shows "fee varies by association; ask for the estoppel certificate", because listing-reported fees are often out of date and do not separate the master, neighborhood and club layers.
The estoppel certificate
Florida associations issue an estoppel certificate that states the regular assessment, the paid-through date, scheduled special assessments, transfer and capital contribution fees and any open violations. It is the one document that shows what a specific home owes on the day it changes hands, so a buyer should read it, with the budget and the declaration, before the inspection period ends.
Property tax rates for Fort Myers taxing districts
The 2026 millage for taxing district 090 (City of Fort Myers) is 16.9702 mills, or about $1,697 per $100,000 of taxable value. Other 2026 district totals from the Lee County Property Appraiser's millage book: 068 (Iona McGregor fire) 13.3623, 071 (San Carlos fire) 12.8482, 066 (Fort Myers Shores fire) 13.6123, and 127 and 129 (Whiskey Creek) 14.3623. A buyer's tax bill also depends on the new assessed value after the sale and on exemptions, so ask for an estimate on the specific parcel.
Which Fort Myers communities sell for the most, and which cost the least?
Fort Myers communities with the highest 12-month county median, among those with at least 10 recorded sales, were Renaissance ($910,000), Esplanade Lake Club ($888,473) and Town and River ($825,000). The lowest were Windsor West ($64,250), Island Park Village ($95,000) and Seven Lakes ($108,550), on the Lee County record through September 25, 2026. Data updated: October 2026.
A median is only as comparable as the homes behind it. Most of the lowest medians belong to older condominium communities, and most of the highest belong to single-family golf or waterfront neighborhoods, so the tables split single-family and condominium sales where the county record has both. County dollars per square foot use heated (living) area from the Lee County roll, not total area under roof. Manufactured-home, co-op and RV communities are shown in their own table because their sales often transfer a home or share without the same land.
The 15 highest 12-month medians (10 or more recorded sales)
| Community | Recorded sales 12 mo | Median 12 mo | Low to high | Median $ per heated sq ft | Single family sales / median | Condo sales / median |
|---|---|---|---|---|---|---|
| Renaissance | 21 | $910,000 | $430,000 to $2,330,000 | $331 | 13 / $1,420,000 | 8 / $486,000 |
| Esplanade Lake Club | 79 | $888,473 | $365,000 to $2,775,000 | $361 | 72 / $915,000 | 7 / $405,000 |
| Town and River | 19 | $825,000 | $218,250 to $2,040,000 | $378 | 18 / $912,669 | 1 / $325,000 |
| Briarcliff | 10 | $672,500 | $400,000 to $960,000 | $305 | 10 / $672,500 | none |
| Shadow Wood Preserve | 21 | $670,000 | $235,000 to $2,295,000 | $259 | 14 / $1,000,000 | 7 / $320,000 |
| Hendry Creek | 11 | $660,000 | $442,000 to $1,325,000 | $283 | 11 / $660,000 | none |
| Gulf Harbour | 87 | $630,000 | $195,000 to $8,950,000 | $324 | 18 / $1,517,095 | 69 / $545,000 |
| Fiddlesticks Country Club | 54 | $588,575 | $30,000 to $2,202,000 | $211 | 32 / $845,000 | 22 / $227,500 |
| McGregor Woods | 12 | $580,000 | $395,000 to $815,000 | $262 | 12 / $580,000 | none |
| High Point Place | 11 | $575,000 | $365,000 to $655,000 | $272 | none | 11 / $575,000 |
| The Plantation | 108 | $562,500 | $315,500 to $1,180,000 | $276 | 93 / $610,000 | 15 / $445,000 |
| Timber Creek | 109 | $550,000 | $278,500 to $845,000 | $216 | 109 / $550,000 | none |
| Eagle Ridge | 25 | $535,000 | $190,000 to $700,000 | $232 | 18 / $550,000 | 7 / $240,000 |
| Crown Colony | 20 | $508,275 | $330,000 to $895,000 | $249 | 13 / $717,000 | 7 / $363,000 |
| Reflection Isles | 31 | $495,000 | $320,000 to $739,990 | $217 | 31 / $495,000 | none |
The 15 lowest 12-month medians (10 or more recorded sales)
| Community | Recorded sales 12 mo | Median 12 mo | Low to high | Median $ per heated sq ft | Single family sales / median | Condo sales / median |
|---|---|---|---|---|---|---|
| Windsor West | 16 | $64,250 | $48,000 to $95,000 | $69 | none | 16 / $64,250 |
| Island Park Village | 16 | $95,000 | $20,000 to $335,000 | $90 | 4 / $250,500 | 12 / $77,500 |
| Seven Lakes | 68 | $108,550 | $35,000 to $254,250 | $103 | none | 68 / $108,550 |
| Provincetown | 22 | $113,450 | $90,000 to $160,000 | $203 | none | 22 / $113,450 |
| The Residence | 11 | $118,000 | $95,000 to $167,000 | $135 | none | 11 / $118,000 |
| Venetian Palms | 15 | $120,000 | $100,000 to $174,000 | $165 | none | 15 / $120,000 |
| Myerlee Gardens Condo (inside Myerlee) | 18 | $139,000 | $94,000 to $180,000 | $132 | none | 18 / $139,000 |
| Summerlin Woods | 11 | $140,000 | $120,000 to $157,000 | $139 | none | 11 / $140,000 |
| Newport Glen | 16 | $146,000 | $130,000 to $175,000 | $133 | none | 16 / $146,000 |
| Pine Ridge of Fort Myers Village | 22 | $147,500 | $82,500 to $220,000 | $146 | none | 22 / $147,500 |
| Myerlee | 38 | $150,000 | $83,000 to $225,000 | $131 | none | 38 / $150,000 |
| Royal Woods | 34 | $152,750 | $85,500 to $259,500 | $147 | 25 / $183,000 | 9 / $128,000 |
| Gardens at Beachwalk | 10 | $160,000 | $149,900 to $272,500 | $227 | none | 10 / $160,000 |
| Parkwoods Townhouse Community | 18 | $167,500 | $90,000 to $250,000 | $126 | 18 / $167,500 | none |
| Cypress Landing | 23 | $175,000 | $130,000 to $235,000 | $153 | 23 / $175,000 | none |
Manufactured-home, co-op and RV communities
| Community | Recorded sales 12 mo | Median 12 mo | Low to high | Median $ per heated sq ft | Single family sales / median | Condo sales / median |
|---|---|---|---|---|---|---|
| Holiday Condo Inc | 18 | $126,500 | $70,000 to $165,000 | $219 | none | none |
| Crystal Lakes | 16 | $147,500 | $60,000 to $370,000 | $121 | none | none |
| Poinsettia Park Mobile Home Co-op Inc | 16 | $106,000 | $55,000 to $160,000 | $110 | none | 16 / $106,000 |
| Lee Plantation | 15 | $202,000 | $150,000 to $271,000 | $148 | none | none |
| Cypress Woods RV Resort | 10 | $275,000 | $175,000 to $410,000 | $227 | none | none |
Source: Lee County Property Appraiser parcel roll and sale files, DOR-qualified improved sales over $1,000 on home parcels, bulk deeds excluded; 12 months = September 26, 2025 to September 25, 2026; index built October 28, 2026. The 103 communities with 10 or more recorded sales (manufactured-home, co-op and RV rows excluded) are ranked; ties sort by name.
Two cautions apply to every row. First, a 12-month median moves with the mix of homes that happened to sell: Shadow Wood Preserve's 21 recorded sales split into 14 single-family sales at a $1,000,000 median and 7 condominium sales at $320,000, for an overall median of $670,000, against $1,200,000 on 13 sales in the prior 12 months. Second, one or two large sales can set the high end of a range, as Gulf Harbour's $8,950,000 top sale did. Compare a specific home with recent sales of the same product on the same street before reading anything into a community median.
Which Fort Myers communities had the most sales?
Fort Myers communities with the most recorded home sales in the 12 months through September 25, 2026 were Gateway (187), Pelican Preserve (159), Lexington Country Club (147), Timber Creek (109), Colonial Country Club and Portico (107 each) and Verandah (106). Across the 115 top-level rows, recorded sales rose from 3,616 to 3,728. Data updated: October 2026.
| Community | Recorded sales 12 mo | Median 12 mo | Recorded sales prior 12 | Median prior 12 | Change in sales | Recorded sales 5 years | New-home sales 12 mo |
|---|---|---|---|---|---|---|---|
| Gateway | 187 | $440,000 | 181 | $480,000 | +6 | 1013 | 2 |
| Pelican Preserve | 159 | $425,000 | 131 | $456,000 | +28 | 781 | 0 |
| Lexington Country Club | 147 | $275,000 | 90 | $350,000 | +57 | 515 | 0 |
| Timber Creek | 109 | $550,000 | 228 | $542,198 | -119 | 1322 | 35 |
| The Plantation | 108 | $562,500 | 96 | $580,000 | +12 | 581 | 0 |
| Colonial Country Club | 107 | $325,000 | 100 | $325,000 | +7 | 538 | 0 |
| Portico | 107 | $354,000 | 136 | $367,999.50 | -29 | 1047 | 42 |
| Verandah | 106 | $481,500 | 87 | $540,000 | +19 | 608 | 11 |
| Heritage Palms | 98 | $382,500 | 79 | $380,000 | +19 | 474 | 0 |
| Gulf Harbour | 87 | $630,000 | 95 | $625,000 | -8 | 545 | 0 |
| Esplanade Lake Club | 79 | $888,473 | 167 | $776,230 | -88 | 799 | 30 |
| Valencia Harbor | 75 | $490,202 | 1 | $569,900 | +74 | 76 | 75 |
| Kelly Greens Golf & Country Club | 74 | $250,000 | 46 | $271,250 | +28 | 288 | 0 |
| Whiskey Creek | 73 | $322,000 | 78 | $337,500 | -5 | 420 | 0 |
| Legends Golf & Country Club | 72 | $299,500 | 67 | $316,000 | +5 | 393 | 0 |
| Seven Lakes | 68 | $108,550 | 50 | $157,500 | +18 | 400 | 0 |
| Paseo | 67 | $373,500 | 76 | $372,500 | -9 | 443 | 0 |
| Parker Lakes | 65 | $285,000 | 42 | $285,000 | +23 | 297 | 0 |
| Ft. Myers Villas | 60 | $307,500 | 61 | $330,000 | -1 | 289 | 0 |
| Cinnamon Cove | 58 | $220,000 | 46 | $220,000 | +12 | 217 | 0 |
Source: Lee County Property Appraiser parcel roll and sale files, DOR-qualified improved sales over $1,000 on home parcels, bulk deeds excluded; 12 months = September 26, 2025 to September 25, 2026; index built October 28, 2026. Prior 12 = the 365 days ending September 25, 2025; 5 years = sales since September 25, 2021; new-home sales are sales of homes built in the sale year or the year before.
Sales counts follow product and build-out more than anything else. Timber Creek's count fell from 228 to 109 and Esplanade Lake Club's from 167 to 79 as their builders sold out. Lexington Country Club rose from 90 to 147 and Kelly Greens from 48 to 78, both mostly condominium communities. Of the 115 top-level rows, 67 recorded more sales than in the prior 12 months, 41 recorded fewer and 7 were unchanged.
Which Fort Myers communities are inside the City of Fort Myers?
Fort Myers communities inside the City of Fort Myers number 26 of the 115 top-level rows, with 16,294 homes, including Pelican Preserve, Colonial Country Club, Heritage Palms, Paseo and The Plantation. Another 86 communities with 41,455 homes are in unincorporated Lee County despite the Fort Myers address, and 3 are split. Data updated: October 2026.
| Jurisdiction | Communities (top-level rows) | Homes | Recorded sales 12 mo |
|---|---|---|---|
| City of Fort Myers | 26 | 16,294 | 945 |
| Unincorporated Lee County | 86 | 41,455 | 2,530 |
| Split (mixed) | 3 | 4,342 | 253 |
Source: Lee County parcel layer, taxing district and fire district for every home parcel, October 2026. Rows inside another row are counted once.
Inside the City of Fort Myers: Bonavie Cove, Botanica Lakes, Cedarbend, Colonial Country Club, Colonnade at the Forum (inside The Forum), Cypress Landing, Eagle Reserve, Heritage Palms, High Point Place, Lindsford, Marbella on Cypress, Marina Bay, Oasis, Palmlee Park, Paseo, Pelican Preserve, Poinsettia Park Mobile Home Co-op Inc, Province Park, Reflection Isles, Riviera, The Cove at Six Mile, The Forum, The Plantation, The Residence, Townhomes of San Simeon, Watermark, Windsor West.
Split between the City and unincorporated Lee County: Alabama Grove Terrace, Arborwood Preserve, Gateway.
Every other community in the table is in unincorporated Lee County.
What City or county location changes
Jurisdiction decides who sets the millage and the rules. A City home pays the City's operating millage (taxing district 090 totals 16.9702 mills in 2026), gets police from the Fort Myers Police Department and fire service from the City, and pulls permits and zoning from the City of Fort Myers. An unincorporated home pays county and fire district millage instead (Iona McGregor district 068 totals 13.3623 mills, San Carlos 071 12.8482, Fort Myers Shores 066 13.6123), gets law enforcement from the Lee County Sheriff, and pulls permits from Lee County. Several CDDs were created by City ordinance (Colonial Country Club, Heritage Palms, Paseo, Arborwood) and others by Lee County ordinance (Portico, Sail Harbour). Downtown condominium towers such as High Point Place and Riviera sit in the City's downtown redevelopment taxing district 091 rather than district 090.
Which Fort Myers communities are in a flood zone?
Fort Myers communities split sharply on flood zones. In our FEMA sample of 30 to 60 home parcels each, 42 communities had no sampled parcel in an A or V zone, 50 had every sampled parcel in one, and 27 were mixed. A sample is a screen, not a determination; check the exact address on FEMA's map. Data updated: October 2026.
No sampled home parcel in an A or V zone
Arborwood Preserve, Bell Tower Park, Bentley Crossing, Botanica Lakes, Brookshire, Cedarbend, Cross Creek Estates, Crystal Lakes, Cypress Landing, Cypress Woods RV Resort, Danforth Lakes, Eagle Ridge, Esplanade Lake Club, Fiddlesticks Country Club, Ft. Myers Villas, Gateway, Heritage Palms, Lakes at Three Oaks (inside Three Oaks), Legends Golf & Country Club, Marina Bay, McGregor Groves, Olde Hickory Golf & Country Club, Palmlee Park, Pine Ridge of Fort Myers Village, Poinsettia Park Mobile Home Co-op Inc, Portico, Province Park, Renaissance, South Pointe Villas Condo, Tanglewood, The Colony *, The Hideaway Country Club, The Plantation, The Residence, Three Oaks, Timber Creek, Timberwalk (inside Three Oaks), Townhomes of San Simeon, Valencia Harbor, Venetian Palms, Westbrook, Windsor West.
Every sampled home parcel in an A or V zone
Bonavie Cove, Calusa Palms, Club at Crystal Lake Condominium, Coco Bay, Colonial Country Club, Colonnade at the Forum (inside The Forum), Coves of Estero Bay, Creekside Preserve, Crown Colony, Eagle Reserve, Emerson Square, Gardens at Beachwalk, Golfview Golf & Racquet Club, Hendry Creek, Heritage Cove, Heritage Pointe, High Point Place, Holiday Condo Inc, Island Park, Island Park Village, Island Park Woodlands, Kelly Greens Golf & Country Club, Laguna Lakes, Lee Plantation, Lexington Country Club, Lucaya, Majestic Palms, Marbella on Cypress, McGregor Woods, Myerlee, Myerlee Gardens Condo (inside Myerlee), Newport Glen, Oasis, Palmetto Cove, Parker Lakes, Paseo, Portofino Springs (includes the Villa Medici village) *, Pratt's Preserve, Principia, Reflection Lakes, River Forest, Riviera, Royal Woods, Sail Harbour, Shadow Wood Preserve, Summerlin Woods, Terraverde Country Club, The Forest, The Park at Lakewood.
Mixed samples (home parcels in an A or V zone, of those sampled)
- Alabama Grove Terrace: 9 of 30
- Briarcliff: 6 of 30
- Brighton Pointe: 3 of 30
- Buckingham Park: 5 of 30
- Caloosa Yacht & Racquet Club: 27 of 30
- Cinnamon Cove: 55 of 60
- Cross Creek Country Club: 1 of 30
- Cypress Lake Country Club: 29 of 30
- Cypress Lake Estates: 29 of 30
- Florimond Manor: 5 of 30
- Gulf Harbour: 49 of 60
- Lindsford: 16 of 30
- Morse Shores: 11 of 30
- Parkwoods Townhouse Community: 2 of 30
- Pelican Preserve: 7 of 60
- Peppertree Pointe: 4 of 30
- Provincetown: 59 of 60
- Reflection Isles: 28 of 30
- Seven Lakes: 17 of 30
- The Cove at Six Mile: 11 of 30
- The Forum: 25 of 30
- The Landings: 35 of 60
- Tortuga: 28 of 30
- Town and River: 29 of 30
- Verandah: 36 of 60
- Watermark: 9 of 30
- Whiskey Creek: 3 of 60
- Windsong: 29 of 30
Source: FEMA National Flood Hazard Layer, flood hazard zones, sampled at 30 random home parcels per community (60 for the eight communities with live Domain Realty Group pages), seed 20261027, October 2026. Valencia Harbor's sample covers the 95 homes on the September 2026 county roll.
Zone AE is FEMA's high-risk zone with a base flood elevation; Zone AH is a shallow-ponding high-risk zone; Zone X is moderate or minimal risk. A home's flood exposure depends on its elevation as well as its zone, which is why an elevation certificate matters more than the zone name. Lee County reports that FEMA's updated flood maps for Lee County take effect March 2, 2027, so a buyer closing near that date should check the address on both the current and the updated map. Being in Zone X does not mean a home cannot flood; it means the mapped one-percent annual chance flood does not reach it.
Condominium communities in Fort Myers
Fort Myers condominium communities, where condominium or co-op homes make up at least three quarters of the county home count, number 34 in this index, led by Lexington Country Club, Gulf Harbour, Seven Lakes and Kelly Greens by recorded condo sales. Our Fort Myers condos for sale page covers buildings, condo law and fees in depth. Data updated: October 2026.
| Community | Homes | Condo or co-op homes | Recorded condo sales 12 mo | Condo median 12 mo | FEMA sample (A or V) |
|---|---|---|---|---|---|
| Lexington Country Club | 1,478 | 1,195 | 125 | $265,000 | 60 of 60 |
| Gulf Harbour | 1,608 | 1,253 | 69 | $545,000 | 49 of 60 |
| Seven Lakes | 1,094 | 1,094 | 68 | $108,550 | 17 of 30 |
| Kelly Greens Golf & Country Club | 938 | 711 | 55 | $235,000 | 60 of 60 |
| Cinnamon Cove | 769 | 606 | 45 | $210,000 | 55 of 60 |
| Myerlee | 700 | 684 | 38 | $150,000 | 30 of 30 |
| The Landings | 1,127 | 1,042 | 37 | $292,000 | 35 of 60 |
| Cross Creek Country Club | 904 | 788 | 32 | $185,000 | 1 of 30 |
| Bell Tower Park | 475 | 475 | 29 | $365,000 | 0 of 30 |
| Majestic Palms | 430 | 430 | 23 | $260,000 | 30 of 30 |
| Pine Ridge of Fort Myers Village | 460 | 460 | 22 | $147,500 | 0 of 30 |
| Provincetown | 420 | 420 | 22 | $113,450 | 59 of 60 |
| Club at Crystal Lake Condominium | 299 | 299 | 20 | $198,750 | 30 of 30 |
| Heritage Pointe | 383 | 383 | 19 | $255,000 | 30 of 30 |
| The Hideaway Country Club | 483 | 483 | 19 | $199,900 | 0 of 30 |
| Myerlee Gardens Condo (inside Myerlee) | 210 | 210 | 18 | $139,000 | 30 of 30 |
| Oasis | 199 | 199 | 18 | $289,450 | 30 of 30 |
| Golfview Golf & Racquet Club | 400 | 400 | 16 | $231,750 | 30 of 30 |
| Newport Glen | 138 | 138 | 16 | $146,000 | 30 of 30 |
| Poinsettia Park Mobile Home Co-op Inc | 322 | 322 | 16 | $106,000 | 0 of 30 |
| Windsor West | 106 | 106 | 16 | $64,250 | 0 of 30 |
| Venetian Palms | 327 | 327 | 15 | $120,000 | 0 of 30 |
| Lucaya | 322 | 294 | 14 | $277,500 | 30 of 30 |
| Palmetto Cove | 204 | 204 | 14 | $226,500 | 30 of 30 |
| Terraverde Country Club | 360 | 330 | 14 | $186,955 | 30 of 30 |
| Riviera | 160 | 160 | 12 | $352,000 | 30 of 30 |
| Creekside Preserve | 168 | 168 | 11 | $280,000 | 30 of 30 |
| High Point Place | 271 | 271 | 11 | $575,000 | 30 of 30 |
| Summerlin Woods | 264 | 264 | 11 | $140,000 | 30 of 30 |
| The Residence | 191 | 191 | 11 | $118,000 | 0 of 30 |
| Gardens at Beachwalk | 319 | 319 | 10 | $160,000 | 30 of 30 |
| South Pointe Villas Condo | 199 | 199 | 9 | $127,000 | 0 of 30 |
| The Cove at Six Mile | 196 | 196 | 8 | $162,000 | 11 of 30 |
| The Park at Lakewood | 176 | 176 | 8 | $162,450 | 30 of 30 |
| Cypress Lake Estates | 135 | 134 | 4 | $146,750 | 29 of 30 |
Source: Lee County Property Appraiser parcel roll and sale files, DOR-qualified improved sales over $1,000 on home parcels, bulk deeds excluded; 12 months = September 26, 2025 to September 25, 2026; index built October 28, 2026. Condominium share = condominium and co-op home parcels divided by all home parcels in the community roster.
Condominium buyers face rules a single-family buyer does not: the association's budget and reserves, the structural inspection and reserve study requirements Florida adopted for many older and taller buildings, rental approval, and insurance assessments that can arrive as special assessments. Ask every condominium association for its budget, reserve study, inspection reports and estoppel certificate before the inspection period ends, and compare the fee with what it includes, because many Fort Myers condominium fees bundle cable, internet, insurance or golf.
Fort Myers communities by area
Fort Myers communities group into seven areas: east of I-75 along Gateway and Treeline; Daniels, Six Mile Cypress and Three Oaks; South Fort Myers and Cypress Lake; Iona and McGregor; downtown and the river; Palm Beach Boulevard and the Orange River; and Tice and East Fort Myers. Each list gives straight-line miles to downtown Fort Myers and to RSW.
Distances are straight-line miles from each community's median home parcel, measured on the Lee County parcel layer, not driving miles. The area groups are ours, drawn from each community's ZIP code, fire district and location; they are a reading aid, not an official boundary.
East of I-75: Gateway and Treeline
9 communities, 13,457 homes on the county roster (rows inside another row counted once). Straight-line miles from each community's median parcel to downtown Fort Myers and to Southwest Florida International Airport (RSW):
- Arborwood Preserve: 8.5 miles to downtown, 2.4 miles to RSW
- Botanica Lakes: 7.0 miles to downtown, 3.5 miles to RSW
- Colonial Country Club: 6.1 miles to downtown, 4.5 miles to RSW
- Esplanade Lake Club: 12.9 miles to downtown, 3.4 miles to RSW
- Gateway: 8.5 miles to downtown, 3.3 miles to RSW
- Marina Bay: 7.3 miles to downtown, 3.1 miles to RSW
- Pelican Preserve: 7.1 miles to downtown, 4.1 miles to RSW
- The Plantation: 8.1 miles to downtown, 2.4 miles to RSW
- Timber Creek: 10.0 miles to downtown, 3.5 miles to RSW
Daniels, Six Mile Cypress and Three Oaks
29 communities, 13,475 homes on the county roster (rows inside another row counted once). Straight-line miles from each community's median parcel to downtown Fort Myers and to Southwest Florida International Airport (RSW):
- Bell Tower Park: 7.4 miles to downtown, 6.6 miles to RSW
- Bonavie Cove: 4.0 miles to downtown, 6.7 miles to RSW
- Briarcliff: 9.1 miles to downtown, 5.9 miles to RSW
- Brookshire: 6.7 miles to downtown, 5.5 miles to RSW
- Cross Creek Country Club: 6.9 miles to downtown, 4.6 miles to RSW
- Cross Creek Estates: 6.9 miles to downtown, 4.1 miles to RSW
- Cypress Landing: 4.8 miles to downtown, 5.6 miles to RSW
- Danforth Lakes: 7.2 miles to downtown, 3.6 miles to RSW
- Eagle Reserve: 4.4 miles to downtown, 6.1 miles to RSW
- Eagle Ridge: 8.2 miles to downtown, 4.8 miles to RSW
- Fiddlesticks Country Club: 9.3 miles to downtown, 4.0 miles to RSW
- Florimond Manor: 4.4 miles to downtown, 6.4 miles to RSW
- Heritage Palms: 4.7 miles to downtown, 5.7 miles to RSW
- Lakes at Three Oaks (inside Three Oaks): 12.1 miles to downtown, 4.8 miles to RSW
- Legends Golf & Country Club: 8.4 miles to downtown, 3.8 miles to RSW
- Marbella on Cypress: 5.1 miles to downtown, 5.3 miles to RSW
- Olde Hickory Golf & Country Club: 8.8 miles to downtown, 3.0 miles to RSW
- Paseo: 6.2 miles to downtown, 4.3 miles to RSW
- Pratt's Preserve: 5.8 miles to downtown, 5.4 miles to RSW
- Reflection Isles: 6.1 miles to downtown, 4.3 miles to RSW
- Renaissance: 7.4 miles to downtown, 3.2 miles to RSW
- The Colony *: 7.6 miles to downtown, 4.3 miles to RSW
- The Cove at Six Mile: 4.7 miles to downtown, 5.8 miles to RSW
- Three Oaks: 12.2 miles to downtown, 4.6 miles to RSW
- Timberwalk (inside Three Oaks): 12.0 miles to downtown, 4.4 miles to RSW
- Townhomes of San Simeon: 4.3 miles to downtown, 6.2 miles to RSW
- Watermark: 4.3 miles to downtown, 6.0 miles to RSW
- Westbrook: 11.6 miles to downtown, 4.4 miles to RSW
- Windsong: 5.7 miles to downtown, 5.6 miles to RSW
South Fort Myers and Cypress Lake
37 communities, 15,508 homes on the county roster (rows inside another row counted once). Straight-line miles from each community's median parcel to downtown Fort Myers and to Southwest Florida International Airport (RSW):
- Calusa Palms: 8.3 miles to downtown, 9.8 miles to RSW
- Cedarbend: 4.3 miles to downtown, 8.5 miles to RSW
- Club at Crystal Lake Condominium: 7.8 miles to downtown, 8.6 miles to RSW
- Coves of Estero Bay: 10.5 miles to downtown, 7.4 miles to RSW
- Creekside Preserve: 12.1 miles to downtown, 6.8 miles to RSW
- Cypress Lake Country Club: 7.4 miles to downtown, 8.4 miles to RSW
- Cypress Lake Estates: 6.7 miles to downtown, 8.7 miles to RSW
- Emerson Square: 11.1 miles to downtown, 6.7 miles to RSW
- Ft. Myers Villas: 5.9 miles to downtown, 6.8 miles to RSW
- Golfview Golf & Racquet Club: 8.2 miles to downtown, 8.6 miles to RSW
- Hendry Creek: 8.8 miles to downtown, 7.6 miles to RSW
- Heritage Cove: 8.0 miles to downtown, 9.9 miles to RSW
- Island Park: 11.4 miles to downtown, 7.5 miles to RSW
- Island Park Village: 11.0 miles to downtown, 7.4 miles to RSW
- Island Park Woodlands: 11.2 miles to downtown, 7.3 miles to RSW
- Myerlee: 7.6 miles to downtown, 9.3 miles to RSW
- Myerlee Gardens Condo (inside Myerlee): 7.5 miles to downtown, 9.4 miles to RSW
- Newport Glen: 10.9 miles to downtown, 7.3 miles to RSW
- Palmetto Cove: 7.6 miles to downtown, 9.6 miles to RSW
- Parker Lakes: 8.4 miles to downtown, 9.5 miles to RSW
- Parkwoods Townhouse Community: 5.4 miles to downtown, 8.1 miles to RSW
- Principia: 6.8 miles to downtown, 9.1 miles to RSW
- Provincetown: 6.2 miles to downtown, 7.9 miles to RSW
- Reflection Lakes: 7.3 miles to downtown, 7.9 miles to RSW
- Royal Woods: 10.7 miles to downtown, 7.2 miles to RSW
- Seven Lakes: 6.5 miles to downtown, 7.7 miles to RSW
- Shadow Wood Preserve: 12.4 miles to downtown, 7.3 miles to RSW
- South Pointe Villas Condo: 6.7 miles to downtown, 9.3 miles to RSW
- Summerlin Woods: 8.3 miles to downtown, 8.3 miles to RSW
- Tanglewood: 4.5 miles to downtown, 9.0 miles to RSW
- Terraverde Country Club: 10.4 miles to downtown, 6.9 miles to RSW
- The Forest: 9.8 miles to downtown, 7.2 miles to RSW
- The Hideaway Country Club: 5.1 miles to downtown, 6.9 miles to RSW
- The Park at Lakewood: 8.2 miles to downtown, 8.4 miles to RSW
- Tortuga: 8.9 miles to downtown, 10.1 miles to RSW
- Venetian Palms: 5.9 miles to downtown, 7.6 miles to RSW
- Whiskey Creek: 5.3 miles to downtown, 8.6 miles to RSW
Iona and McGregor
21 communities, 10,997 homes on the county roster (rows inside another row counted once). Straight-line miles from each community's median parcel to downtown Fort Myers and to Southwest Florida International Airport (RSW):
- Caloosa Yacht & Racquet Club: 6.3 miles to downtown, 10.2 miles to RSW
- Cinnamon Cove: 11.1 miles to downtown, 12.2 miles to RSW
- Coco Bay: 10.8 miles to downtown, 12.2 miles to RSW
- Crown Colony: 10.0 miles to downtown, 8.8 miles to RSW
- Gardens at Beachwalk: 9.8 miles to downtown, 11.5 miles to RSW
- Gulf Harbour: 9.0 miles to downtown, 11.4 miles to RSW
- Heritage Pointe: 10.7 miles to downtown, 11.3 miles to RSW
- Holiday Condo Inc: 10.7 miles to downtown, 12.0 miles to RSW
- Kelly Greens Golf & Country Club: 11.3 miles to downtown, 12.7 miles to RSW
- Laguna Lakes: 9.0 miles to downtown, 9.6 miles to RSW
- Lee Plantation: 10.3 miles to downtown, 11.0 miles to RSW
- Lexington Country Club: 10.9 miles to downtown, 9.9 miles to RSW
- Lucaya: 8.6 miles to downtown, 10.5 miles to RSW
- Majestic Palms: 10.4 miles to downtown, 12.1 miles to RSW
- McGregor Groves: 3.7 miles to downtown, 9.0 miles to RSW
- McGregor Woods: 10.7 miles to downtown, 12.8 miles to RSW
- Peppertree Pointe: 9.9 miles to downtown, 12.4 miles to RSW
- Portofino Springs (includes the Villa Medici village) *: 9.4 miles to downtown, 9.7 miles to RSW
- Sail Harbour: 9.7 miles to downtown, 10.2 miles to RSW
- The Landings: 7.0 miles to downtown, 10.1 miles to RSW
- Town and River: 7.4 miles to downtown, 10.2 miles to RSW
Downtown and the river
6 communities, 1,401 homes on the county roster (rows inside another row counted once). Straight-line miles from each community's median parcel to downtown Fort Myers and to Southwest Florida International Airport (RSW):
- High Point Place: 0.4 miles to downtown, 10.4 miles to RSW
- Oasis: 1.3 miles to downtown, 10.2 miles to RSW
- Palmlee Park: 2.6 miles to downtown, 9.0 miles to RSW
- Riviera: 1.0 miles to downtown, 10.2 miles to RSW
- The Residence: 3.0 miles to downtown, 8.1 miles to RSW
- Windsor West: 2.5 miles to downtown, 8.6 miles to RSW
Palm Beach Boulevard and Orange River
6 communities, 3,953 homes on the county roster (rows inside another row counted once). Straight-line miles from each community's median parcel to downtown Fort Myers and to Southwest Florida International Airport (RSW):
- Morse Shores: 5.1 miles to downtown, 10.8 miles to RSW
- Poinsettia Park Mobile Home Co-op Inc: 3.6 miles to downtown, 9.0 miles to RSW
- Portico: 10.6 miles to downtown, 11.1 miles to RSW
- River Forest: 9.9 miles to downtown, 12.6 miles to RSW
- Valencia Harbor: 9.6 miles to downtown, 10.7 miles to RSW
- Verandah: 8.9 miles to downtown, 11.1 miles to RSW
Tice and East Fort Myers
11 communities, 3,300 homes on the county roster (rows inside another row counted once). Straight-line miles from each community's median parcel to downtown Fort Myers and to Southwest Florida International Airport (RSW):
- Alabama Grove Terrace: 3.8 miles to downtown, 10.6 miles to RSW
- Bentley Crossing: 9.4 miles to downtown, 7.5 miles to RSW
- Brighton Pointe: 5.9 miles to downtown, 10.3 miles to RSW
- Buckingham Park: 9.8 miles to downtown, 8.1 miles to RSW
- Colonnade at the Forum (inside The Forum): 5.2 miles to downtown, 6.2 miles to RSW
- Crystal Lakes: 4.9 miles to downtown, 9.6 miles to RSW
- Cypress Woods RV Resort: 5.3 miles to downtown, 8.7 miles to RSW
- Lindsford: 3.2 miles to downtown, 7.3 miles to RSW
- Pine Ridge of Fort Myers Village: 5.2 miles to downtown, 10.1 miles to RSW
- Province Park: 3.4 miles to downtown, 7.1 miles to RSW
- The Forum: 5.0 miles to downtown, 6.5 miles to RSW
Fort Myers community profiles, A to Z
Fort Myers community profiles below cover every community with 15 or more Lee County recorded sales in the 12 months through September 25, 2026, plus every community with its own Domain Realty Group page. Each opens with the county facts, then the jurisdiction, gate, golf, 55+, CDD, flood sample and builder status. Data updated: October 2026.
Every profile uses the same order so communities can be compared line by line. "Not confirmed" in a profile means the fact sits in documents that are not public online, not that the feature is missing. Communities with fewer than 15 recorded sales follow in a shorter list.
Alabama Grove Terrace
Alabama Grove Terrace: 248 homes (238 single family, 1 manufactured) built 1901 to 2022; Lee County recorded 17 sales at a $200,000 median in the 12 months through September 25, 2026, against 13 sales at $220,000 in the 12 months before. Alabama Grove Terrace is split between the City of Fort Myers and unincorporated Lee County, taxing districts 085 for 237 parcels, 322 for 11 parcels. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 9 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). No homeowners association was found for this neighborhood.
Arborwood Preserve
Arborwood Preserve: 830 homes (550 single family, 280 condominium or co-op) built 2016 to 2023; Lee County recorded 49 sales at a $485,000 median in the 12 months through September 25, 2026, against 49 sales at $470,000 in the 12 months before. Arborwood Preserve is split between the City of Fort Myers and unincorporated Lee County, taxing districts 090 for 688 parcels, 047 for 142 parcels. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: Arborwood CDD: $730.92 to $1,129.51; some units in Gateway Services CDD. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The City boundary runs through Arborwood Preserve: 688 home parcels are in the City and 142 are not. The City side is in the Arborwood CDD (created October 4, 2004 by City Ordinance 3223; Series 2014 and 2018 bonds final May 2036) and the Gateway Services CDD budget counts 143 "Arborwood" units on the other side. See our full Arborwood Preserve homes for sale page for every neighborhood, cost and rule.
Bell Tower Park
Bell Tower Park: 475 homes (475 condominium or co-op) built 2003 to 2008, with a heated pool and spa; Lee County recorded 29 sales at a $365,000 median in the 12 months through September 25, 2026, against 26 sales at $412,500 in the 12 months before. Bell Tower Park is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The property owners' association describes 136 acres with a playground, sports courts and access to the Ten Mile Canal trail; lease and purchase packages are ordered through the manager's portal.
Bentley Crossing
Bentley Crossing: 44 homes (44 single family) built 2024 to 2025; Lee County recorded 19 sales at a $317,345 median in the 12 months through September 25, 2026, against 23 sales at $329,999 in the 12 months before. Bentley Crossing is in unincorporated Lee County, taxing district 046. Gate: gated (type not published). Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: D.R. Horton: selling, from $299,999 (October 2026); 18 new-home closings in 12 months. D.R. Horton lists Bentley Crossing as a gated new-home community and showed 13 homes for sale when we read the page on October 28, 2026. D.R. Horton describes the location as the Lehigh Acres corridor; the mailing city is Fort Myers.
Bonavie Cove
Bonavie Cove: 197 homes (197 single family) built 2019 to 2025, with a paw park; Lee County recorded 16 sales at a $354,500 median in the 12 months through September 25, 2026, against 37 sales at $370,000 in the 12 months before. Bonavie Cove is inside the City of Fort Myers, taxing district 090. Gate: gated (type not published). Golf: none found. 55+: not confirmed. CDD: builder states no CDD fees. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: Mattamy Homes: selling, from $362,990 (October 2026). Mattamy Homes lists Bonavie Cove as now selling, with 5 quick move-in homes and floorplans from $362,990 when we read the page on October 28, 2026; the homes are paired villas of 1,431 to 1,754 square feet. Every sampled parcel sits in FEMA Zone AH.
Botanica Lakes
Botanica Lakes: 674 homes (674 single family) built 2006 to 2014; Lee County recorded 32 sales at a $437,500 median in the 12 months through September 25, 2026, against 34 sales at $410,000 in the 12 months before. Botanica Lakes is inside the City of Fort Myers, taxing district 090. Gate: guard, 24 hours. Golf: none found. 55+: not confirmed. CDD: Arborwood CDD: $425.72 to $465.72. FEMA sample: 0 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The association's Sales and Leasing page lists a 24-hour guarded entry point and assessments of $400 a month effective January 1, 2025. The Arborwood CDD budget counts 685 Botanica Lakes units in its GL Homes parcel. The association counts 685 homes; Botanica South, recorded as Marina Bay Plat One, is counted with Marina Bay. See our full Botanica Lakes homes for sale page for every neighborhood, cost and rule.
Brookshire
Brookshire: 489 homes (333 single family, 156 condominium or co-op) built 1987 to 1990; Lee County recorded 17 sales at a $295,000 median in the 12 months through September 25, 2026, against 31 sales at $290,000 in the 12 months before. Brookshire is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Name trap: a Brookshire Condominium Association rules PDF hosted in Alaska is not this community.
Cinnamon Cove
Cinnamon Cove: 769 homes (163 single family, 606 condominium or co-op) built 1982 to 1990, with a clubhouse with a full-time recreation director; Lee County recorded 58 sales at a $220,000 median in the 12 months through September 25, 2026, against 46 sales at $220,000 in the 12 months before. Cinnamon Cove is in unincorporated Lee County, taxing district 068. Gate: gated (type not published). Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 55 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The master association describes a gated community of about 770 homes, villas and terraced units with two entrances. "Active adult" wording on its site is marketing, not a recorded age rule, so 55+ status is not confirmed. See our full Cinnamon Cove homes for sale page for every neighborhood, cost and rule.
Club at Crystal Lake Condominium
Club at Crystal Lake Condominium: 299 homes (299 condominium or co-op) built 1984 to 1988; Lee County recorded 20 sales at a $198,750 median in the 12 months through September 25, 2026, against 14 sales at $190,500 in the 12 months before. Club at Crystal Lake Condominium is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Name trap: the Club at Crystal Lake (33919) is not Crystal Lakes, the manufactured-home community in 33905. Pet statements conflict, so no pet rule is shown.
Colonial Country Club
Colonial Country Club: 1,658 homes (763 single family, 895 condominium or co-op) built 2003 to 2006, with an 18-hole Gordon Lewis course; Lee County recorded 107 sales at a $325,000 median in the 12 months through September 25, 2026, against 100 sales at $325,000 in the 12 months before. Colonial Country Club is inside the City of Fort Myers, taxing district 090. Gate: guard, 24 hours. Golf: bundled. 55+: no (records read). CDD: Colonial Country Club CDD: $330.00 to $1,509.80. FEMA sample: 60 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: Pulte; built out. Two gated entrances have 24-hour staffed access control. The club is bundled in two tiers: 711 Golf Village homes with full golf and 988 Lakes Village homes with social membership and pay-as-you-play golf; 2026 master assessments are $11,975 (Golf) and $5,897 (Lakes). The course opened in early 2003 and finished a $9 million renovation in January 2026. The CDD debt ends with the May 2033 principal payment. See our full Colonial Country Club homes for sale page for every neighborhood, cost and rule.
Colonnade at the Forum
Colonnade at the Forum: 326 homes (326 single family) built 2004 to 2007; Lee County recorded 15 sales at a $254,900 median in the 12 months through September 25, 2026, against 12 sales at $275,000 in the 12 months before. Colonnade at the Forum is inside the City of Fort Myers, taxing district 090. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Inside The Forum: a townhome association with its own recreation center. Its homes are also counted in the The Forum row.
Coves of Estero Bay
Coves of Estero Bay: 210 homes (210 single family) built 2015 to 2025; Lee County recorded 22 sales at a $371,000 median in the 12 months through September 25, 2026, against 39 sales at $461,809 in the 12 months before. Coves of Estero Bay is in unincorporated Lee County, taxing district 071. Gate: gated (type not published). Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: KB Home; 12 new-home closings in 12 months; sell-out not confirmed. Name trap: Coves of Estero Bay has a Fort Myers address (33908), not Estero. KB Home describes a private gated entrance, pool and clubhouse.
Cross Creek Country Club
Cross Creek Country Club: 904 homes (116 single family, 788 condominium or co-op) built 1984 to 1989, with an executive par-60 Arthur Hills course; Lee County recorded 38 sales at a $205,000 median in the 12 months through September 25, 2026, against 54 sales at $208,700 in the 12 months before. Cross Creek Country Club is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: bundled. 55+: not confirmed. CDD: not confirmed. FEMA sample: 1 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Cross Creek Country Club is 904 homes in 18 condominium associations (788 condominiums and 116 single-family land-condominium homes) with golf included with ownership; the county roster is built by street because the county abbreviates the legal names. Cross Creek Estates is a separate community. See our full Cross Creek Country Club homes for sale page for every neighborhood, cost and rule.
Cross Creek Estates
Cross Creek Estates: 496 homes (496 single family) built 1990 to 2002; Lee County recorded 23 sales at a $432,000 median in the 12 months through September 25, 2026, against 19 sales at $525,000 in the 12 months before. Cross Creek Estates is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: public or semi-private. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Cross Creek Estates and Cross Creek Country Club are split rows of one Cross Creek area, which the club counts at 905 units in 18 condominium associations. The Arthur Hills executive course (par 60, built 1987) is run by the community association and takes public play at $25 to $78 by season.
Crown Colony
Crown Colony: 551 homes (352 single family, 199 condominium or co-op) built 2001 to 2006, with an 18-hole Ron Garl course; Lee County recorded 20 sales at a $508,275 median in the 12 months through September 25, 2026, against 31 sales at $620,000 in the 12 months before. Crown Colony is in unincorporated Lee County, taxing district 068. Gate: gated (type not published). Golf: optional. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: built out per association. The Crown Colony Community Association describes a gated, completely built-out community. Membership in The Golf Club at Crown Colony (established 2001) is optional; members approved a $12 million master plan renovation in April 2024. Prices are given only on request. See our full Crown Colony homes for sale page for every neighborhood, cost and rule.
Crystal Lakes
Crystal Lakes: 283 homes (283 manufactured) built 1973 to 2023; Lee County recorded 16 sales at a $147,500 median in the 12 months through September 25, 2026, against 11 sales at $169,000 in the 12 months before. Crystal Lakes is in unincorporated Lee County, taxing district 046. Gate: gated (type not published). Golf: none found. 55+: per park operator; declaration not read. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: MHC: new homes with a model. Crystal Lakes is a manufactured-home community; its operator calls it gated and age qualified ("Active 55+ Living") and shows a model home. Crystal Lakes Manufactured Home Community is one condominium in which owners own their lots; no recorded age restriction was found in the records read. See our full Crystal Lakes homes for sale page for every neighborhood, cost and rule.
Cypress Lake Country Club
Cypress Lake Country Club: 436 homes (296 single family, 140 condominium or co-op) built 1960 to 2024; Lee County recorded 19 sales at a $315,000 median in the 12 months through September 25, 2026, against 17 sales at $305,000 in the 12 months before. Cypress Lake Country Club is in unincorporated Lee County, taxing districts 104 for 295 parcels, 068 for 141 parcels. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 29 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Name trap: Cypress Lake Golf Club at 6767 Winkler Rd is a separate private equity club ($35,000 equity stock, rates as of May 1, 2026), not part of this community's fees, and Cypress Lake Estates is a different row.
Cypress Landing
Cypress Landing: 378 homes (378 single family) built 2004 to 2005; Lee County recorded 23 sales at a $175,000 median in the 12 months through September 25, 2026, against 10 sales at $195,000 in the 12 months before. Cypress Landing is inside the City of Fort Myers, taxing district 090. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). No county legal carries the name: the plat is Winkler 39. Name trap: Cypress Landing is not Cypress Lake Country Club or Cypress Woods RV Resort. See our full Cypress Landing homes for sale page for every neighborhood, cost and rule.
Danforth Lakes
Danforth Lakes: 281 homes (281 single family) built 2002 to 2005; Lee County recorded 20 sales at a $402,500 median in the 12 months through September 25, 2026, against 13 sales at $465,000 in the 12 months before. Danforth Lakes is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Name trap: the Danforth Village Homeowners Association is a different association.
Eagle Ridge
Eagle Ridge: 617 homes (397 single family, 220 condominium or co-op) built 1984 to 2022, with the public-access Eagle Ridge Golf Club; Lee County recorded 25 sales at a $535,000 median in the 12 months through September 25, 2026, against 30 sales at $442,500 in the 12 months before. Eagle Ridge is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: optional. 55+: not confirmed. CDD: none. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Eagle Ridge is 617 homes (397 single family, 220 condominiums) around the privately owned, public-access Eagle Ridge Golf Club; membership is optional and the 2026 association assessment is $722 a year for homeowners. Eagle Ridge Lakes (204 condominiums, its own master association) is a separate community and is not counted in this row. See our full Eagle Ridge homes for sale page for every neighborhood, cost and rule.
Esplanade Lake Club
Esplanade Lake Club: 759 homes (655 single family, 104 condominium or co-op) built 2019 to 2026, with a lakefront boat ramp; Lee County recorded 79 sales at a $888,473 median in the 12 months through September 25, 2026, against 167 sales at $776,230 in the 12 months before. Esplanade Lake Club is in unincorporated Lee County, taxing district 071. Gate: not confirmed. Golf: no golf course. 55+: not confirmed. CDD: Esplanade Lake Club CDD: $2,091.20 to $3,321.06. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: Taylor Morrison: sold out; 30 new-home closings in 12 months. Taylor Morrison lists Esplanade Lake Club as sold out; the last 30 new-home closings were recorded in the 12 months. The CDD's adopted FY2027 budget pairs a $1,365.05 operations line with debt that rises with lot width (Series 2019 bonds final 2050, Series 2025 bonds final 2055). There is no golf course. Name trap: other Esplanade communities exist in Naples and elsewhere. See our full Esplanade Lake Club homes for sale page for every neighborhood, cost and rule.
Fiddlesticks Country Club
Fiddlesticks Country Club: 576 homes (456 single family, 120 condominium or co-op) built 1983 to 2024, with 36 holes of golf; Lee County recorded 54 sales at a $588,575 median in the 12 months through September 25, 2026, against 39 sales at $700,000 in the 12 months before. Fiddlesticks Country Club is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: bundled. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Every owner must hold equity membership. The club's 2024 membership sheet lists a $115,000 initiation line ("$1 equity refundable upon future sale") and a $2,000 closing fee, and the club packet describes 24-hour roving security; 2026 dues are not published. The two courses are Long Mean (7,077 yards, par 72) and Loch Ness (6,645 yards). See our full Fiddlesticks Country Club homes for sale page for every neighborhood, cost and rule.
Ft. Myers Villas
Ft. Myers Villas: 1,316 homes (1,315 single family) built 1954 to 2025; Lee County recorded 60 sales at a $307,500 median in the 12 months through September 25, 2026, against 61 sales at $330,000 in the 12 months before. Ft. Myers Villas is in unincorporated Lee County, taxing districts 121 for 1,212 parcels, 122 for 104 parcels. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: infill; no builder. Name trap: Ft. Myers Villas is a subdivision of single-family homes platted from 1954, not a villa or condominium community. No homeowners association was found for this neighborhood.
Gateway
Gateway: 3,264 homes (2,928 single family, 336 condominium or co-op) built 1988 to 2025; Lee County recorded 187 sales at a $440,000 median in the 12 months through September 25, 2026, against 181 sales at $480,000 in the 12 months before. Gateway is split between the City of Fort Myers and unincorporated Lee County, taxing districts 047 for 3,180 parcels, 090 for 84 parcels. Gate: not confirmed. Golf: optional. 55+: not confirmed. CDD: Gateway Services CDD, about $1,300 a year (FY2027 packet; confirm on the November 2026 tax bill). FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: resale; 2 new-home closings in 12 months. Gateway is a master area of 30-plus neighborhoods, each with its own association, so gate, lease and pet rules are set neighborhood by neighborhood rather than for Gateway as a whole. Gateway Services CDD was established May 22, 1986 under Chapter 190 and maintains the shared lakes, roads and parks. The Club at Gateway is an optional Tom Fazio course (18 holes, par 72, 6,981 yards, founded 1989) that its equity members sold to Lifestyle Management Group of Florida in March 2018.
Golfview Golf & Racquet Club
Golfview Golf & Racquet Club: 400 homes (400 condominium or co-op) built 1987 to 1996; Lee County recorded 16 sales at a $231,750 median in the 12 months through September 25, 2026, against 17 sales at $222,500 in the 12 months before. Golfview Golf & Racquet Club is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: bundled. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Ten condominium associations sit inside one community association built around a nine-hole par-3 course; unlimited member play is included in the monthly association fee. Name trap: Golfview at Summerwind (33913) is a different place.
Gulf Harbour
Gulf Harbour: 1,608 homes (355 single family, 1,253 condominium or co-op) built 1985 to 2024, with a marina condominium of 186 owned slips; Lee County recorded 87 sales at a $630,000 median in the 12 months through September 25, 2026, against 95 sales at $625,000 in the 12 months before. Gulf Harbour is in unincorporated Lee County, taxing district 068. Gate: gated (type not published). Golf: optional. 55+: no (records read). CDD: none. FEMA sample: 49 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Gulf Harbour has no CDD; its TRIM notices show only the Iona McGregor fire district (068). The golf club has been an optional equity club since 1999 and does not publish initiation or dues. Leasing and pet rules sit in each of 23 condominium declarations. Name trap: the Gulf Harbour Yacht Club is a boaters' social club, not the Yacht and Country Club. See our full Gulf Harbour homes for sale page for every neighborhood, cost and rule.
Heritage Cove
Heritage Cove: 529 homes (289 single family, 240 condominium or co-op) built 1999 to 2004, with four clay tennis courts, bocce, shuffleboard, pool and spa; Lee County recorded 29 sales at a $260,000 median in the 12 months through September 25, 2026, against 18 sales at $342,500 in the 12 months before. Heritage Cove is in unincorporated Lee County, taxing district 068. Gate: gated (type not published). Golf: no golf course. 55+: yes (recorded declarations). CDD: none found. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: U.S. Home; resale. Name trap: Heritage Cove (33919), Heritage Pointe (33908) and Heritage Palms (33966) are three different communities. Every Heritage Cove section is 55+ on the record: each neighborhood declaration carries its own age article (Villas I by recorded amendment, Instrument 4854776), and the master declaration was amended June 13, 2002 (OR 3669/3366) to add Sec. 5.30, "55 or over age community" (S3647 Agent R). See our full Heritage Cove homes for sale page for every neighborhood, cost and rule.
Heritage Palms
Heritage Palms: 1,661 homes (457 single family, 1,204 condominium or co-op) built 1998 to 2006, with 36 holes of golf; Lee County recorded 98 sales at a $382,500 median in the 12 months through September 25, 2026, against 79 sales at $380,000 in the 12 months before. Heritage Palms is inside the City of Fort Myers, taxing district 090. Gate: gated (type not published). Golf: bundled. 55+: not confirmed. CDD: Heritage Palms CDD: $575 (no bond debt). FEMA sample: 0 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: US Home; resale. The club and master association are one corporation and golf comes with every home: the 2026 master total is $9,441 a unit ($8,025 dues, $866 cable, $550 capital program) plus a $500 food and beverage minimum, and a resale capital assessment of $7,500 is due at closing. The City created the CDD by Ordinance 2873 in 1998; it carries no bond debt and its FY2027 assessment rose to $575 from $375. See our full Heritage Palms homes for sale page for every neighborhood, cost and rule.
Heritage Pointe
Heritage Pointe: 383 homes (383 condominium or co-op) built 2003 to 2005; Lee County recorded 19 sales at a $255,000 median in the 12 months through September 25, 2026, against 16 sales at $256,250 in the 12 months before. Heritage Pointe is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Name trap: Heritage Pointe (33908) is not Heritage Cove or Heritage Palms. Pet statements conflict, so no pet rule is shown. See our full Heritage Pointe homes for sale page for every neighborhood, cost and rule.
Holiday Condo Inc
Holiday Condo Inc: 353 homes (353 manufactured) built 1973 to 2025; Lee County recorded 18 sales at a $126,500 median in the 12 months through September 25, 2026, against 9 sales at $153,000 in the 12 months before. Holiday Condo Inc is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: not a builder community. Name trap: Holiday Condominium, Inc. is a member-owned manufactured-home corporation (the county records 353 manufactured-home parcels), not a condominium building. Rules and regulations from 2014 are posted on its site.
Island Park Village
Island Park Village: 197 homes (88 single family, 109 condominium or co-op) built 1983 to 2010; Lee County recorded 16 sales at a $95,000 median in the 12 months through September 25, 2026, against 13 sales at $230,000 in the 12 months before. Island Park Village is in unincorporated Lee County, taxing district 071. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Name trap: Island Park Village, Island Park Woodlands and Island Park are three different 33908 communities.
Kelly Greens Golf & Country Club
Kelly Greens Golf & Country Club: 938 homes (227 single family, 711 condominium or co-op) built 1987 to 1998, with an 18-hole, par 72 Gordon Lewis course; Lee County recorded 74 sales at a $250,000 median in the 12 months through September 25, 2026, against 46 sales at $271,250 in the 12 months before. Kelly Greens Golf & Country Club is in unincorporated Lee County, taxing district 068. Gate: gated (type not published). Golf: bundled. 55+: not confirmed. CDD: not confirmed. FEMA sample: 60 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The club states every owner is a member (it counts 939 homes) and a one-time new member fee is collected at closing; the amount is not published. Owners pay a $28 cart fee for 18 holes and walk free under the 2026-27 rates revised August 1, 2026. The club's Ownership page sets a one-month minimum rental. Name trap: kelleygreensgolf.com is a different course. See our full Kelly Greens Golf & Country Club homes for sale page for every neighborhood, cost and rule.
Laguna Lakes
Laguna Lakes: 610 homes (374 single family, 236 condominium or co-op) built 2003 to 2005; Lee County recorded 18 sales at a $372,500 median in the 12 months through September 25, 2026, against 22 sales at $380,000 in the 12 months before. Laguna Lakes is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: Laguna Lakes CDD: $1,467.97 to $1,928.85 ($1,007.66 to $1,054.27 prepaid lots). FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The Laguna Lakes CDD counts 614 units and 41 acres of lakes; its refunding note amortizes through May 1, 2033. The CDD site describes Laguna Lakes as in the City of Fort Myers, but every one of its 610 home parcels is in unincorporated taxing district 068 on the county roll. Only lagunalakes.com and lagunalakescdd.com are official sites. See our full Laguna Lakes homes for sale page for every neighborhood, cost and rule.
Lee Plantation
Lee Plantation: 148 homes (148 manufactured) built 1984 to 2004; Lee County recorded 15 sales at a $202,000 median in the 12 months through September 25, 2026, against 6 sales at $202,050 in the 12 months before. Lee Plantation is in unincorporated Lee County, taxing district 068. Gate: gated (type not published). Golf: none found. 55+: yes (recorded declaration). CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The Declaration of Protective Covenants updated March 18, 2026 makes Lee Plantation housing for older persons under the Fair Housing Amendments Act of 1988 and HOPA 1995, conveys each lot in fee simple, and requires leases of at least three months for the entire home, approved by the association, with no subleasing.
Legends Golf & Country Club
Legends Golf & Country Club: 1,290 homes (498 single family, 792 condominium or co-op) built 1998 to 2005, with an 18-hole Joe Lee course; Lee County recorded 72 sales at a $299,500 median in the 12 months through September 25, 2026, against 67 sales at $316,000 in the 12 months before. Legends Golf & Country Club is in unincorporated Lee County, taxing district 047. Gate: gated (type not published). Golf: bundled. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Legends is bundled and was turned over to its members in April 2005. The club publishes a $10,000 resale capital contribution, a $275 estoppel fee and a $500 lease transfer that gives a tenant amenity use for 30 days to one year. The Joe Lee course opened in early 1999; a Garl and Nix renovation was scheduled to reopen December 15, 2025. Dues are not published. See our full Legends Golf & Country Club homes for sale page for every neighborhood, cost and rule.
Lexington Country Club
Lexington Country Club: 1,478 homes (283 single family, 1,195 condominium or co-op) built 1995 to 2000, with an 18-hole Gordon Lewis course; Lee County recorded 147 sales at a $275,000 median in the 12 months through September 25, 2026, against 90 sales at $350,000 in the 12 months before. Lexington Country Club is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: bundled. 55+: not confirmed. CDD: not confirmed. FEMA sample: 60 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Lexington is bundled: Golf Village homes carry golf and Lake Village homes carry social membership. The club fee schedule for May to December 2026 lists a community fee of $1,849 a quarter for non-golf homes (about $7,396 a year) and $2,667 a quarter in the Golf Village (about $10,668 a year), with neighborhood fees of $675 to $3,253 a quarter on top. The original 1995 Gordon Lewis course was redesigned by Kipp Schulties starting April 2017. See our full Lexington Country Club homes for sale page for every neighborhood, cost and rule.
Lindsford
Lindsford: 943 homes (943 single family) built 2014 to 2022, with two amenity centers; Lee County recorded 42 sales at a $336,500 median in the 12 months through September 25, 2026, against 37 sales at $395,000 in the 12 months before. Lindsford is inside the City of Fort Myers, taxing district 090. Gate: gated (type not published). Golf: none found. 55+: not confirmed. CDD: Waterford Landing CDD: $1,285.00 (FY2027). FEMA sample: 16 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: D.R. Horton (developer The Ronto Group); resale. The Lindsford Master Homeowners Association runs two amenity centers, one for the twin villas and single-family homes and one for the townhomes. The builder is not named on the association's pages. See our full Lindsford homes for sale page for every neighborhood, cost and rule.
Lucaya
Lucaya: 322 homes (28 single family, 294 condominium or co-op) built 2006 to 2019; Lee County recorded 14 sales at a $277,500 median in the 12 months through September 25, 2026, against 10 sales at $382,500 in the 12 months before. Lucaya is in unincorporated Lee County, taxing district 068. Gate: callbox or code gate. Golf: none found. 55+: not confirmed. CDD: Lucaya CDD: $1,837.96 to $2,750.53 (includes a water line). FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Lucaya's entrance is an app-controlled gate. The Lucaya CDD buys bulk water and bills it as a line inside the CDD assessment, so the tax bill carries a water charge; Series 2005 bonds end May 1, 2035. See our full Lucaya homes for sale page for every neighborhood, cost and rule.
Majestic Palms
Majestic Palms: 430 homes (430 condominium or co-op) built 2006 to 2023; Lee County recorded 23 sales at a $260,000 median in the 12 months through September 25, 2026, against 15 sales at $245,000 in the 12 months before. Majestic Palms is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: developer site shows Building 5 under construction. Majestic Palms is all condominium. The developer's site shows Building 5 under construction, which points to new units, but no price or delivery date is published. Pet statements conflict between sources, so no pet rule is shown. See our full Majestic Palms homes for sale page for every neighborhood, cost and rule.
Marina Bay
Marina Bay: 788 homes (788 single family) built 2015 to 2021; Lee County recorded 43 sales at a $490,000 median in the 12 months through September 25, 2026, against 38 sales at $487,500 in the 12 months before. Marina Bay is inside the City of Fort Myers, taxing district 090. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: Arborwood CDD: $349.72 to $505.72. FEMA sample: 0 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The Arborwood CDD budget places Marina Bay in its GL Homes parcel and counts 796 units. Third-party builder and ZIP claims for Marina Bay conflict, so check the plat before relying on one. See our full Marina Bay homes for sale page for every neighborhood, cost and rule.
Myerlee
Myerlee: 700 homes (16 single family, 684 condominium or co-op) built 1973 to 2006; Lee County recorded 38 sales at a $150,000 median in the 12 months through September 25, 2026, against 26 sales at $199,000 in the 12 months before. Myerlee is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Myerlee is a cluster of separate condominium and co-op associations along Myerlee Country Club Blvd, each with its own age, pet and lease rules. Our roster includes Myerlee Gardens Condo, which also has its own row.
Myerlee Gardens Condo
Myerlee Gardens Condo: 210 homes (210 condominium or co-op) built 1982 to 2006; Lee County recorded 18 sales at a $139,000 median in the 12 months through September 25, 2026, against 9 sales at $185,000 in the 12 months before. Myerlee Gardens Condo is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Inside Myerlee. Do not carry another Myerlee building's rules to Myerlee Gardens. Its homes are also counted in the Myerlee row.
Newport Glen
Newport Glen: 138 homes (138 condominium or co-op) built 1983 to 1987; Lee County recorded 16 sales at a $146,000 median in the 12 months through September 25, 2026, against 16 sales at $150,000 in the 12 months before. Newport Glen is in unincorporated Lee County, taxing district 071. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Newport Glen is a condominium; its rules were not found online.
Oasis
Oasis: 199 homes (199 condominium or co-op) built 2008; Lee County recorded 18 sales at a $289,450 median in the 12 months through September 25, 2026, against 8 sales at $263,000 in the 12 months before. Oasis is inside the City of Fort Myers, taxing district 322. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: The Related Group (2008); resale. Oasis is the Oasis Tower One condominium at 3000 Oasis Grand Blvd: 199 units in a 30-story riverfront tower built in 2008 (declaration Lee County Instrument 2008000287371). The second tower at 3040 Oasis Grand Blvd is a single 265-unit rental apartment parcel with no condominium units to buy, and Oasis Key (33908) is a different community. See our full Oasis homes for sale page for every neighborhood, cost and rule.
Olde Hickory Golf & Country Club
Olde Hickory Golf & Country Club: 561 homes (175 single family, 386 condominium or co-op) built 1992 to 2000, with an 18-hole Ron Garl course; Lee County recorded 36 sales at a $263,750 median in the 12 months through September 25, 2026, against 30 sales at $387,500 in the 12 months before. Olde Hickory Golf & Country Club is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: bundled. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Olde Hickory calls itself a bundled golf community; its Ron Garl course was renovated in 2013. Dues are not published on the club pages read.
Parker Lakes
Parker Lakes: 1,052 homes (465 single family, 587 condominium or co-op) built 1989 to 2000; Lee County recorded 65 sales at a $285,000 median in the 12 months through September 25, 2026, against 42 sales at $285,000 in the 12 months before. Parker Lakes is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: none. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Parker Lakes is 1,052 homes in 11 neighborhoods under one homeowners association, which says the community is not age restricted. Association rules are behind the owner login; ask for the declaration and the estoppel certificate. Name trap: Lakes Park is a county park, not this community. See our full Parker Lakes homes for sale page for every neighborhood, cost and rule.
Parkwoods Townhouse Community
Parkwoods Townhouse Community: 580 homes (580 single family) built 1978 to 1981; Lee County recorded 18 sales at a $167,500 median in the 12 months through September 25, 2026, against 25 sales at $195,000 in the 12 months before. Parkwoods Townhouse Community is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 2 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Parkwoods has several phases and associations; a rule from one phase may not govern another.
Paseo
Paseo: 1,143 homes (396 single family, 747 condominium or co-op) built 2006 to 2017, with a Village Center clubhouse; Lee County recorded 67 sales at a $373,500 median in the 12 months through September 25, 2026, against 76 sales at $372,500 in the 12 months before. Paseo is inside the City of Fort Myers, taxing district 090. Gate: gated (type not published). Golf: no golf course. 55+: no (condo declaration). CDD: Paseo CDD: $2,555.29 condo, $2,988.53 single family or villa. FEMA sample: 60 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: Stock Development; resale. Paseo is guard gated per its association, with staffing hours not published. The recorded Declaration of Condominium (s. 12.3) places no restriction on ages. There is no golf course and no mandatory club. The Paseo CDD's Series 2018 refunding bonds mature May 1, 2036, and condominium buyers pay a one-time $2,500 master capital contribution. See our full Paseo homes for sale page for every neighborhood, cost and rule.
Pelican Preserve
Pelican Preserve: 2,342 homes (1,600 single family, 742 condominium or co-op) built 2000 to 2022, with a resident-owned Town Center; Lee County recorded 159 sales at a $425,000 median in the 12 months through September 25, 2026, against 131 sales at $456,000 in the 12 months before. Pelican Preserve is inside the City of Fort Myers, taxing district 090. Gate: gated (type not published). Golf: optional. 55+: yes (recorded declaration). CDD: Gateway Services CDD: $1,187.25 single family, $1,050.19 multifamily (FY2027). FEMA sample: 7 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: resale only (finished 2022). The 2001 Community Declaration (Lee County Instrument 5303163, OR Book 3535, Page 4531) requires at least one occupant 55 or older in every occupied home. The staffed gatehouse does not publish its hours. The 27-hole club (Heron, Egret and Ibis) is optional and separately owned by Heritage Golf Group since February 2022; its January 2026 rate card lists golf initiation at $25,000 refundable or $15,000 non-refundable. Name trap: Portofino at Pelican Preserve is a neighborhood here, not Portofino Springs in 33908. See our full Pelican Preserve homes for sale page for every neighborhood, cost and rule.
Pine Ridge of Fort Myers Village
Pine Ridge of Fort Myers Village: 460 homes (460 condominium or co-op) built 1985 to 1995; Lee County recorded 22 sales at a $147,500 median in the 12 months through September 25, 2026, against 24 sales at $168,250 in the 12 months before. Pine Ridge of Fort Myers Village is in unincorporated Lee County, taxing district 046. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Pine Ridge is a condominium association at 4801 Lakeside Club Blvd. Age, lease and pet terms are not confirmed from its own documents. Name trap: Pine Ridge Road is in Naples.
Poinsettia Park Mobile Home Co-op Inc
Poinsettia Park Mobile Home Co-op Inc: 322 homes (322 condominium or co-op) built 1969 to 2025; Lee County recorded 16 sales at a $106,000 median in the 12 months through September 25, 2026, against 18 sales at $90,000 in the 12 months before. Poinsettia Park Mobile Home Co-op Inc is inside the City of Fort Myers, taxing district 090. Gate: gated (type not published). Golf: none found. 55+: per association; rule not read. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: resale of co-op shares. Poinsettia Park is a resident-owned cooperative manufactured-home community whose association calls it gated and over 55; a buyer acquires a co-op share, and the recorded rule was not read.
Portico
Portico: 1,376 homes (1,376 single family) built 2007 to 2025; Lee County recorded 107 sales at a $354,000 median in the 12 months through September 25, 2026, against 136 sales at $367,999.50 in the 12 months before. Portico is in unincorporated Lee County, taxing district 066. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: Portico CDD: $726.68 to $1,432.17 (operations plus debt). FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: Lennar: new homes sold out per Lennar; 42 new-home closings in 12 months. Portico is in the Portico CDD, created by Lee County Ordinance 05-28 effective December 6, 2005; the FY2026/27 assessment schedule shows Series 2020-1 and 2020-2 debt on every lot type, so a buyer should expect a CDD line on the tax bill even though one builder post said otherwise. The district has not published a final bond maturity we could confirm. See our full Portico homes for sale page for every neighborhood, cost and rule.
Pratt's Preserve
Pratt's Preserve: 145 homes (145 single family) built 2023 to 2025; Lee County recorded 24 sales at a $382,758.50 median in the 12 months through September 25, 2026, against 54 sales at $405,000 in the 12 months before. Pratt's Preserve is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: Lennar: opened January 2024; 22 new-home closings in 12 months. Lennar opened Pratt's Preserve models on January 18, 2024 with four designs of 1,450 to 2,382 square feet. No new Lennar inventory was found in October 2026.
Province Park
Province Park: 289 homes (130 single family, 159 condominium or co-op) built 2003 to 2006; Lee County recorded 13 sales at a $245,000 median in the 12 months through September 25, 2026, against 7 sales at $280,000 in the 12 months before. Province Park is inside the City of Fort Myers, taxing district 090. Gate: callbox or code gate. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Avian Place rules say entrance to Province Park is through the Envera security system and set leases at 30 to 365 days; the condominium section prohibits month-to-month leases. See our full Province Park homes for sale page for every neighborhood, cost and rule.
Provincetown
Provincetown: 420 homes (420 condominium or co-op) built 1974 to 1980; Lee County recorded 22 sales at a $113,450 median in the 12 months through September 25, 2026, against 27 sales at $143,000 in the 12 months before. Provincetown is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 59 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Provincetown is a low-rise condominium at 3400 New South Province Blvd; lease and pet rules come from the association, not from this page. See our full Provincetown homes for sale page for every neighborhood, cost and rule.
Reflection Isles
Reflection Isles: 526 homes (526 single family) built 2007 to 2017; Lee County recorded 31 sales at a $495,000 median in the 12 months through September 25, 2026, against 23 sales at $529,000 in the 12 months before. Reflection Isles is inside the City of Fort Myers, taxing district 090. Gate: gated (type not published). Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 28 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Reflection Isles is a gated association that borders the Six Mile Cypress Slough Preserve. Name trap: it is not Reflection Lakes. See our full Reflection Isles homes for sale page for every neighborhood, cost and rule.
Reflection Lakes
Reflection Lakes: 812 homes (548 single family, 264 condominium or co-op) built 1999 to 2005; Lee County recorded 33 sales at a $375,000 median in the 12 months through September 25, 2026, against 38 sales at $345,000 in the 12 months before. Reflection Lakes is in unincorporated Lee County, taxing district 047. Gate: callbox or code gate. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Name trap: Reflection Lakes (33907) is not Reflection Isles (33912), and Promenade at Reflection Lakes is a rental apartment complex whose lease and pet terms do not apply to owners. See our full Reflection Lakes homes for sale page for every neighborhood, cost and rule.
Renaissance
Renaissance: 379 homes (249 single family, 130 condominium or co-op) built 2003 to 2024; Lee County recorded 21 sales at a $910,000 median in the 12 months through September 25, 2026, against 10 sales at $1,212,500 in the 12 months before. Renaissance is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: club, model not published. 55+: not confirmed. CDD: Renaissance CDD: $1,406.77 to $6,788.51. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The Club at Renaissance is a private 18-hole club. The Renaissance CDD's adopted FY2027 budget sets operations at $1,251.10 a lot plus Series 2022 debt that varies by lot (final payment May 1, 2037). The budget also shows a $380,859 litigation expense in FY2025. See our full Renaissance homes for sale page for every neighborhood, cost and rule.
River Forest
River Forest: 175 homes (175 single family) built 1960 to 2025; Lee County recorded 16 sales at a $447,500 median in the 12 months through September 25, 2026, against 10 sales at $412,500 in the 12 months before. River Forest is in unincorporated Lee County, taxing district 066. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). River Forest is a riverfront single-family neighborhood; listing claims about an association conflict.
Royal Woods
Royal Woods: 289 homes (193 single family, 96 condominium or co-op) built 1981 to 1985; Lee County recorded 34 sales at a $152,750 median in the 12 months through September 25, 2026, against 25 sales at $160,000 in the 12 months before. Royal Woods is in unincorporated Lee County, taxing district 071. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 60 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Royal Woods is a small single-family neighborhood; association rules were not found online. See our full Royal Woods homes for sale page for every neighborhood, cost and rule.
Sail Harbour
Sail Harbour: 473 homes (473 single family) built 2006 to 2007; Lee County recorded 16 sales at a $239,500 median in the 12 months through September 25, 2026, against 17 sales at $260,000 in the 12 months before. Sail Harbour is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: Sail Harbour CDD: $1,374.71. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The Sail Harbour CDD (Lee County Ordinance 05-11, 2005) bills one rate for all 473 homes; its FY2027 operations line doubles to $295.40 and the Series 2015 debt runs to May 2036. Name trap: Sail Harbour in Cape Coral is different. See our full Sail Harbour homes for sale page for every neighborhood, cost and rule.
Seven Lakes
Seven Lakes: 1,094 homes (1,094 condominium or co-op) built 1971 to 1991; Lee County recorded 68 sales at a $108,550 median in the 12 months through September 25, 2026, against 50 sales at $157,500 in the 12 months before. Seven Lakes is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: none found. 55+: yes (association rental rules). CDD: not confirmed. FEMA sample: 17 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Seven Lakes is all condominium. The association's rental procedures (current as of December 1, 2023) require at least one permanent occupant 55 or older, cap stays by anyone under 18 at 30 days in 12 months, set a 120-day minimum rental with tenants registered 30 working days ahead, and carry a housing-for-older-persons notice with verification every odd-numbered year. Name trap: the "Seven Lakes subdivision" is a different place. See our full Seven Lakes homes for sale page for every neighborhood, cost and rule.
Shadow Wood Preserve
Shadow Wood Preserve: 293 homes (181 single family, 112 condominium or co-op) built 2002 to 2022; Lee County recorded 21 sales at a $670,000 median in the 12 months through September 25, 2026, against 13 sales at $1,200,000 in the 12 months before. Shadow Wood Preserve is in unincorporated Lee County, taxing district 071. Gate: not confirmed. Golf: optional. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The association lists a pavilion, pickleball, tennis, bocce and community kayaks with access to Mullock Creek. Golf is optional through Shadow Wood Country Club (54 holes, with the Preserve course inside the community). Name trap: Shadow Wood at The Brooks is in Estero and Bonita Springs.
Tanglewood
Tanglewood: 357 homes (357 single family) built 1960 to 2025; Lee County recorded 21 sales at a $430,000 median in the 12 months through September 25, 2026, against 21 sales at $437,000 in the 12 months before. Tanglewood is in unincorporated Lee County, taxing districts 124 for 356 parcels, 068 for 1 parcels. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The Tanglewood Homes Association enforces deed restrictions across 23 sections. No gate was found.
Terraverde Country Club
Terraverde Country Club: 360 homes (30 single family, 330 condominium or co-op) built 1985 to 2013; Lee County recorded 16 sales at a $191,500 median in the 12 months through September 25, 2026, against 19 sales at $210,000 in the 12 months before. Terraverde Country Club is in unincorporated Lee County, taxing district 071. Gate: not confirmed. Golf: public or semi-private. 55+: not confirmed. CDD: not confirmed. FEMA sample: 30 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Terraverde's nine-hole par-27 Gordon G. Lewis course (built 1987) is open to the public. The condominium rules keep pets off the golf course, out of the clubhouse and off the courts.
The Forest
The Forest: 787 homes (348 single family, 439 condominium or co-op) built 1980 to 2025, with 36 holes of golf; Lee County recorded 52 sales at a $360,000 median in the 12 months through September 25, 2026, against 48 sales at $367,500 in the 12 months before. The Forest is in unincorporated Lee County, taxing district 071. Gate: guard, 24 hours. Golf: optional. 55+: not confirmed. CDD: none. FEMA sample: 60 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The main gate is manned 24 hours; the Island Park gate was manned 7 AM to 10 PM in the May 2022 plan. The Forest Country Club is optional and non-bundled (Bear and Bobcat courses, par 72 each) and does not publish prices. There is no CDD; the parcels sit in the San Carlos fire taxing district 071. See our full The Forest homes for sale page for every neighborhood, cost and rule.
The Forum
The Forum: 722 homes (722 single family) built 2004 to 2015; Lee County recorded 36 sales at a $360,000 median in the 12 months through September 25, 2026, against 26 sales at $345,000 in the 12 months before. The Forum is inside the City of Fort Myers, taxing district 090. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 25 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The Forum is a master area; Colonnade at the Forum is a separate townhome association inside it with its own row. 10X at the Forum and North Forum Reserve are rental complexes and are not counted here. See our full The Forum homes for sale page for every neighborhood, cost and rule.
The Hideaway Country Club
The Hideaway Country Club: 483 homes (483 condominium or co-op) built 1984 to 1994; Lee County recorded 19 sales at a $199,900 median in the 12 months through September 25, 2026, against 20 sales at $209,950 in the 12 months before. The Hideaway Country Club is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: optional. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Golf at The Hideaway Country Club (18 holes, par 67, built 1984, renovated 2012) is optional; owners who do not join get 16 rounds per condo from November 1 to April 30, and the course takes public play May to October.
The Landings
The Landings: 1,127 homes (85 single family, 1,042 condominium or co-op) built 1973 to 2000; Lee County recorded 43 sales at a $307,000 median in the 12 months through September 25, 2026, against 59 sales at $350,000 in the 12 months before. The Landings is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: club, model not published. 55+: not confirmed. CDD: not confirmed. FEMA sample: 35 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The Landings Yacht, Golf and Tennis Club at 4420 Flagship Dr has a marina; each condominium village sets its own lease and pet rules. Our roster covers the 14 villages in the community's own history (1,128 residences); Riverside Yacht Club Estates is a separate association and is not counted. See our full The Landings homes for sale page for every neighborhood, cost and rule.
The Plantation
The Plantation: 1,834 homes (1,614 single family, 220 condominium or co-op) built 2006 to 2021; Lee County recorded 108 sales at a $562,500 median in the 12 months through September 25, 2026, against 96 sales at $580,000 in the 12 months before. The Plantation is inside the City of Fort Myers, taxing district 090. Gate: not confirmed. Golf: optional. 55+: not confirmed. CDD: Arborwood CDD (Somerset and Bridgetown): $89.45 to $1,779.04. FEMA sample: 0 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). The Plantation has no CDD of its own: its Somerset and Bridgetown neighborhoods sit inside the Arborwood CDD, and the per-lot amount depends on how much of the 2005 and 2006 bond series a lot still carries. The 18-hole Hurdzan and Fry course is the optional Plantation Golf and Country Club, which Heritage Golf Group acquired on October 29, 2025. Name trap: Lee Plantation (33908) and Plantation Preserve are different places. See our full The Plantation homes for sale page for every neighborhood, cost and rule.
Three Oaks
Three Oaks: 1,065 homes (1,065 single family) built 1987 to 2006; Lee County recorded 52 sales at a $399,500 median in the 12 months through September 25, 2026, against 50 sales at $378,750 in the 12 months before. Three Oaks is in unincorporated Lee County, taxing district 071. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: mixed builders; resale. Three Oaks is a master area run by the Three Oaks HOA, which posts its governing documents on its Resources page. Our roster for Three Oaks includes Timberwalk and Lakes at Three Oaks, which also have their own rows. Name trap: Three Oaks Parkway addresses also appear in 33928 and 33912.
Timber Creek
Timber Creek: 1,308 homes (1,308 single family) built 2020 to 2025; Lee County recorded 109 sales at a $550,000 median in the 12 months through September 25, 2026, against 228 sales at $542,198 in the 12 months before. Timber Creek is in unincorporated Lee County, taxing districts 047 for 687 parcels, 049 for 621 parcels. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: Timber Creek Southwest CDD: debt $608.17 to $1,824.57 a year plus O&M. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: Lennar: sold out per Lennar; 35 new-home closings in 12 months. Lennar lists Timber Creek as sold out, so homes here are resales, although 35 new-home closings were still recorded in the 12 months. The Timber Creek Southwest CDD carries Series 2020 bonds (final 2050) and Series 2021 bonds (final 2051); its proposed FY2027 budget raises the operations rate to $409.31 a unit from $173.92, and adoption was not confirmed. Name trap: Daniels Creek is a separate Lennar community. See our full Timber Creek homes for sale page for every neighborhood, cost and rule.
Timberwalk
Timberwalk: 302 homes (302 single family) built 2005 to 2006; Lee County recorded 18 sales at a $300,000 median in the 12 months through September 25, 2026, against 21 sales at $315,000 in the 12 months before. Timberwalk is in unincorporated Lee County, taxing district 071. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Inside Three Oaks. The townhome association lists 304 units built in 2005 and patrol staff on property; no gate type is published. Its homes are also counted in the Three Oaks row.
Tortuga
Tortuga: 265 homes (130 single family, 135 condominium or co-op) built 2008 to 2016; Lee County recorded 17 sales at a $280,000 median in the 12 months through September 25, 2026, against 14 sales at $317,500 in the 12 months before. Tortuga is in unincorporated Lee County, taxing district 068. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 28 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Name trap: GL Homes sells a floor plan named Tortuga inside Valencia Harbor; it is unrelated.
Town and River
Town and River: 532 homes (466 single family, 66 condominium or co-op) built 1961 to 2026; Lee County recorded 19 sales at a $825,000 median in the 12 months through September 25, 2026, against 15 sales at $760,000 in the 12 months before. Town and River is in unincorporated Lee County, taxing districts 102 for 447 parcels, 068 for 85 parcels. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 29 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Town and River is a mostly single-family river community with its own association site. Name trap: Town and River Waterfront Condominiums is a separate association.
Valencia Harbor
Valencia Harbor: 95 homes (95 single family) built 2025; Lee County recorded 75 sales at a $490,202 median in the 12 months through September 25, 2026, against 1 sale at $569,900 in the 12 months before. Valencia Harbor is in unincorporated Lee County, taxing district 066. Gate: gated (type not published). Golf: none found. 55+: yes (recorded declaration). CDD: none found. FEMA sample: 0 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: GL Homes: selling, 16 plans from $352,900 to $600,900 (October 28, 2026); 75 new-home closings in 12 months. The Amended and Restated Declaration, Lee County Instrument 2025000237791, recorded September 4, 2025, requires at least one occupant 55 or older per home and lets the board allow up to 20 percent of homes to be occupied only by persons under 55; an age verification form is required before any sale or lease. GL Homes describes a staffed gatehouse and listed 16 plans from $352,900 to $600,900 on October 28, 2026. Every recorded sale in the 12 months was a builder first sale; the county file counts only the homes recorded through its September 2026 roll, and many more homes are under construction. No CDD was found. See our full Valencia Harbor homes for sale page for every neighborhood, cost and rule.
Venetian Palms
Venetian Palms: 327 homes (327 condominium or co-op) built 2006; Lee County recorded 15 sales at a $120,000 median in the 12 months through September 25, 2026, against 16 sales at $176,000 in the 12 months before. Venetian Palms is in unincorporated Lee County, taxing district 047. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Venetian Palms association documents conflict on pets (two in 2019 rules, one in a 2020 rental package), so no pet number is shown. Name trap: a Venetian Palms association also exists in Miami. See our full Venetian Palms homes for sale page for every neighborhood, cost and rule.
Verandah
Verandah: 1,661 homes (1,295 single family, 361 condominium or co-op) built 1926 to 2025, with two 18-hole courses; Lee County recorded 106 sales at a $481,500 median in the 12 months through September 25, 2026, against 87 sales at $540,000 in the 12 months before. Verandah is in unincorporated Lee County, taxing district 066. Gate: guard, 24 hours. Golf: bundled by deed. 55+: no (records read). CDD: Verandah East and West CDDs: $949.69 to $4,084.27. FEMA sample: 36 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: Neal Communities (Heritage Preserve); 11 new-home closings in 12 months. The main gate is staffed 24 hours and the Tropic Gate kiosk runs 24 hours under a virtual guard system. Club membership is bundled by deed: lots listed in Exhibit A of the 2024 Amended and Restated Club Declaration carry the mandatory Club tier, older lots are voluntary; the recorded January 2024 figures are $21,000 initiation for the Club tier and $75,000 for Full Golf. The two courses are Old Orange (Bob Cupp) and Whispering Oak (Jack Nicklaus II). See our full Verandah homes for sale page for every neighborhood, cost and rule.
Watermark
Watermark: 328 homes (328 single family) built 2014 to 2020, with a 71,000 gallon heated pool; Lee County recorded 19 sales at a $366,000 median in the 12 months through September 25, 2026, against 17 sales at $405,000 in the 12 months before. Watermark is inside the City of Fort Myers, taxing district 090. Gate: gated (type not published). Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 9 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Builder status: Neal Communities; resale. Watermark was built by Neal Communities and its association is managed by Catlett Association Management.
Whiskey Creek
Whiskey Creek: 1,545 homes (851 single family, 694 condominium or co-op) built 1970 to 2023, with an 18-hole executive course; Lee County recorded 73 sales at a $322,000 median in the 12 months through September 25, 2026, against 78 sales at $337,500 in the 12 months before. Whiskey Creek is in unincorporated Lee County, taxing districts 127 for 1,328 parcels, 129 for 217 parcels. Gate: not gated. Golf: public or semi-private. 55+: two condo sections only. CDD: none. FEMA sample: 3 of 60 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Whiskey Creek was planned gated but was built with open streets. Single-family sections follow deed restrictions enforced by a civic association with voluntary dues of $125 a household; there is no mandatory master association and no CDD. Village Green Section One and Section Eleven publish their own 55+ rules; the community as a whole is not age restricted. Whiskey Creek Country Club is public, with a 12-month single golfer rate of $2,500. See our full Whiskey Creek homes for sale page for every neighborhood, cost and rule.
Windsor West
Windsor West: 106 homes (106 condominium or co-op) built 1979; Lee County recorded 16 sales at a $64,250 median in the 12 months through September 25, 2026, against 4 sales at $89,350 in the 12 months before. Windsor West is inside the City of Fort Myers, taxing district 090. Gate: not confirmed. Golf: none found. 55+: not confirmed. CDD: not confirmed. FEMA sample: 0 of 30 sampled home parcels sit in an A or V flood zone (a screen, not a determination). Windsor West Condominium Association lists 106 units built in 1972, next to Winkler Park on Broadway.
Smaller Fort Myers communities
These communities recorded fewer than 15 sales in the 12 months through September 25, 2026, or are too new to have a resale record. Each line gives the same county facts in short form.
- Briarcliff: 108 homes (105 single family), built 1972 to 2025; 10 recorded sales at a $672,500 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 6 of 30 in an A or V zone.
- Brighton Pointe: 50 homes (50 single family), built 2024 to 2025; 14 recorded sales at a $319,999.50 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 3 of 30 in an A or V zone. Sources conflict on whether D.R. Horton still has homes here; check with the builder.
- Buckingham Park: 164 homes (161 single family, 1 manufactured), built 1959 to 2025; 7 recorded sales at a $689,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 5 of 30 in an A or V zone.
- Caloosa Yacht & Racquet Club: 103 homes (87 single family, 16 condominium or co-op), built 1985 to 2019; 8 recorded sales at a $562,500 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 27 of 30 in an A or V zone.
- Calusa Palms: 330 homes (146 single family, 184 condominium or co-op), built 2004 to 2006; 11 recorded sales at a $300,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone.
- Cedarbend: 260 homes (260 single family), built 1983 to 1985; 9 recorded sales at a $135,000 median in 12 months; City of Fort Myers; gate not confirmed; FEMA sample 0 of 30 in an A or V zone.
- Coco Bay: 143 homes (99 single family, 44 condominium or co-op), built 2004 to 2024; 14 recorded sales at a $493,500 median in 12 months; unincorporated Lee County; gate gated (type not published); FEMA sample 30 of 30 in an A or V zone. The association site describes a gated community built by Centex Homes.
- Creekside Preserve: 168 homes (168 condominium or co-op), built 2014 to 2018; 11 recorded sales at a $280,000 median in 12 months; unincorporated Lee County; gate gated (type not published); FEMA sample 30 of 30 in an A or V zone. The association describes a gated condominium of 168 carriage homes for people of all ages.
- Cypress Lake Estates: 135 homes (1 single family, 134 condominium or co-op), built 1981 to 1999; 4 recorded sales at a $146,750 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 29 of 30 in an A or V zone. Name trap: a condominium association and a same-name HOA share this name.
- Cypress Woods RV Resort: 97 homes (97 manufactured), built 1998 to 2022; 10 recorded sales at a $275,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 0 of 30 in an A or V zone. The association lists 471 privately owned RV lots; it is not a conventional home subdivision.
- Eagle Reserve: 155 homes (155 single family), built 2019 to 2022; 14 recorded sales at a $470,000 median in 12 months; City of Fort Myers; gate not confirmed; FEMA sample 30 of 30 in an A or V zone. Name trap: the plat is Colonial 70, which is not Colonial Country Club.
- Emerson Square: 257 homes (173 single family, 84 condominium or co-op), built 2005 to 2011; 13 recorded sales at a $360,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone.
- Florimond Manor: 306 homes (306 single family), built 1968 to 2025; 12 recorded sales at a $460,500 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 5 of 30 in an A or V zone. No homeowners association was found for this neighborhood.
- Gardens at Beachwalk: 319 homes (319 condominium or co-op), built 2003 to 2004; 10 recorded sales at a $160,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone.
- Hendry Creek: 65 homes (65 single family), built 1979 to 2009; 11 recorded sales at a $660,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone.
- High Point Place: 271 homes (271 condominium or co-op), built 2006 to 2007; 11 recorded sales at a $575,000 median in 12 months; City of Fort Myers; gate not confirmed; FEMA sample 30 of 30 in an A or V zone. High Point Place is a downtown riverfront condominium on W First Street.
- Island Park: 134 homes (134 single family), built 1964 to 2025; 9 recorded sales at a $660,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone. Name trap: the Island Park row excludes Island Park Village and Island Park Woodlands.
- Island Park Woodlands: 104 homes (94 single family, 10 condominium or co-op), built 1976 to 2024; 11 recorded sales at a $335,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone. Name trap: one of three different Island Park communities in 33908.
- Lakes at Three Oaks (inside Three Oaks): 320 homes (320 single family), built 1998 to 2004; 12 recorded sales at a $475,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 0 of 30 in an A or V zone. Inside Three Oaks. The association says its amenities sit inside a secure gated area; whether the main entrance is gated is not published.
- Marbella on Cypress: 262 homes (214 single family, 48 condominium or co-op), built 2007 to 2019; 11 recorded sales at a $272,000 median in 12 months; City of Fort Myers; gate not confirmed; FEMA sample 30 of 30 in an A or V zone. Name trap: Marbella at Spanish Wells is in Bonita Springs.
- McGregor Groves: 273 homes (273 single family), built 1956 to 2022; 8 recorded sales at a $312,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 0 of 30 in an A or V zone.
- McGregor Woods: 160 homes (160 single family), built 1980 to 1999; 12 recorded sales at a $580,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone.
- Morse Shores: 324 homes (322 single family), built 1956 to 2025; 13 recorded sales at a $340,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 11 of 30 in an A or V zone. Morse Shores mixes site-built homes, manufactured homes and co-ops; some co-ops inside it are marketed as 55+, the subdivision as a whole is not.
- Palmetto Cove: 204 homes (204 condominium or co-op), built 2007 to 2019; 14 recorded sales at a $226,500 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone. Palmetto Cove is a condominium; association documents were not found online.
- Palmlee Park: 474 homes (469 single family), built 1917 to 2025; 13 recorded sales at a $320,000 median in 12 months; City of Fort Myers; gate not confirmed; FEMA sample 0 of 30 in an A or V zone. Name trap: portals write Palm Lee Park; Myerlee is a different place.
- Peppertree Pointe: 76 homes (32 single family, 44 condominium or co-op), built 1996 to 2015; 2 recorded sales at a $497,500 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 4 of 30 in an A or V zone.
- Portofino Springs (includes the Villa Medici village) (low-confidence roster, see note): 201 homes (201 single family), built 2008 to 2018; 10 recorded sales at a $240,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone. One row covers the Portofino Springs plat, which includes the Villa Medici village on Montebello Way.
- Principia: 323 homes (239 single family, 84 condominium or co-op), built 1972 to 2000; 9 recorded sales at a $275,900 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone.
- Riviera: 160 homes (160 condominium or co-op), built 2007 to 2007; 12 recorded sales at a $352,000 median in 12 months; City of Fort Myers; gate not confirmed; FEMA sample 30 of 30 in an A or V zone. Riviera is the condominium tower at 2743 First St; Riviera Club and Riviera Colony are other places.
- South Pointe Villas Condo: 199 homes (199 condominium or co-op), built 1979 to 2007; 9 recorded sales at a $127,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 0 of 30 in an A or V zone.
- Summerlin Woods: 264 homes (264 condominium or co-op), built 1985 to 2005; 11 recorded sales at a $140,000 median in 12 months; unincorporated Lee County; gate callbox or code gate; FEMA sample 30 of 30 in an A or V zone. Eight condominium associations share one gated complex of 264 units; the association sells gate window stickers and wallet cards.
- The Colony (low-confidence roster, see note): 277 homes (277 single family), built 1988 to 1998; 11 recorded sales at a $375,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 0 of 30 in an A or V zone. Our roster names Colony Pointe, Williamsburg at the Colony and Colony S/D; the community may include more. Name trap: not Crown Colony or The Colony in Estero.
- The Cove at Six Mile: 196 homes (196 condominium or co-op), built 2005 to 2006; 8 recorded sales at a $162,000 median in 12 months; City of Fort Myers; gate not confirmed; FEMA sample 11 of 30 in an A or V zone.
- The Park at Lakewood: 176 homes (176 condominium or co-op), built 2005 to 2005; 8 recorded sales at a $162,450 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 30 of 30 in an A or V zone.
- The Residence: 191 homes (191 condominium or co-op), built 2005 to 2005; 11 recorded sales at a $118,000 median in 12 months; City of Fort Myers; gate not confirmed; FEMA sample 0 of 30 in an A or V zone.
- Townhomes of San Simeon: 215 homes (215 single family), built 2006 to 2013; 12 recorded sales at a $239,750 median in 12 months; City of Fort Myers; gate not confirmed; FEMA sample 0 of 30 in an A or V zone.
- Westbrook: 341 homes (341 single family), built 2017 to 2021; 14 recorded sales at a $480,250 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 0 of 30 in an A or V zone. Westbrook homes were built 2017 to 2021, and the county shows no new-home closing in the 12 months.
- Windsong: 104 homes (104 single family), built 2018 to 2021; 13 recorded sales at a $370,000 median in 12 months; unincorporated Lee County; gate not confirmed; FEMA sample 29 of 30 in an A or V zone. Windsong is 104 twin villas run by the Windsong Neighborhood Association.
Name traps: communities that share or confuse names
Fort Myers community names repeat across Southwest Florida and even inside Fort Myers, and a wrong match pulls the wrong rules, fees or prices into a search. These are the traps we found while building this index, each checked against the county legal plat names and ZIP codes.
- Gateway is a master area of 30-plus neighborhoods with its own CDD, not one community; Gateway Villas is on Fort Myers Beach.
- Three Oaks contains Timberwalk and the Lakes at Three Oaks, each with its own association; Three Oaks Parkway addresses also appear in other ZIP codes.
- The Forum contains Colonnade at the Forum; 10X at the Forum and North Forum Reserve are rental complexes.
- Myerlee contains Myerlee Gardens Condo, Myerlee Circle and Myerlee Golfside East, each a separate association.
- Cross Creek Country Club and Cross Creek Estates are split rows of one Cross Creek area around one executive course; crosscreekcc.com is a club in North Carolina.
- Heritage Cove, Heritage Pointe and Heritage Palms are three different communities in 33919, 33908 and 33966.
- Reflection Lakes and Reflection Isles are separate associations in different ZIP codes; Promenade at Reflection Lakes is an apartment complex.
- Island Park, Island Park Village and Island Park Woodlands are three different 33908 communities with different ownership forms.
- Holiday Condo Inc is a member-owned manufactured-home corporation, not a condominium building.
- Campo Felice is a rental community, not an owner community, and is not in this index.
- Portofino Springs and Villa Medici share one county roster; Portofino at Pelican Preserve and the Portofino condominiums on Bergamo Way are other places.
- Cypress Lake Country Club, Cypress Lake Estates, Cypress Lake Golf Club, Cypress Landing and Cypress Woods RV Resort are five different things.
- Shadow Wood Preserve is in Fort Myers; Shadow Wood at The Brooks is in Estero and Bonita Springs.
- Eagle Reserve is platted as Colonial 70 and is not Colonial Country Club; Eagle Ridge has no Fort Myers golf club, and a golf domain with its name belongs to a course in Summerfield.
- The Plantation (33913) is not Lee Plantation (33908) or Plantation Preserve; plantationgcc.com is a Venice club.
- Danforth Lakes is not Danforth Village; Seven Lakes is not the Seven Lakes subdivision; Town and River is not Town and River Waterfront Condominiums; Tortuga is not GL Homes' Tortuga floor plan; Esplanade Lake Club is not the Esplanade communities in Naples.
- Laguna Lakes is described by its CDD as in the City, but its home parcels are in unincorporated taxing district 068; only lagunalakes.com and lagunalakescdd.com are official sites.
What should you check before you buy in a Fort Myers community?
Before you buy in a Fort Myers community, read the recorded declaration for age, leasing and pet rules, learn the club model and any capital contribution, find the CDD line on the tax bill, check the flood zone and elevation certificate on both the current and the March 2, 2027 FEMA maps, and get the estoppel certificate.
- The declaration and rules. Age restrictions, minimum lease terms, the number of leases a year and pet limits live in the recorded declaration and the association's rules, and a neighborhood association can be stricter than the master. Ask for every layer.
- The club model. Bundled, bundled by deed, optional or public: ask for the current dues, initiation or capital contribution, food and beverage minimum and any pending special assessment.
- The CDD. Find the non-ad valorem lines on the most recent tax bill for the exact parcel, and ask the district for the bond payoff amount and final bond year.
- The flood zone. Check the address on FEMA's Flood Map Service Center, ask for an elevation certificate, and compare the current map with the updated Lee County maps that take effect March 2, 2027.
- Condominium documents. For a condominium or co-op, ask for the budget, the reserve study, any structural inspection reports and the rental approval process.
- The estoppel certificate. It states what the home owes the association on the day of sale, including special assessments and transfer fees.
- The gate and access. Ask how the gate is staffed, how guests are registered and what a tenant or guest needs to enter.
- The jurisdiction. Confirm whether the parcel is in the City of Fort Myers or unincorporated Lee County, because millage, permits and services follow it.
Talk to a Domain Realty Group Fort Myers specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, shows homes in every Fort Myers community on this page, and our Fort Myers office is on College Parkway. We built this index from every recorded sale on the Lee County file, and we can pull the same record for the exact street you are weighing.
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Fort Myers homes for sale right now
The searches below show current Fort Myers listings sorted by price. Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.
Talk to our team about a Fort Myers community
Contact Domain Realty Group or call 239-441-2816, tell us the communities, home type and budget you have in mind, and an agent will send the matching listings, the recent recorded sales in each community, and the gate, club, CDD and association documents to ask for. You can also search current listings any time.
Thinking of selling a home in a Fort Myers community?
Buyers compare Fort Myers communities closely, and a home priced against its own community's recorded sales sells faster than one priced against a citywide average. 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 Fort Myers communities
These are the questions buyers ask most about Fort Myers communities, answered from the Lee County record, FEMA's flood map, each district's budget and each association's, club's or builder's own pages. Each answer carries the same dates as the sections above.
How many communities are in Fort Myers?
This index covers 120 Fort Myers communities with a Fort Myers mailing address, shown in 119 rows because Portofino Springs and Villa Medici share one county roster. The 115 top-level rows hold 62,091 homes on the Lee County roll. Other subdivisions exist too; these are the communities with a defined roster in our tree.
Which Fort Myers community had the most home sales last year?
Gateway, with 187 qualified sales recorded by Lee County in the 12 months through September 25, 2026, at a $440,000 median. Pelican Preserve followed with 159 sales at $425,000 and Lexington Country Club with 147 at $275,000. Gateway is a master area of 30-plus neighborhoods, which explains much of its volume.
What are the gated communities in Fort Myers?
Botanica Lakes, Colonial Country Club, The Forest and Verandah publish a 24-hour guard. Another 21 communities, including Pelican Preserve, Paseo, Heritage Palms, Gulf Harbour, Kelly Greens, Legends and Crown Colony, call themselves gated on their own pages without published hours. Lucaya, Province Park, Reflection Lakes and Summerlin Woods use code or app gates.
Which Fort Myers communities have a 24-hour guard gate?
Four communities publish 24-hour guard staffing on a first-party page: Verandah (main gate, plus a 24-hour virtual kiosk at the Tropic Gate), Colonial Country Club (two entrances), The Forest (main gate, per its May 2022 plan) and Botanica Lakes (its association's Sales and Leasing page). Other gatehouses do not publish their hours.
Is Whiskey Creek a gated community?
No. Whiskey Creek was planned as a gated community, but the plan changed and it was built with open streets entered from McGregor Boulevard and College Parkway, according to its civic association's history. Some condominium sections inside Whiskey Creek set their own rules, but the community as a whole has no gate.
Which Fort Myers communities are 55+?
Pelican Preserve, Heritage Cove, Lee Plantation and Valencia Harbor have recorded age rules, Seven Lakes has association rental rules requiring a 55+ occupant, and two Whiskey Creek condominium sections publish 55+ rules. Crystal Lakes and Poinsettia Park are 55+ per the operator or association; their recorded declarations were not read for this page.
What is the 80 percent rule in a 55+ community?
Under Florida Statutes 760.29, housing qualifies for the older-persons exemption when it is intended and operated for occupancy by persons 55 or older and at least 80 percent of occupied units have at least one such occupant. The community must publish policies showing that intent and verify ages, as Seven Lakes' rental rules describe.
Is Pelican Preserve a 55+ community?
Yes. Pelican Preserve's 2001 Community Declaration, Lee County Instrument 5303163, OR Book 3535, Page 4531, requires at least one occupant 55 or older in every occupied home. It is the clearest recorded age rule in Fort Myers, and its own page on this site covers the age certification steps in full.
Is Valencia Harbor a 55+ community?
Yes. The Amended and Restated Declaration, Lee County Instrument 2025000237791, recorded September 4, 2025, requires at least one occupant 55 or older per home, with up to 20 percent of homes allowed under-55 occupancy at the board's discretion. GL Homes was still selling 16 plans from $352,900 to $600,900 on October 28, 2026.
Which Fort Myers communities have bundled golf?
Colonial Country Club, Cross Creek, Fiddlesticks, Golfview, Heritage Palms, Kelly Greens, Legends, Lexington and Olde Hickory are bundled, meaning membership comes with the home, per each club's own pages. Verandah is bundled by deed: lots named in its recorded club declaration carry a mandatory tier and older lots are voluntary.
Which Fort Myers golf clubs are optional to join?
Gateway, Gulf Harbour, Pelican Preserve, The Forest, The Plantation, Crown Colony, Eagle Ridge, Shadow Wood Preserve and The Hideaway have optional clubs, so owners may join or not. Pelican Preserve publishes its January 2026 golf initiation at $25,000 refundable or $15,000 non-refundable; most other optional clubs give prices only on request.
Can I join Fort Myers Country Club or Eastwood Golf Course?
Both are public City of Fort Myers courses open for daily play, but the City's golf FAQ says it is not offering new memberships at this time. Resolution 2025-87 sets the existing annual pass fees and the daily rate ranges. Re-check the City's FAQ before you plan on a pass.
Which Fort Myers communities have a CDD?
Eighteen communities have a confirmed community development district with published FY2027 amounts, including Gateway and Pelican Preserve (Gateway Services CDD), Colonial Country Club, Verandah, Paseo, Heritage Palms, Portico, Timber Creek, Esplanade Lake Club, Renaissance, Laguna Lakes, Lindsford (Waterford Landing CDD), Lucaya, Sail Harbour and the Arborwood CDD communities.
How much is the CDD in Pelican Preserve?
The Gateway Services CDD assessment for a Pelican Preserve single-family home is $1,187.25 for FY2027, and $1,050.19 for a multifamily unit, adopted August 20, 2026 by Resolution 2026-20. It appears as a non-ad valorem line on the November 2026 Lee County tax bill, separate from association fees.
Does Gulf Harbour have a CDD?
No. Gulf Harbour has no community development district; its TRIM notices show only the Iona McGregor fire district (068) beyond the standard county and school lines. The Forest also has no CDD, and Whiskey Creek has no CDD located, per the research behind their own pages on this site.
Does The Plantation have its own CDD?
No. The Plantation's Somerset and Bridgetown neighborhoods sit inside the Arborwood CDD, which also serves Arborwood Preserve, Marina Bay and Botanica Lakes. FY2026/27 amounts in The Plantation run from $89.45 on paid-off lots to $1,779.04 on Somerset 75-foot lots, depending on the bond share each lot still carries.
Which Fort Myers communities have the lowest HOA fees?
First-party, dated association fees are public for only a few communities, so a fair ranking is not possible. Whiskey Creek's civic association dues are voluntary at $125 a household. For every other community, ask the association for its budget and the estoppel certificate rather than relying on listing-reported fees.
Which Fort Myers communities are still selling new homes?
In October 2026, GL Homes was selling at Valencia Harbor, Mattamy Homes at Bonavie Cove from $362,990, D.R. Horton at Bentley Crossing from $299,999, and MHC new manufactured homes at Crystal Lakes. The Majestic Palms developer showed a building under construction. Timber Creek, Esplanade Lake Club and Portico are sold out per their builders.
Is Timber Creek still selling new homes?
No. Lennar's own page says Timber Creek is now sold out, so homes there are resales, although Lee County recorded 35 new-home closings in the 12 months through September 25, 2026 as the last homes closed. Timber Creek carries the Timber Creek Southwest CDD, whose bonds run to 2050 and 2051.
Which Fort Myers communities are inside the City limits?
Twenty-six of the 115 top-level rows, with 16,294 homes, are inside the City of Fort Myers on the county parcel roll, including Pelican Preserve, Colonial Country Club, Heritage Palms, Paseo, The Plantation and Botanica Lakes. Gateway, Arborwood Preserve and Alabama Grove Terrace are split between the City and unincorporated Lee County.
Is Verandah in the City of Fort Myers?
No. Every Verandah home parcel is in unincorporated Lee County, in the Fort Myers Shores fire taxing district (066), whose 2026 total millage is 13.6123. Verandah has a Fort Myers mailing address and two CDDs, Verandah East and Verandah West, created under county ordinance powers.
Which Fort Myers communities are outside FEMA high-risk flood zones?
In our FEMA sample, 42 communities had no sampled home parcel in an A or V zone, including Gateway, Timber Creek, The Plantation, Esplanade Lake Club, Heritage Palms, Arborwood Preserve and Botanica Lakes. A sample is a screen, not a determination, so check the exact address on FEMA's map before you buy.
When do the new Lee County flood maps take effect?
Lee County reports that FEMA's updated flood maps for Lee County take effect March 2, 2027. A buyer under contract before that date and closing after it should check the address on both the current and the updated map, because a zone change can affect insurance and lender requirements.
Is Fort Myers Beach part of Fort Myers?
No. Fort Myers Beach is a separate town and is not counted in this index. Several Fort Myers communities in Iona sit close to it: measured straight-line from each community's median parcel, Kelly Greens is 3.2 miles from Fort Myers Beach, Cinnamon Cove 3.3, Heritage Pointe 3.5 and Holiday Condo Inc 3.6.
What towns are near Fort Myers?
Cape Coral, North Fort Myers, Fort Myers Beach, Estero, Lehigh Acres and Alva border or sit near Fort Myers, and each is a separate place for this index. Bonita Springs is farther south. Communities such as River Hall (Alva), Herons Glen (North Fort Myers) and the Estero side of Miromar Lakes are not counted here.
Are there manufactured-home communities in Fort Myers?
Yes. Holiday Condo Inc, Crystal Lakes, Lee Plantation, Poinsettia Park (a resident-owned co-op) and Cypress Woods RV Resort are on the county roll as manufactured-home, co-op or RV communities. Ownership differs: Lee Plantation conveys lots in fee simple, Poinsettia Park sells co-op shares, and Holiday Condo Inc is a member-owned corporation.
Which Fort Myers communities are mostly condominiums?
Thirty-four communities in this index are at least three quarters condominium or co-op on the county roll, led by Lexington Country Club, Gulf Harbour, Seven Lakes and Kelly Greens by recorded condo sales in the 12 months through September 25, 2026. Our Fort Myers condos for sale page covers condominium buildings in depth.
What is the minimum lease in Fort Myers communities?
It varies by association, and few publish it. First-party minimums include Verandah 30 days with up to three leases a year, Heritage Palms 28 days, Kelly Greens one month, Seven Lakes 120 days, Lee Plantation three months and a seven-day short-term minimum in Whiskey Creek's deed restrictions. Ask for every layer's rules.
Are pets allowed in Fort Myers communities?
Pet rules are set by each association and often by each neighborhood. Published examples: Seven Lakes allows one pet under 25 pounds, Lee Plantation one dog up to 25 pounds or one cat, and Summerlin Woods one dog or two cats at 20 pounds each. Where sources conflict, this page shows no rule.
What is the most expensive community in Fort Myers?
Among communities with at least 10 recorded sales, Renaissance had the highest 12-month median at $910,000, followed by Esplanade Lake Club at $888,473 and Town and River at $825,000, on the Lee County record through September 25, 2026. Gulf Harbour recorded the single highest sale in the index at $8,950,000.
What are the least expensive Fort Myers communities?
Among communities with at least 10 recorded sales, Windsor West had the lowest 12-month median at $64,250, followed by Island Park Village at $95,000, Seven Lakes at $108,550 and Provincetown at $109,450, all mostly condominium communities, on the Lee County record through September 25, 2026.
What is the difference between Heritage Cove, Heritage Pointe and Heritage Palms?
They are three different communities. Heritage Cove is in 33919 with 529 homes, Heritage Pointe is a condominium community in 33908 with 383 homes, and Heritage Palms is a bundled golf community in 33966 with 1,661 homes and its own CDD. Rules, fees and prices do not carry from one to another.
How do I compare Fort Myers communities?
Start with the one-table view on this page for recorded sales, medians, gate, 55+ and golf, then compare the flood sample, CDD and lease columns, and read each community's profile. Then ask the associations for their declarations, budgets and estoppel certificates, or call Domain Realty Group at 239-441-2816 for the recorded sales on a specific street.
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 all 120 Fort Myers communities on the Lee County file to build this page.
Domain Realty Group 239-441-2816 info@domainrealtygroup.com
Offices in Bonita Springs, Naples and Fort Myers:
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
- Naples: 9180 Galleria Ct #200, Naples, FL 34109
Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.
Where to go next: Fort Myers homes for sale and communities, all Fort Myers communities, current listings, a home valuation and contact Domain Realty Group.
Sources
Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 28, 2026, and web sources were read in October 2026 unless another date is shown.
County, City, state and federal records
- 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 Property Appraiser, 2026 Taxing District Millage Book (PDF)
- Lee County GIS, parcels layer (taxing and fire districts)
- FEMA, National Flood Hazard Layer, flood hazard zones
- FEMA, Flood Map Service Center
- Lee County, Floodplain Management (updated maps effective March 2, 2027)
- Lee County, special districts
- Florida Statutes 760.29, housing for older persons
- City of Fort Myers, Fort Myers Country Club
- City of Fort Myers, Eastwood Golf Course
- City of Fort Myers, golf frequently asked questions
- City of Fort Myers, Resolution 2025-87, golf fees (PDF)
Community development districts
- Gateway Services CDD, home
- Gateway Services CDD, finance
- Gateway Services CDD, board packet, August 20, 2026: FY2027 budget (PDF)
- Gateway Services CDD, FY2025 audited financial report, Florida Auditor General (PDF)
- Colonial Country Club CDD, assessments
- Verandah East and West CDDs, FY2027 budget (PDF)
- Paseo CDD, FY2026/27 assessment schedule (PDF)
- Heritage Palms CDD, assessments
- Heritage Palms CDD, adopted FY2027 budget (PDF)
- Portico CDD, FY2026/27 assessment schedule (PDF)
- Portico CDD, about the district
- Arborwood CDD, home
- Arborwood CDD, final budget FY2026/27 (PDF)
- Timber Creek Southwest CDD, district information
- Timber Creek Southwest CDD, proposed FY2027 budget, January 15, 2026 (PDF)
- Esplanade Lake Club CDD, home
- Esplanade Lake Club CDD, adopted FY2027 budget, June 11, 2026 (PDF)
- Renaissance CDD, adopted FY2027 budget (PDF)
- Laguna Lakes CDD, home
- Laguna Lakes CDD, adopted FY2027 budget (PDF)
- Lucaya CDD, adopted FY2027 budget
- Sail Harbour CDD, home
- Sail Harbour CDD, final budget FY2026/27 (PDF)
Associations, declarations and clubs
- Pelican Preserve Community Declaration, Lee County Instrument 5303163, OR Book 3535, Page 4531 (PDF)
- Seven Lakes Association, rental procedures current as of December 1, 2023 (PDF)
- Lee Plantation, Declaration of Protective Covenants updated March 18, 2026 (PDF)
- Lee Plantation, 2025 rules and regulations (PDF)
- Lee Plantation Property Owners Association
- Verandah Club, Amended and Restated Club Declaration, Instrument 2024000328868
- Verandah Community Association, 2026 budget and assessments (PDF)
- Verandah Community Association, realtor information
- Colonial Country Club, 2026 informational packet (PDF)
- Colonial Country Club, membership
- Heritage Palms Golf and Country Club, public golf
- Kelly Greens Golf and Country Club, ownership
- Kelly Greens Golf and Country Club, 2026-2027 golf rates
- Lexington Country Club, fees May to December 2026
- Lexington Country Club, our club
- Legends Golf and Country Club, real estate
- Legends Golf and Country Club, the club
- Fiddlesticks Country Club, membership options 2024 (PDF)
- Fiddlesticks Country Club, 2024-25 membership information packet (PDF)
- Olde Hickory Golf and Country Club, golf
- Golfview Golf and Racquet Club
- The Pelican Preserve Golf Club, membership
- Gulf Harbour Yacht and Country Club, membership
- The Forest Country Club, membership
- The Club at Gateway, membership
- Plantation Golf and Country Club, membership
- Heritage Golf Group, acquisition of three Florida clubs (PDF)
- The Golf Club at Crown Colony, memberships
- Crown Colony Community Association
- Shadow Wood Country Club, membership
- Shadow Wood Preserve association
- The Hideaway Country Club, owner and renter golf information
- Whiskey Creek Country Club, memberships
- Cross Creek, golf course
- Terraverde Country Club, golf course
- Terraverde 28 Condominium Association, rules
- Cypress Lake Golf Club, memberships
- The Club at Renaissance
- The Landings Yacht, Golf and Tennis Club
- Botanica Lakes Homeowners Association, sales and leasing
- Lindsford Master Homeowners Association
- Cinnamon Cove Master Association
- Three Oaks HOA, resources
- The Lakes at Three Oaks
- Eagle Ridge Property Owners Association
- Bell Tower Park Property Owners' Association
- Tanglewood Homes Association, deed restrictions
- Watermark
- Holiday Condominium, Inc.
- Poinsettia Park
- Avian Place HOA, common area rules (Province Park)
- Province Park Condominium Association
- Summerlin Woods, association rules
- Summerlin Woods, general information
- Lucaya
- Coco Bay Homeowners Association
- Creekside Preserve Condominium Association
- Windsor West Condominium Association
- Venetian Palms of Ft Myers Condominium Association
- Cypress Woods RV Resort association
- Timberwalk at Three Oaks HOA
- Laguna Lakes HOA
- Town and River
Builders and developers
- GL Homes, Valencia Harbor
- Mattamy Homes, Bonavie Cove
- D.R. Horton, Bentley Crossing
- MHC, Crystal Lakes
- Majestic Palms Condominiums
- Lennar, Timber Creek
- Taylor Morrison, Esplanade Lake Club
- Lennar newsroom, Pratt's Preserve model grand opening, January 18, 2024
- KB Home, grand opening of Coves of Estero Bay, 2016
- Reflection Lakes Master Association, governing documents (Rules and Regulations, January 2025)