Fort Myers · Florida · 33919

Heritage Cove Homes for Sale in Fort Myers, FL

Heritage Cove homes for sale in a gated community with a recorded 55+ rule: 29 county-recorded sales at a $260,000 median, every section compared, the association costs, flood facts and leasing rules. Updated October 2026.

Back to Fort Myers

Heritage Cove in Fort Myers, FL is a gated community in unincorporated Lee County, ZIP 33919, taxing district 068 (Iona McGregor Fire), with a recorded 55+ age rule in every section. U.S. Home Corporation built it from 1999 to 2004, and the Lee County parcel file of October 25, 2026 lists 529 homes: 289 single-story villa and single-family homes and 240 condominiums in eight four-story Terrace buildings. Heritage Cove homes for sale recorded 29 qualified county sales at a $260,000 median in the 12 months through September 25, 2026 (the newest sale in the county file), from $165,000 to $560,000. Heritage Cove is one section of our Fort Myers homes for sale and communities guide. Updated October 2026.

Aerial view of Heritage Cove in Fort Myers, Florida — Aerial imagery: USDA NAIP via USGS The National Map.

This page shows live Heritage Cove listings, what Heritage Cove homes actually sold for on the Lee County record, how the twelve neighborhood associations differ in product and price, and the costs, age rules, leasing limits, flood facts, schools and drive times that come with a Heritage Cove address. Every figure names its record and date, and every source is listed at the bottom of the page.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Heritage Cove buyers

Heritage Cove is age restricted by recorded instruments in every section: the master declaration was amended on June 13, 2002 (OR Book 3669, Page 3366 et seq.) to add Section 5.30, "55 OR OVER AGE COMMUNITY," and each of the 12 neighborhood associations has its own recorded 55+ article or amendment.
Lee County lists 529 Heritage Cove home parcels: 63 in Heritage Cove I, 106 in Heritage Cove II, 48 in Villas I, 72 in Villas II (289 single-story homes) and 240 condominiums in Terraces I to VIII, 30 units each.
Lee County recorded 29 qualified sales in the 12 months through September 25, 2026, at a $260,000 median, against 18 sales at $342,500 in the 12 months before that (the median moved down 24.1 percent while the number of sales rose).
Single-story homes sold at a $372,500 median (18 sales) and condominiums at $205,000 (11 sales) on the same county record.
Every owner pays a master assessment of $3,295 a year (2026) plus a neighborhood charge: condominium Terraces $1,089 to $1,390 a quarter ($638 to $738 a month all in) and single-story neighborhoods $85 to $87 a year (about $282 a month all in), per the association's 2026 FAQ sheets.
A $1,000 capital contribution is due at resale and a $100 transfer fee applies to leases; no CDD and no separate club or recreation fee was found.
The 2026 adopted property tax rate for taxing district 068 (Iona McGregor Fire) is 13.3623 mills, or $1,336.23 per $100,000 of taxable value, per the Lee County Property Appraiser 2026 millage book.
On a FEMA map census, all 554 home parcels in the community footprint are in Zone AE with a base flood elevation of 8.0 feet (panel 12071C0416G, effective November 17, 2022), and the whole community is in Lee County Evacuation Zone A.
Leasing is limited by section: the master floor is 30 days, and sections set 30, 60 or 90 days, with a 55+ occupant required for every new occupancy.
The eight Terraces are three and four story condominium buildings subject to Florida's milestone inspection and structural reserve study laws; per-building results are not published, so buyers request them.
Heritage Cove has four clay tennis courts, two bocce courts, two shuffleboard courts, a pool and spa, a clubhouse and a gym, and no golf course inside the community.
HealthPark Medical Center is 3.0 road miles away and Gulf Coast Medical Center is 5.3 road miles away (modeled routes from the clubhouse).

Heritage Cove homes for sale right now

Heritage Cove homes for sale are linked below, filtered to the Heritage Cove development and sorted by price, with separate searches for houses and villas and for condominiums. Data updated: October 2026. Days on market, sale-to-list ratios and active-listing counts come from the MLS and are being added in our next data refresh.

Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract. Every Heritage Cove home is in Fort Myers, FL 33919, so homes for sale in Heritage Cove Fort Myers FL and Heritage Cove Fort Myers FL 33919 searches return the same set.

Ready to tour Heritage Cove homes?

Tell us which section, home type and price range you are weighing and a Domain Realty Group agent will arrange gate access and showings, including the Sunday open house hours the association allows. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do homes in Heritage Cove sell for?

Heritage Cove homes sold at a median of $260,000 on the Lee County record across 29 qualified sales in the 12 months through September 25, 2026 (the newest sale in the county file), from $165,000 to $560,000. Single-story homes sold at $372,500 and condominiums at $205,000. Data updated: October 2026.

We tracked every qualified Heritage Cove sale on the Lee County file, section by section, to build the tables below.

Lee County recorded sales	Sales	Median	Low	High	Median $ per heated sq ft
12 months, all homes	29	$260,000	$165,000	$560,000	$198
12 months, single family	18	$372,500	$211,000	$560,000	$214
12 months, condominium	11	$205,000	$165,000	$270,900	$180
Prior 12 months, all homes	18	$342,500	$250,000	$525,000	$241
Prior 12 months, single family	13	$418,000	$270,000	$525,000	$238
Prior 12 months, condominium	5	$277,500	$250,000	$295,000	$244
24 months, all homes	47	$285,000	$165,000	$560,000	$211

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 27, 2026. The 12 months run September 26, 2025 to September 25, 2026; the prior 12 months run September 26, 2024 to September 25, 2025. The newest Heritage Cove sale in the file was recorded August 7, 2026. No sale in the latest 12 months was builder-direct: every one was a resale. The county median moved down 24.1 percent, from $342,500 to $260,000, while the number of sales rose from 18 to 29.

The Heritage Cove price trend since 2015

The county record shows a long climb and a retreat. Heritage Cove's median rose from $192,000 in 2019 to a high of $380,000 in 2023, then fell to $255,000 in 2026 to date, about 32.9 percent below the 2023 peak. Every sale in the table is a resale, because the community was built out by 2004.

Year	Sales	Median	Single family (sales / median)	Condo (sales / median)	Median $ per heated sq ft
2015	22	$208,000	14 / $244,950	8 / $157,000	$148
2016	36	$230,500	23 / $275,000	13 / $160,350	$159
2017	36	$216,000	18 / $277,500	18 / $170,750	$156
2018	36	$195,000	19 / $230,000	17 / $167,500	$150
2019	51	$192,000	25 / $265,000	26 / $165,500	$153
2020	28	$217,500	14 / $313,750	14 / $178,500	$160
2021	37	$251,000	18 / $307,800	19 / $195,808	$187
2022	52	$330,000	22 / $455,000	30 / $307,000	$263
2023	34	$380,000	19 / $460,000	15 / $325,000	$286
2024	22	$362,500	15 / $449,900	7 / $305,000	$270
2025	20	$300,000	14 / $380,000	6 / $257,500	$218
2026 (to date)	23	$255,000	14 / $330,000	9 / $205,000	$198

Source: Lee County Property Appraiser sale files by calendar year, index built October 27, 2026. The busiest year was 2022 with 52 sales, and 2022 is also the year the median jumped from $251,000 to $330,000.

Price bands in the last 12 months

Of the 29 recorded sales, 19 closed at $300,000 or less (65.5 percent), 4 between $300,000 and $400,000, 3 between $400,000 and $500,000 and 3 between $500,000 and $750,000. No Heritage Cove sale in the window reached $750,000. Every condominium sale was under $300,000, and the three sales above $500,000 were all single-story homes on Grosse Pointe Lane and Plum Island Drive.

The highest and lowest recent Heritage Cove sales

Highest 12-month sales	Recorded	Price	Heated sq ft	Built	County group
14120 Grosse Pointe Ln	April 8, 2026	$560,000	2,117	2001	Heritage Cove
14145 Grosse Pointe Ln	February 6, 2026	$530,000	2,052	2001	Heritage Cove
14131 Plum Island Dr	February 18, 2026	$504,900	1,733	2003	Heritage Cove
14139 Plum Island Dr	February 12, 2026	$449,000	1,506	2003	Heritage Cove
14174 Montauk Ln	October 20, 2025	$405,000	1,919	2003	Heritage Cove

Lowest 12-month sales	Recorded	Price	Heated sq ft	Built	County group
14121 Brant Point Cir 1106	July 17, 2026	$165,000	1,137	2000	Terrace I
14111 Brant Point Cir 2103	March 10, 2026	$195,000	1,137	2000	Terrace II
14091 Brant Point Cir 4201	January 20, 2026	$200,000	1,304	2001	Terrace IV
14101 Brant Point Cir 3304	June 25, 2026	$200,000	1,121	2001	Terrace III
14121 Brant Point Cir 1403	November 6, 2025	$202,000	1,121	2000	Terrace I

The highest qualified Heritage Cove sale anywhere in the county file is $650,000 for 14210 Grosse Pointe Ln, recorded March 30, 2022, a 2,307 square foot single-family home built in 2000.

Price per square foot in Heritage Cove

County dollars per square foot on this page use heated (living) area from the Lee County roll, not total area under roof. On that basis the 12-month median was $198 per square foot for all homes, $214 for single-story homes and $180 for condominiums, against $241 for all homes in the prior 12 months. The calendar-year peak was $286 in 2023, and 2026 to date sits at $198.

What the county record cannot show

The county file records the price and the date a deed was recorded. It does not record the asking price, how long the home was listed or how many homes are for sale today. Those are MLS fields, and they are being added in our next data refresh; the listing links above show current inventory now.

Heritage Cove neighborhoods compared

Heritage Cove is twelve neighborhood associations under one master association, from four single-story sections holding 289 homes to eight Terrace condominium buildings of 30 units each. The section decides the product, the size and most of the price. The tables show each section's homes and its recorded sales. Data updated: October 2026.

Section	Homes	Product	Years built (county)	Median heated sq ft (range)	Streets	12-month sales	12-month median (range)
Heritage Cove I	63	Single-story single family	2000 to 2002	1,704 (1,403 to 2,307)	Dunkirk Dr, Grosse Pointe Ln	4	$465,000 ($380,000 to $560,000)
Heritage Cove II	106	Single-story single family	2001 to 2004	1,716 (1,472 to 2,299)	Castle Hill Way, Montauk Ln, Plum Island Dr, Point Judith Ln, Seguin Way	6	about $402,500 ($370,000 to $504,900)
The Villas I	48	Single-story villa	1999 to 2002	1,443 (1,282 to 1,500)	Avery Point Ln, Brenton Reef Way, Mystic Seaport Way	3	$255,000 ($254,000 to $275,000)
The Villas II	72	Single-story villa	2001 to 2003	1,395 (1,201 to 1,529)	Bristol Ferry Way, Diamond Head Ln, Hilton Head Dr, Prim Point Ln	5	$260,000 ($211,000 to $285,000)
Terraces I to VIII	240	Condominium, 30 units per building	2000 to 2003	1,137 (1,121 to 1,305)	Brant Point Cir	11	$205,000 ($165,000 to $270,900)

Source: Lee County Property Appraiser parcel roll and qualified sales (index built October 27, 2026); home counts, streets and heated-area ranges per the recorded association unit counts and the county parcel layer (October 28, 2026). The county roll groups all 289 single-story homes under one legal name, so the 12-month sales by section above assign each recorded sale to its section by street, using the association's list of streets by home type. Small counts are a range, not a price.

County legal group	Homes	Single family	Condo	Year built	Median heated sq ft	24-month sales	24-month median
Heritage Cove (all single-story homes)	289	289	0	1999 to 2004	1,506	31	$380,000
Terrace I	30	0	30	2000	1,137	4	$208,500
Terrace II	30	0	30	2000	1,137	2	$210,000
Terrace III	30	0	30	2001	1,137	1	$200,000
Terrace IV	30	0	30	2001	1,137	1	$200,000
Terrace V	30	0	30	2002	1,137	2	$282,950
Terrace VI	30	0	30	2002	1,137	0	none recorded
Terrace VII	30	0	30	2002	1,137	2	$246,250
Terrace VIII	30	0	30	2003	1,137	4	$257,500

Source: Lee County Property Appraiser parcel roll and qualified sales, grouped by the short legal description, 24 months to the October 27, 2026 index. The county roll also carries 20 residential common-element parcels and one vacant commercial parcel, which are not homes. Among the 289 single-story homes the county counts 213 with two bedrooms, 75 with three and 1 with one; all 240 condominiums have two bedrooms.

Heritage Cove I

Heritage Cove I is 63 single-story single-family homes on Dunkirk Drive and Grosse Pointe Lane, built 2000 to 2002, with a 1,704 square foot median heated area. Its declaration is dated April 11, 2000. Four sales were recorded in the 12 months, from $380,000 on Dunkirk Drive to $560,000 on Grosse Pointe Lane, the highest sale of the window. The annual neighborhood charge is $87.

Heritage Cove II

Heritage Cove II is the largest single-story section: 106 homes on Castle Hill Way, Montauk Lane, Plum Island Drive, Point Judith Lane and Seguin Way, built 2001 to 2004, with a 1,716 square foot median. Six sales were recorded in 12 months, from $370,000 on Castle Hill Way to $504,900 on Plum Island Drive. The annual neighborhood charge is $85.

The Villas I

The Villas I are 48 single-story villas on Avery Point Lane, Brenton Reef Way and Mystic Seaport Way, built 1999 to 2002, with a 1,443 square foot median. Three Mystic Seaport Way sales were recorded in 12 months, at $254,000, $255,000 and $275,000. The 2026 neighborhood charge is $1,325 a quarter, and the minimum lease is 90 days.

The Villas II

The Villas II are 72 single-story villas on Bristol Ferry Way, Diamond Head Lane, Hilton Head Drive and Prim Point Lane, built 2001 to 2003, with a 1,395 square foot median. Five sales were recorded in 12 months, from $211,000 on Diamond Head Lane to $285,000 on Prim Point Lane. The latest FAQ sheet posted is for 2025 ($1,000 a quarter).

The Terraces, building by building

The eight Terraces sit on Brant Point Circle, one building per association, and a unit number's first digit is the building and its second digit is the floor. Recorded 12-month sales by building, from the county file, are in the table.

Terrace	Building address	Units	Year built	12-month sales	Recorded prices	2026 quarterly charge
I	14121 Brant Point Cir	30	2000	4	$165,000, $202,000, $215,000, $225,000	$1,280
II	14111 Brant Point Cir	30	2000	2	$195,000, $225,000	$1,390
III	14101 Brant Point Cir	30	2001	1	$200,000	$1,225
IV	14091 Brant Point Cir	30	2001	1	$200,000	$1,300
V	14081 Brant Point Cir	30	2002	1	$270,900	$1,291.83
VI	14071 Brant Point Cir	30	2002	0	none in 12 months	$1,089
VII	14061 Brant Point Cir	30	2002	1	$205,000	$1,258
VIII	14051 Brant Point Cir	30	2003	1	$212,000	$1,190

Source: Lee County Property Appraiser qualified sales (12 months to September 25, 2026); association 2026 FAQ sheets for the charges. Building addresses are the Brant Point Circle numbers on the recorded sales and parcels. The county's stories field shows 24 units on four stories and 6 units on three stories in each building.

Terrace I and Terrace II

Terrace I (30 units, built 2000) recorded four 12-month sales from $165,000 to $225,000, and Terrace II (30 units, built 2000) recorded two, at $195,000 and $225,000. Both buildings set a 90-day minimum lease. Their 24-month medians were $208,500 on 4 sales and $210,000 on 2 sales, so each is a range, not a price.

Terrace III and Terrace IV

Terrace III and Terrace IV (30 units each, built 2001) recorded one 12-month sale apiece, both at $200,000, with 24-month medians of $200,000 on 1 sale each. Terrace IV restated its declaration in 2025 (Instrument 2025000188929) and sets a 60-day minimum lease; Terrace III sets 30 days.

Terrace V and Terrace VI

Terrace V (built 2002) recorded one 12-month sale at $270,900, the highest condominium price of the window, and a 24-month median of $282,950 on 2 sales. Terrace VI (built 2002) recorded no sale in 24 months, and its 2026 quarterly charge of $1,089 is the lowest of the eight.

Terrace VII and Terrace VIII

Terrace VII (built 2002) recorded one 12-month sale at $205,000 and a 24-month median of $246,250 on 2 sales. Terrace VIII (built 2003, the newest Terrace) recorded one 12-month sale at $212,000 and a 24-month median of $257,500 on 4 sales. Both set a 30-day minimum lease.

Is Heritage Cove a 55+ community?

Yes. Heritage Cove is age restricted by recorded instruments in every section. The master declaration, amended June 13, 2002 (OR Book 3669, Page 3366 et seq.), adds Section 5.30, "55 OR OVER AGE COMMUNITY," and each of the 12 neighborhood associations has its own recorded 55+ article or amendment. See all 55+ communities in Fort Myers.

What the Heritage Cove documents require

The recorded text requires "at least one permanent occupant who is 55 years of age or older" in each occupied home counted toward the 80 percent test, and every permanent occupant must be 18 or older. One hundred percent of newly occupied homes, through a sale or a lease, need a 55+ occupant. The association's 2022 occupancy summary restates Section 5.30 in these terms.

Recorded instruments by association

Each association below is an active Florida nonprofit on the Division of Corporations record (read October 28, 2026), and each recorded instrument was read for its age article. The Lee County Clerk's official records hold the originals.

Association (Sunbiz document)	Homes	Recorded declaration (Lee County Clerk)	Recorded 55+ text
Heritage Cove Community Association, Inc. (N99000004933)	529	Declaration made October 14, 1999, Instrument 4735531, OR Book 3178, Page 965; amendment made June 13, 2002, OR Book 3669, Page 3366 et seq.	Sec. 3.14 lets the master enforce neighborhood age rules; Sec. 5.30 added 2002, community-wide
Heritage Cove I Homeowners Association (N99000000856)	63	Made April 11, 2000, Instrument 4853046, OR Book 3242, Page 2406	Art. 17, Sec. 17.4
Heritage Cove II Homeowners Association (N00000004750)	106	Made December 7, 2000, OR Book 3335, Page 4258 et seq.	Art. 17, Sec. 17.4
Terrace I (N99000004508)	30	Condominium declaration made March 22, 2000, Instrument 4839227, OR Book 3234, Page 950	Art. 24, Sec. 24.4
Terrace II (N00000000549)	30	Made May 18, 2000, Instrument 4924179, OR Book 3282, Page 1940	Art. 24, Sec. 24.4
Terrace III (N01000000887)	30	Made April 12, 2001, Instrument 5107913, OR Book 3394, Page 929	Art. 24, Sec. 24.4
Terrace IV (N01000000888)	30	Made November 13, 2001, Instrument 5281692, OR Book 3518, Page 3658; amended and restated, Instrument 2025000188929, recorded July 15, 2025	Original Art. 24; restated Art. 20, "AGE 55 AND OVER COMMUNITY"
Terrace V (N01000001695)	30	Made March 4, 2002, Instrument 5369207, OR Book 3588, Page 63	Art. 24, Sec. 24.4
Terrace VI (N01000001696)	30	Made August 7, 2002, Instrument 5529170, OR Book 3701, Page 2299	Art. 24, Sec. 24.4
Terrace VII (N02000002108)	30	Made November 18, 2002, Instrument 5629234, OR Book 3778, Page 3039	Art. 24, Sec. 24.4
Terrace VIII (N02000002965)	30	Made January 21, 2003, Instrument 5692461, OR Book 3830, Page 3784	Art. 24, Sec. 24.4
The Villas I (N99000001072)	48	Declaration made May 13, 1999, OR Book 3191, Pages 345 to 405 (no age article); amendment Instrument 4854776, OR Book 3243, Page 1866, recorded April 13, 2000	New Section 19, added by the 2000 amendment
The Villas II (N00000004751)	72	Made June 6, 2001, Instrument 5155261, OR Book 3427, Page 3921	Art. 19, Sec. 19.3 and 19.4

Source: recorded declarations and amendments as read from the Lee County Clerk recording stamps, and Florida Division of Corporations records, October 28, 2026. The counts add to 529 (63 + 106 + 240 + 48 + 72), matching the county parcel count.

The 80 percent rule under federal law

The Housing for Older Persons Act lets a community qualify as housing for persons 55 or older when at least 80 percent of occupied homes have at least one occupant 55 or older and the community publishes and follows age-verification procedures (24 CFR 100.304 to 100.307). The Heritage Cove documents use that test: the recorded Section 5.30.4 gives the board the "right to require prior age verification."

Who may stay, who may visit

The recorded text allows a surviving or divorced spouse under 55 to remain, and Section 5.30.6 carries hardship and legacy exceptions. Visitors under 18 may stay up to 15 consecutive days and 30 days in a calendar year, with an overnight counted as two days. Guests 18 or older may stay without a time limit while a 55+ owner is present.

Permanent occupants and unoccupied homes

The association's 2022 occupancy summary defines a "permanent occupant" as someone who occupies a home more than 8 weeks in a calendar year, and treats a home vacant over 6 months as unoccupied for the 80 percent test. When the owner is absent, guests may stay up to 15 consecutive days and 30 days a year; a longer stay makes the guest a new occupant with a 55+ occupant and a $100 transfer fee.

Age verification at resale and lease

Every sale and lease goes through the association's application, and the board may require age verification before approval. New occupants, including tenants, must have a 55+ occupant. Every guest must register at the on-site office at 14041 Brant Point Circle.

What changed after the original declarations

No later amendment read removes the age rule. The table lists the amendments that touch age, guests or leasing.

Instrument	Date	What it changes	Age impact
Master amendment, OR Book 3629, Pages 547 to 549	April 16, 2002	Redefines "Family" and adds "Primary Occupant" and "Invitee"	Supports the age regime
Master amendment, OR Book 3669, Page 3366 et seq.	June 13, 2002	Adds Sec. 5.30, "55 OR OVER AGE COMMUNITY"	Creates the community-wide rule
Villas I amendment, Instrument 4854776	April 13, 2000	Adds Section 19	Creates the Villas I rule
Terrace II amendment, Instrument 5433049	April 30, 2002	Lease to 90 days; guest visitation (Sec. 24.5)	Tightens guest rule, keeps 55+
Terrace IV amended and restated, Instrument 2025000188929	July 15, 2025	Full restatement; 60-day minimum lease	Keeps 55+ (Art. 20)
Heritage Cove II certificate of amendment, Instrument 2023000154892	May 2, 2023	Sec. 9.15 vehicle parking and storage	None

What the documents do not show

The recorded instruments show the rule; they do not show how the association surveys its residents. We found no published age survey or HUD-style policy, so this page states only what the recorded documents say. The Terrace V posting labeled as a 2002 amendment is a duplicate of its declaration package, so that amendment was not independently read.

What does it cost to own in Heritage Cove?

Heritage Cove ownership costs stack in three layers: the master association assessment, a neighborhood charge, and property tax at the district 068 rate. We found no CDD and no separate club fee. The 2026 master assessment is $3,295 a year, and the neighborhood charge ranges from $85 a year to $1,390 a quarter. Data updated: October 2026.

Cost layer	Amount	Period and source
Master association	$3,295 a year ($274.58 a month)	2026, due January 1; master FAQ sheet (2025: $3,425 for Heritage Cove II and Villas II)
Neighborhood charge, Terraces	$1,089 to $1,390 a quarter	2026 FAQ sheets
Neighborhood charge, Villas I	$1,325 a quarter	2026 FAQ sheet
Neighborhood charge, Villas II	$1,000 a quarter	2025 FAQ sheet only; the 2026 sheet is not posted
Neighborhood charge, Heritage Cove I and II	$87 and $85 a year per lot	2026 FAQ sheets
Capital contribution	$1,000 at closing of a sale	2025 and 2026 FAQ sheets
Transfer of Membership (leases, new occupants)	$100	Master FAQ sheet and 2022 occupancy summary
Property tax, district 068	13.3623 mills	Lee County 2026 millage book

The master assessment

The master assessment is $3,295.00 per unit per year for calendar 2026, due January 1, or about $274.58 a month. The 2025 sheets for Heritage Cove II and Villas II show $3,425.00, so the master assessment fell about 3.8 percent. The master pays for the clubhouse, pool and amenities; every sheet answers no to any separate rent or land-use fee for recreational facilities.

Neighborhood charges by section

The neighborhood charge is paid to the neighborhood association and the master is paid to the master. The all-in monthly figure below is our arithmetic: four quarterly payments (or the annual charge) plus $3,295, divided by 12.

Section	Units	Neighborhood charge	Annual neighborhood	Master per year	All in per month
Terrace I	30	$1,280 a quarter	$5,120	$3,295	$701.25
Terrace II	30	$1,390 a quarter	$5,560	$3,295	$737.92
Terrace III	30	$1,225 a quarter	$4,900	$3,295	$682.92
Terrace IV	30	$1,300 a quarter	$5,200	$3,295	$707.92
Terrace V	30	$1,291.83 a quarter	$5,167.32	$3,295	$705.19
Terrace VI	30	$1,089 a quarter	$4,356	$3,295	$637.58
Terrace VII	30	$1,258 a quarter	$5,032	$3,295	$693.92
Terrace VIII	30	$1,190 a quarter	$4,760	$3,295	$671.25
Villas I	48	$1,325 a quarter	$5,300	$3,295	$716.25
Villas II	72	$1,000 a quarter (2025)	$4,000 (2025)	$3,425 (2025)	$618.75 (2025 basis)
Heritage Cove I	63	$87 a year per lot	$87	$3,295	$281.83
Heritage Cove II	106	$85 a year per lot	$85	$3,295	$281.67

Source: association 2026 FAQ sheets, posted December 2025; Villas II is the 2025 sheet, posted January 2025. Condominium all-in charges run from $637.58 (Terrace VI) to $737.92 (Terrace II) a month, and single-story all-in charges are about $282 a month. We do not print portal ranges because they cannot be reconciled with these sheets.

What a condominium quarterly charge pays for

The FAQ sheets do not list what the quarterly charge includes. The Terrace VI 2025 adopted budget shows its lines: building insurance $42,315, water and sewer $13,500, trash $4,952, janitorial $5,328, a management contract $6,000, elevator contracts, landscaping and a reserve contribution of $44,300 (up from $16,000 in the 2024 budget). Whether cable or internet is in the dues is not published.

Terrace VI charges over three years

Terrace VI's quarterly charge was $1,018 in 2024 ($4,072 a year), $1,121 in 2025 ($4,482 a year) and $1,089 in 2026 ($4,356 a year). That is the only Terrace with three years of public figures, and one building is not the community: ask for the exact building's budget.

The capital contribution and transfer fees

A $1,000 capital contribution is due at the closing of a sale, per the 2025 and 2026 FAQ sheets of all 12 neighborhoods; the Terrace IV and Terrace V sheets state the buyer pays it. A $100 Transfer of Membership fee applies to leases and new occupants. The fee for the sale application was not read, so confirm it with the association office.

Is there a CDD or a club fee at Heritage Cove?

No CDD and no club fee were found. The Lee County 2026 millage book lists no community development district or special improvement unit for district 068, the association sheets list none, and every sheet answers no to rent or land-use fees for recreational facilities. Non-ad valorem lines on the November tax bill were not pulled, so confirm them on a current bill.

Special assessments, reserves and litigation

No special assessment appears in any first-party document we could read. The 2026 FAQ sheets for all 12 neighborhoods and the master answer no to the question about court cases with liability above a stated threshold ($100,000 on some sheets, $10,000 on others). Budgets, financials and minutes sit behind the association's password, so a later special assessment cannot be ruled out; the estoppel certificate must itemize one.

Property taxes in taxing district 068

Every Heritage Cove home is in Lee County taxing district 068, Iona McGregor Fire, in unincorporated Lee County. The 2026 adopted total is 13.3623 mills, down from 13.4125 in 2025, a drop of 0.0502 mill (0.37 percent). Each $100,000 of taxable value costs $1,336.23 at that rate. The proposed rate was 13.3738 and the rollback rate 13.4063.

Taxing authority, district 068	2026 mills	2025 mills
Lee County general revenue	3.7623	3.7623
Public school, local board	2.2480	2.2480
Public school, state law	3.0230	3.0710
Lee County All Hazards Protection District	0.0693	0.0693
Lee County unincorporated MSTU	0.8398	0.8398
Lee County Library District	0.4218	0.4218
SFWMD district-wide	0.0948	0.0948
SFWMD Everglades Construction Project	0.0327	0.0327
SFWMD Okeechobee Basin	0.1026	0.1026
Iona McGregor Fire District	2.5000	2.5000
Lee County Hyacinth Control District	0.0190	0.0192
Lee County Mosquito Control District	0.2096	0.2116
West Coast Inland Navigation District	0.0394	0.0394
Total	13.3623	13.4125

Source: Lee County Property Appraiser, 2026 Millage Rates for Lee County (printed October 9, 2026, ACTUAL column) and the 2025 Taxing District Millage Book. School millage totals 5.2710 in 2026 (39.4 percent of the total) and the fire district is 2.5000 mills (18.7 percent). No city levy, lighting MSTU or CDD appears for district 068.

Worked yearly cost examples

These examples are illustrative and use the 2026 roll's median taxable values: $210,553 for the 289 single-story homes and $198,257 for the 240 condominiums. Homestead and other exemptions change the taxable value, so run the numbers with the exact home's tax bill. Insurance, utilities and any flood policy are extra.

Line	Single-story home, Heritage Cove I	Terrace VI condominium	Terrace II condominium
Property tax (taxable value x 13.3623 / 1,000)	$2,813.47	$2,649.17	$2,649.17
Master association, 2026	$3,295.00	$3,295.00	$3,295.00
Neighborhood charge, 2026	$87.00	$4,356.00	$5,560.00
Yearly total	$6,195.47	$10,300.17	$11,504.17

Non-ad valorem lines and first-year taxes

The county book says its listing does not include non-ad valorem special assessments, and a 2026 TRIM notice says those lines are not listed on the notice, so a solid waste or stormwater line on the November bill is not in the rate above. The roll carries garbage district 002, type R; the amount was not pulled. A purchase also resets assessed value, so the first-year bill can be higher than the prior owner's.

Resale certificate and estoppel

A buyer requests the association's resale certificate (estoppel) before closing. Heritage Cove II's records show a 10 business day statutory clock for delivery, and Florida law caps the fee. Ask the office for the budget, reserve schedule, minutes, any structural reserve study and the list of scheduled assessments for the exact building or section.

What amenities does Heritage Cove have?

Heritage Cove amenities include a clubhouse with a posted activity calendar, a heated pool and spa, a gym, four clay tennis courts, two clay bocce courts, two shuffleboard courts and maintained lakes with a paved walk path. Golf and bowling are off site. The master assessment covers the amenities, and no separate recreation fee was found.

The Heritage Cove clubhouse and activity calendar

The association posts a year-round activity calendar built around the clubhouse at 14041 Brant Point Circle. Listed activities include bingo, bridge, chair yoga, an ice cream social, hand and foot, mahjong, poker, a potluck social, quilting, samba, pool volleyball, water aerobics and a Women's Club. The October 3, 2024 board minutes list clubhouse air handler and dehumidifier service, roof cupola and tile sealing, a water heater replacement and exterior painting.

Pool, spa and gym

The community pool and spa are heated: the minutes record the annual service and tune-up of the pool and spa heaters, along with deck paver resets, lounge re-strapping and furniture restriping. A clubhouse gym exists (the minutes record a floor receptacle repair), but the equipment list and hours are not posted publicly.

Tennis, bocce and shuffleboard

The association lists four clay tennis courts at the clubhouse, used first come, first served unless the posted seasonal calendar blocks them, and the board contracted annual court dressing for $5,250 in October 2024. It lists two clay bocce courts, with a league on Tuesday and Thursday mornings from January through March, and two shuffleboard courts, with a league on Wednesday and Friday mornings in the same months.

Golf and bowling are off site

Heritage Cove has no golf course inside the community. The association lists a Monday morning golf group at Myerlee Golf Club, 1380 Myerlee Country Club Boulevard, with the tee sheet starting at 7:25 a.m. in season, and an off-site Heritage Cove bowling league that runs 13 weeks from January to April.

Lakes, preserve and the walk path

The community has maintained lakes with aerators and fountains (the minutes reference Lakes 1 to 6), a nature preserve and a paved walk path around the lake. Lee County development orders show the association's recent work: a lake-walk mill and pave finaled October 30, 2025 (LDO2025-00487), a reseal and restripe issued June 18, 2026 (LDO2026-00394), cypress tree removal near buildings issued June 9, 2026 (LDO2026-00214) and a lake bank stabilization (LDO2026-00537) waiting on the applicant as of October 13, 2026.

What is not on the association's list

Pickleball courts and a fishing pier appear in some third-party descriptions of Heritage Cove, but neither is on the association's activity pages that we read, so we do not list them. A library, internet cafe and crafts room were reported by a broker site and not by the association pages, so they are also left out.

Is Heritage Cove gated?

Yes. Heritage Cove is a gated community with an entrance car gate, a pedestrian gate and a guardhouse at the entrance, according to the association's 2024 board minutes and website. Whether the guardhouse is staffed, and during what hours, is not published. Realtors obtain a gate code from the association office.

Gate equipment and upkeep

The October 3, 2024 minutes record the gate encoder board replaced three times after lightning strikes in the budget year, gate arms reset, a pedestrian gate lock repaired and the exterior of the "Guardhouse and Lighthouse" painted. The same minutes show the Security and Gate budget line over budget by about $1,026 for the period reported.

Showing access and open houses

The association's Realtor Information page sets Sunday open houses from noon to 4 p.m., bars "For Sale" signs and allows only the approved green and beige open house signs. Agents request a gate code from the association office, so showings are scheduled through a Domain Realty Group agent in advance.

The single entrance road

Heritage Cove has one entrance road: Heritage Cove Boulevard to A and W Bulb Road, then Gladiolus Drive or McGregor Boulevard. Every drive time on this page starts at that entrance, measured from the clubhouse gate area.

Leasing and rental rules in Heritage Cove

Heritage Cove homes can be leased, but every lease needs a Transfer of Use application, a $100 fee, association approval and a 55+ occupant. The master minimum is 30 days. Terraces I and II, both Villas and both single-story sections require 90 days, Terrace IV requires 60, and Terraces III, V, VI, VII and VIII allow 30.

Lease approval and fees

The master 2026 FAQ requires a Transfer of Use application before occupancy and a $100 fee per lease transaction, and the master floor is no lease under 30 days. The 2022 occupancy summary adds that individual associations require a copy of the lease at least 3 days before occupancy. Neighborhoods may be stricter than the master.

Minimum lease and pets by section

Section	Minimum lease	Other lease limits	Pets (2026 FAQ unless noted)
Terrace I	90 days	No lease may start sooner than 90 days after the last began; no subleasing	Two small pets, 30 lb limit each; none in leased units
Terrace II	90 days	Written advance notice; at most 6 overnight occupants	Two small pets; none in leased units
Terrace III	30 days	Written advance notice; at most 6 overnight occupants	Two small pets, 35 lb each; none in leased units
Terrace IV	60 days (2025 restated declaration)	Lease application and fee before occupancy	Limits listed generally; none in leased units except as law requires
Terrace V	30 days	Written advance notice; at most 6 overnight occupants	Two small pets; none in leased units
Terrace VI	30 days per the 2026 FAQ; confirm in the 2011 amendment (Instrument 2011000061366)	Lease application and fee	Two small pets, 25 lb limit; none in leased units
Terrace VII	30 days	At most 6 overnight occupants	Two small pets; none in leased units
Terrace VIII	30 days	At most 6 overnight occupants	Two small pets; none in leased units
Villas I	90 days	No lease start within 90 days of the last; at most 6 overnight occupants	Two small pets; none in leased units
Villas II	90 days (2025 FAQ)	Same pattern as Villas I	Two small pets; none in leased units
Heritage Cove I	90 days	At most 3 leases per calendar year; lease copy 3 days before start	Two household pets plus tropical fish or caged birds
Heritage Cove II	90 days	At most 3 leases per calendar year; same filings	Same as Heritage Cove I

Source: association 2026 FAQ sheets (Villas II, 2025), recorded declarations and amendments, and the 2022 occupancy summary. The Terrace IV and Terrace VI sheets contain typographical conflicts between a spelled-out number and a numeral, so we use the recorded restated declaration for Terrace IV and flag Terrace VI for confirmation.

Guest stays and registration

Guests 18 or older may stay without a time limit while a 55+ owner is present. When the owner is away, guests may stay up to 15 consecutive days and 30 days a year; a longer stay makes the guest a new occupant who needs a 55+ occupant and the $100 transfer fee. All guests register at the on-site office.

Vehicle rules

The Heritage Cove II 2023 amendment (Instrument 2023000154892, recorded May 2, 2023) bars boats, trailers, RVs, campers and commercial trucks unless fully enclosed in a structure, and an open carport does not count. Other neighborhoods publish their own vehicle rules, so read the neighborhood declaration for the home you are weighing.

What should buyers know about the Heritage Cove Terrace condominium rules?

Heritage Cove's eight Terraces are condominium buildings of three and four stories built 2000 to 2003, so Florida's structural integrity reserve study (due December 31, 2025) and milestone inspection laws apply. Each association's results sit behind its password and are not published, so buyers request them. See also Fort Myers condos for sale.

Milestone inspection timing

Section 553.899, Florida Statutes, requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years from its certificate of occupancy, then every 10 years; a local enforcement agency may set 25 years. Certificate of occupancy dates were not pulled, so the table uses the county year built.

Terrace	County year built	First inspection due at 30 years	First inspection due if 25 years applies
I and II	2000	2030	2025
III and IV	2001	2031	2026
V, VI and VII	2002	2032	2027
VIII	2003	2033	2028

We did not find a Lee County ordinance adopting the 25-year option, so that column is unverified. The county's stories field shows each Terrace building has 24 units on four stories and 6 on three, so all eight buildings are in scope.

The structural integrity reserve study

Section 718.112(2)(g), Florida Statutes, required associations existing on July 1, 2022 to complete a structural integrity reserve study (SIRS) for each building of three stories or more by December 31, 2025, and reserves must follow the study. Whether each Terrace completed its SIRS, and what it found, is not published; each Terrace page shows its financials and reserves behind a password.

Documents a Terrace buyer requests

Ask the seller or the association for the SIRS, any milestone inspection report, the current adopted budget and reserve schedule, the most recent minutes, the resale certificate with scheduled assessments, the building's insurance summary and any wind mitigation report. Terraces I to V, VII and VIII post 2022 to 2024 wind mitigation reports on the association site, which shows the buildings were inspected for insurance purposes.

The Villas and single-story sections are not condominiums

The single-story sections and both Villas are homeowners associations, not condominiums, so the milestone and SIRS laws do not apply to them. Their one-story homes are covered by their own declarations, and the county shows no three-story building among them.

Is Heritage Cove in a flood zone?

Yes. FEMA's map places all 554 home parcels in the Heritage Cove footprint in Zone AE, a special flood hazard area, with a base flood elevation of 8.0 feet on panel 12071C0416G, effective November 17, 2022. Lee County also places the whole community in Evacuation Zone A, the first zone ordered out.

The FEMA census of Heritage Cove

We overlaid every home parcel in the community footprint on FEMA's National Flood Hazard Layer on October 28, 2026. All 554 parcels (314 single-story and 240 condominium) are in Zone AE, subtype coastal floodplain, with a static base flood elevation of 8.0 feet NAVD88, on one panel. The footprint is a superset of the 529 roster homes because it includes a few adjacent parcels. A smaller 30-parcel sample, 30 of 30 in AE, is replaced by this full census.

What Zone AE and an 8.0 foot elevation mean

Zone AE is a mapped special flood hazard area with a published base flood elevation. A property-level elevation certificate for the exact building sets the flood insurance rating, and the map only screens. A separate Zone X polygon (0.2 percent annual chance flood hazard in a coastal zone) touches the footprint edge but holds no home parcel. Search any address at the FEMA Flood Map Service Center.

Heritage Cove evacuation zone

Lee County's evacuation layer places the whole community in Zone A (surge zone 1), the first zone ordered out because it is the most exposed to storm surge. Lee County names its zones A through E by surge, not by storm category. Confirm an address with the county's Find My Evacuation Zone tool.

New FEMA maps effective March 2, 2027

FEMA's Letters of Final Determination page lists new flood maps effective March 2, 2027 for Estero and for Lee County (Unincorporated Areas), community 125124; the City of Fort Myers is not on that list. Heritage Cove is in unincorporated Lee County, so the county's new maps apply to the area. We did not independently fetch the affected panel numbers, so whether panel 12071C0416G changes is not verified.

Hurricane Ian at Heritage Cove

The National Hurricane Center reports that Ian made landfall as a Category 4 near Cayo Costa on September 28, 2022, with surge of 10 to 15 feet above ground on Fort Myers Beach and Estero Island and 5 to 8 feet above ground up the Caloosahatchee River in Fort Myers. The Fort Myers gauge recorded a 7.25 foot surge and a 7.53 foot storm tide.

What the association reported after Ian

The association's October 2022 newsletter, published October 11, 2022, says the entire community was assessed and that the most visible damage was tree debris, tennis court fencing and entry gate damage. It reports six power poles down, power and water restored community-wide with lower water pressure, and the pool out of service for a week or more. The November 2022 newsletter reports most debris removed, the entry gate repaired, normal water pressure and the pool reopened, with pool cages and some roofs on a first-come repair list. Neither issue reports flooded homes.

Which Ian sources we rely on

Public reports of Ian's effects on Heritage Cove differ in wording. We rely on the association's own reports and the National Hurricane Center record, and we do not state that any particular home did or did not take on water. Ask each seller for the home's storm history and any insurance claims.

Hurricanes Helene and Milton

Hurricane Milton made landfall as a Category 3 near Siesta Key on October 9, 2024; the Fort Myers tide gauge peaked 5.27 feet above mean higher high water and the Sanibel USGS sensor 5.46 feet. Hurricane Helene preceded Milton by about two weeks. Helene and Milton effects on Heritage Cove are not documented in the association materials we read.

Association insurance and preparedness

The October 3, 2024 minutes record that the master association carries an excess flood policy renewed at 90 percent co-insurance (limits and premium not published). The association's 2025 to 2026 hurricane plan, revised June 2025, calls for an annual June 1 insurance review of hazard, flood and hurricane coverage, deductibles and exclusions, and lists warning-phase steps including shutting down irrigation, fountains and pool equipment.

Insurance notes for Heritage Cove buyers

Lenders that make federally backed mortgage loans generally require flood insurance on buildings in a FEMA special flood hazard area, which includes zones that begin with A, so ask your lender and your insurance agent early. Ask the seller for the elevation certificate and a current wind mitigation report. Premium and deductible benchmarks for Heritage Cove are not published.

Which school choice zones include Heritage Cove?

Heritage Cove falls in Lee County's 2026-27 choice zones: elementary Proximity Zone O, middle Proximity Zone MM and the South high school zone, sub-zone 1. Lee County assigns seats by ranked choice within a zone, not by street. Because recorded rules bar permanent occupancy under 18, school zones matter mainly for resale research.

How the Lee County choice zones work

The School District of Lee County's 2026-27 Student Enrollment Plan has families rank schools within their zone, and a lottery fills seats by preference: special programs and siblings first, then Proximity 1 (residence within two miles of the school), then Proximity 2 (the school nearest the residence). Bus transportation is guaranteed within the residential choice zone. We write "choice zones," never "zoned for," and buyers should check an address in the district's MapNet tool.

Schools each zone lists

Level	Zone	Schools the plan lists for the zone
Elementary	Proximity Zone O	Heights, Rayma C. Page, Tanglewood, Villas
Middle	Proximity Zone MM	Cypress Lake Middle, Lexington Middle
High	South Zone, sub-zone 1	Cypress Lake High, Dunbar High, Fort Myers High, South Fort Myers High

Source: Lee County 2026-27 school enrollment zones layer, queried at the community median point and across the full footprint (one zone returned for each level), matched to the Student Enrollment Plan 2026-2027. Students may also rank schools in the contiguous South sub-zone 2, which adds Bonita Springs High and Estero High. The district can adjust zones in each year's plan.

2026 school grades

School	Level	2026 grade	Points
Heights Elementary	Elementary, Zone O	A	493
Rayma C. Page Elementary	Elementary, Zone O	A	550
Tanglewood Elementary	Elementary, Zone O	B	483
Villas Elementary	Elementary, Zone O	B	444
Cypress Lake Middle	Middle, Zone MM	A	622
Lexington Middle	Middle, Zone MM	B	546
Cypress Lake High	High, South 1	A	651
Fort Myers High	High, South 1	A	660
South Fort Myers High	High, South 1	C	485
Dunbar High	High, South 1	C	563

Source: Florida Department of Education, school grades for the 2025-26 school year, released 2026 (SchoolGrades26 file). The grade cells were extracted from the state file by query, so confirm any grade on the FLDOE report card. FLDOE's 2026 results packet says grading scales change for 2026-27. Grades describe a school, not a home or its residents; grades for Bonita Springs High and Estero High were not pulled.

How close are hospitals to Heritage Cove?

Two Lee Health hospitals are close to Heritage Cove: HealthPark Medical Center, 3.0 road miles and about 8 minutes away, and Gulf Coast Medical Center, 5.3 road miles and about 11 minutes away, by modeled routes from the clubhouse gate area. HealthPark has an emergency department on its campus, and actual times depend on traffic.

Hospital	Address	Road miles	Modeled minutes
HealthPark Medical Center (Lee Health)	9981 S HealthPark Dr, Fort Myers, FL 33908	3.0	8
Gulf Coast Medical Center (Lee Health)	13681 Doctors Way, Fort Myers, FL	5.3	11

Source: OpenStreetMap-based OSRM routing from the clubhouse at 14041 Brant Point Circle (free flow, not seasonal rush hour); Lee Health location pages.

HealthPark Medical Center

Lee Health's fast facts list HealthPark Medical Center as a 326-bed hospital built in 1991, and Lee Health's emergency department page for the campus carries the 24/7 ER Care title and is current as of October 28, 2026. Lee Health Golisano Children's Hospital emergency care is a linked location. The route from Heritage Cove runs A and W Bulb Road, Gladiolus Drive and Bass Road.

Gulf Coast Medical Center

Gulf Coast Medical Center is a 699-bed Lee Health hospital, acquired in 2006 and expanded through 2021 per Lee Health, with entrances on Daniels Parkway, Plantation Road and Metro Parkway. Lee Health's site lists a Trauma and Emergency Center there. The modeled route runs McGregor Boulevard, Cypress Lake Drive, Daniels Parkway and Metro Parkway.

Where is Heritage Cove?

Heritage Cove is in south Fort Myers, ZIP 33919, in unincorporated Lee County, reached by Heritage Cove Boulevard and A and W Bulb Road. Downtown Fort Myers is 8.4 road miles and about 18 minutes away, and Southwest Florida International Airport is 11.7 road miles and about 23 minutes away. Data updated: October 2026.

The clubhouse and association office are at 14041 Brant Point Circle.

From the Heritage Cove clubhouse	Straight-line miles	Road miles (modeled)	Modeled minutes
HealthPark Medical Center	2.2	3.0	8
Gulf Coast Medical Center	5.1	5.3	11
Sanibel Causeway toll area	6.6	7.3	13
Fort Myers Beach (Times Square area)	6.2	7.5	15
Downtown Fort Myers (City Hall, 2200 Second St)	8.0	8.4	18
Southwest Florida International Airport (RSW)	9.9	11.7	23
Florida Gulf Coast University	10.2	14.3	29
Bell Tower Shops	3.6	not modeled	not modeled
Gulf Coast Town Center	8.7	not modeled	not modeled

Source: straight-line miles from the community's median parcel point (Lee County parcel layer, October 28, 2026); road miles and minutes from OSRM routing from the clubhouse, free flow, not rush hour. Beach and causeway points are approximate map points, and season traffic and road work add time. The nearest I-75 interchange is reached by Daniels Parkway east; the interchange name and distance are not verified.

Is Heritage Cove in the City of Fort Myers?

No. All 529 Heritage Cove home parcels are in unincorporated Lee County: taxing district 068, Iona McGregor Fire District, zoning area ULC, with no city levy. The mailing city is Fort Myers for all 529, but that is a postal name, not a jurisdiction. That decides the millage, the permitting office and the flood map community.

What is changing near Heritage Cove

Lee County's zoning-case layer shows no pending case within about a mile of Heritage Cove. The cases inside that ring are closed or withdrawn, and Lee County's Roadwatch for October 22 to 28, 2026 lists no work on McGregor Boulevard, Gladiolus Drive, Summerlin Road, Cypress Lake Drive or A and W Bulb Road.

Distance	Case	Status	What it is
0.36 mi	ADD2020-00131 and ADD2022-00187, MarineMax and Deep Lagoon Marina	Approved	Relocate a security gate and amend the master concept plan at the marina
0.78 mi	DCI2023-00022 and ADD2023-00080, Storage World	Closed, approved 2023	Add a 20,800 square foot two-story mini-warehouse; replace buildings 5 to 7
0.88 mi	ADD2025-00069, Partioffive	Approved 2025	Add Social Services Group II to the schedule of uses
0.94 mi	DCI2024-00010, Myerlee	Withdrawn 2024	Amend the Myerlee PUD to allow a 149 foot wireless monopole

The nearest pending cases are all farther than 1.9 miles: REZ2026-00001 (3.19 mi, rezone of 1.02 acres, outcome pending), DCI2026-00004 (3.11 mi, a fuel station amendment) and DCI2026-00017, McGregor Sound (2.87 mi, rezone of 3.71 acres, waiting on the applicant). Roadwatch's only items that week were a Colonial Boulevard ramp repair and two bridges. Capital projects not yet in a weekly Roadwatch are not verified.

How Heritage Cove compares with nearby communities

Heritage Cove recorded 29 qualified sales at a $260,000 median in the latest 12 months, the fewest sales and lowest median of the four communities in the table. The table sets it beside The Landings homes for sale, Whiskey Creek homes for sale and Pelican Preserve. Data updated: October 2026.

The yardstick is the same for all four: Lee County qualified sales over 12 months.

Lee County record, 12 months	Heritage Cove	The Landings	Whiskey Creek	Pelican Preserve
Homes on the county roll	529	1,127	1,545	2,342
Single-family homes / condominiums	289 / 240	85 / 1,042	851 / 694	1,600 / 742
Year built	1999 to 2004	1973 to 2000	1970 to 2023	2000 to 2022
Qualified sales	29	43	73	159
Median sale price	$260,000	$307,000	$322,000	$425,000
Single-family median	$372,500	$682,500	$492,500	$455,000
Condominium median	$205,000	$292,000	$242,000	$352,500
Median $ per heated sq ft	$198	$202	$185	$244
Prior 12-month median	$342,500	$350,000	$337,500	$456,000
Change in median	down 24.1%	down 12.3%	down 4.6%	down 6.8%

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales, 12 months September 26, 2025 to September 25, 2026, index built October 27, 2026; each community's own county-record file.

How to read the comparison table

The four counts use each community's plat names on the county roll, so they can differ from association totals. Each community's mix of condominiums and single-family homes moves its overall median: The Landings has 85 single-family homes and 6 recorded single-family sales in the window, so compare the single-family and condominium rows as well. The table is a set of facts, not a ranking.

The history of Heritage Cove

Heritage Cove was platted in four phases and built from 1999 to 2004 by U.S. Home Corporation, a Lennar affiliate, which signed every recorded declaration as declarant. Lee County records trace the land to a 1990 rezoning application by Midwood Management Corporation and a 1998 rezoning to a residential planned development. The master declaration was made October 14, 1999.

Date	Event	Record
1990	Midwood Management Corporation applies to rezone from AG-2 and RS-1 to a residential planned development	County zoning case 90-5-1-DCI-1
1995	"Heritage Cove / Midwood RPD" appears in county records	County zoning history
1998	U.S. Home Corporation rezones a 147.6 acre parcel to RPD; Phase I land transfers for $3,930,400 (vacant land)	Case 98-02-064.03Z; county sale record, August 1998
May 13, 1999	The Villas I declaration is made	OR Book 3191, Pages 345 to 405
October 14, 1999	The master declaration is made and recorded	Instrument 4735531, OR Book 3178, Page 965
2000	Terrace I (March 22), Heritage Cove I (April 11), Terrace II (May 18) and Heritage Cove II (December 7) declarations	See the instruments table above
2001	Terrace III (April 12), Villas II (June 6) and Terrace IV (November 13) declarations; administrative amendment reducing multi-family units and increasing single family	Clerk instruments; county zoning history
2002	Terrace V (March 4), Terrace VI (August 7) and Terrace VII (November 18) declarations; master 55+ amendment (June 13)	OR Book 3669, Page 3366 et seq.
January 21, 2003	Terrace VIII declaration, the last of the eight Terraces	Instrument 5692461
2011	Variance for hardened shoreline (rock riprap) and 3:1 slopes on the community's lakes	VAR2011-00006
September 28, 2022	Hurricane Ian makes landfall near Cayo Costa	National Hurricane Center
July 15, 2025	Terrace IV records an amended and restated declaration	Instrument 2025000188929

The plats and phases

The recorded plats are Heritage Cove Phase I (Plat Book 64, Pages 90 to 100), Phase II (Plat Book 67, Pages 52 to 55), Phase III (Plat Book 70, Pages 58 to 59) and Phase IV (Plat Book 72, Pages 58 to 59), with the Terraces recorded as condominium plats in condominium plat books 27 to 28. Phase I holds 111 homes (Heritage Cove I and Villas I) and Phases II to IV hold 178 (Heritage Cove II and Villas II).

Build years by section

County years built are 1999 to 2002 for Villas I, 2000 to 2002 for Heritage Cove I, 2001 to 2003 for Villas II, 2001 to 2004 for Heritage Cove II, and 2000 to 2003 for the Terraces (Terraces I and II in 2000, III and IV in 2001, V to VII in 2002 and VIII in 2003). The county's median year built is 2002.

Talk to a Domain Realty Group Heritage Cove specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Heritage Cove homes in every section, from the Terrace condominiums to Heritage Cove I and II, and our Fort Myers office on College Parkway shares ZIP code 33919 with Heritage Cove. We pulled every recorded Heritage Cove sale on the Lee County file to build this page, and we can pull the same record for the exact street you are weighing.

★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end."

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★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!"

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★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail."

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Talk to our team about a Heritage Cove home

Contact Domain Realty Group or call 239-441-2816, tell us the section, home type and budget you have in mind, and an agent will send matching Heritage Cove listings, the recent recorded sales on that street, and the age verification and association approval steps for that section. You can also search current listings any time.

Thinking of selling a Heritage Cove home?

Heritage Cove buyers compare sections closely, so a listing is best priced against its own section's recorded sales rather than the community median. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to what a Fort Myers home is worth.

Frequently Asked Questions about Heritage Cove homes for sale

These are the questions Heritage Cove buyers ask most, answered from the Lee County record, the recorded declarations and amendments, the association's 2026 FAQ sheets, FEMA's flood map, the Lee County millage book and the Florida Department of Education. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.

Is Heritage Cove a 55+ community?

Yes, by recorded documents. The master declaration, amended June 13, 2002 (OR Book 3669, Page 3366 et seq.), and each neighborhood declaration or amendment require at least one permanent occupant 55 or older in at least 80 percent of occupied homes. Every permanent occupant must be 18 or older, and new occupants need a 55+ occupant.

How many homes are in Heritage Cove?

Lee County lists 529 home parcels: 289 single-story homes and 240 condominiums. The association units are 63 in Heritage Cove I, 106 in Heritage Cove II, 48 in the Villas I, 72 in the Villas II and 240 in the eight Terraces at 30 units each. The county and association counts match exactly.

What is the median home price in Heritage Cove?

$260,000 on the Lee County record, across 29 qualified sales in the 12 months through September 25, 2026, the newest sale in the county file. The 24-month median was $285,000 on 47 sales, and the 12 months before that recorded 18 sales at $342,500, so the 12-month median moved down 24.1 percent.

How many homes sold in Heritage Cove last year?

Lee County recorded 29 qualified Heritage Cove sales in the 12 months through September 25, 2026, up from 18 in the 12 months before that. In calendar 2025 the county recorded 20 sales at a $300,000 median, and 23 sales were recorded in 2026 to date at a $255,000 median.

What are condo prices in Heritage Cove?

Heritage Cove condominiums sold at a $205,000 median across 11 recorded sales in the latest 12 months, from $165,000 in Terrace I to $270,900 in Terrace V. All 240 condominiums have two bedrooms and a median of 1,137 heated square feet, and the 12-month median was $180 per heated square foot.

What are single-story home prices in Heritage Cove?

Single-story homes sold at a $372,500 median across 18 recorded sales in the latest 12 months, from $211,000 to $560,000. Prices follow the section: Villas I and II sold between $211,000 and $285,000, while Heritage Cove I and II sold between $370,000 and $560,000.

What are the Heritage Cove HOA fees?

Every owner pays a $3,295 master assessment for 2026 plus a neighborhood charge. Terrace charges run $1,089 to $1,390 a quarter, about $638 to $738 a month all in. Heritage Cove I and II charge $87 and $85 a year, about $282 a month all in. Villas II shows 2025 figures only.

How much is the master association fee at Heritage Cove?

The master association assessment is $3,295.00 per unit for calendar 2026, due January 1, about $274.58 a month. The 2025 sheets for Heritage Cove II and Villas II show $3,425.00, so it fell about 3.8 percent. It pays for the clubhouse, pool and amenities, with no separate recreation fee.

Is there a capital contribution at Heritage Cove?

Yes. Each neighborhood's 2025 and 2026 FAQ sheet lists a $1,000 capital contribution due at the closing of a sale, and the Terrace IV and Terrace V sheets state the buyer pays it. Leases and new occupants also pay a $100 Transfer of Membership fee. Confirm both amounts on the resale certificate.

Does Heritage Cove have a CDD?

No CDD was found. The Lee County 2026 millage book lists no community development district for taxing district 068, and the association sheets list none. Non-ad valorem lines on the November tax bill were not pulled, so check a current bill for solid waste or stormwater charges before you make an offer.

What is the property tax rate in Heritage Cove?

Heritage Cove homes are in Lee County taxing district 068, Iona McGregor Fire, at 13.3623 mills for 2026, or $1,336.23 per $100,000 of taxable value, down from 13.4125 mills in 2025. Fire is 2.5000 mills and the two school lines total 5.2710. There is no city levy.

Is Heritage Cove gated?

Yes. Heritage Cove has an entrance car gate, a pedestrian gate and a guardhouse at the entrance, per the association's 2024 board minutes and website. Whether the guardhouse is staffed, and during what hours, is not published. Realtors obtain a gate code from the association office, and open houses are allowed Sundays from noon to 4 p.m.

Is Heritage Cove in a flood zone?

Yes. FEMA's map places all 554 home parcels in the Heritage Cove footprint in Zone AE with a base flood elevation of 8.0 feet, on panel 12071C0416G effective November 17, 2022. An elevation certificate for the exact building sets the insurance rating, so request it before you buy.

What hurricane evacuation zone is Heritage Cove in?

Lee County places the whole community in Evacuation Zone A (surge zone 1), the first zone ordered out because it is the most exposed to storm surge. Lee County names zones A through E by surge, not storm category. Confirm an address with the county's Find My Evacuation Zone tool.

Did Hurricane Ian damage Heritage Cove?

The association's October 11, 2022 report lists tree debris, tennis court fencing and entry gate damage, six power poles down, and power and water restored community-wide. It reports no flooded homes. The National Hurricane Center measured Ian's Caloosahatchee surge at 5 to 8 feet above ground in Fort Myers. Ask each seller for the home's storm history.

Is flood insurance required in Heritage Cove?

Lenders that make federally backed mortgages generally require flood insurance in a FEMA special flood hazard area, and all 554 parcels in the Heritage Cove footprint are mapped Zone AE. A cash purchase is not bound by a lender rule. Ask your lender and your insurance agent early, and request the elevation certificate.

Can I rent out a home in Heritage Cove?

Yes, with approval. Every lease needs a Transfer of Use application, a $100 fee and a 55+ occupant. The master minimum is 30 days; Terraces I and II, both Villas and both single-story sections require 90 days, Terrace IV requires 60, and the other Terraces allow 30. Leased Terrace and Villa units may not have pets.

Are pets allowed in Heritage Cove?

Generally two small pets per home. Terrace I limits pets to 30 pounds each, Terrace III to 35 and Terrace VI to 25; the single-story sections allow two household pets plus tropical fish or caged birds. Leased Terrace and Villa units may not have pets. Rules differ by section, so read your section's declaration.

What age rules apply when a Heritage Cove home sells?

Every sale goes through the association's application, and the board may require age verification before approval. A new occupant, including a tenant, must have a 55+ occupant. The recorded text allows a surviving or divorced spouse under 55 to remain, and hardship and legacy exceptions appear in Section 5.30.6.

Can children live in Heritage Cove?

No one under 18 may be a permanent occupant: the recorded rule requires every permanent occupant to be 18 or older. Visitors under 18 may stay up to 15 consecutive days and 30 days in a calendar year, with an overnight counted as two days. The rule is in master Section 5.30 and the section declarations.

What is the 80/20 rule in a 55+ community?

Federal rules let a community qualify as housing for persons 55 or older when at least 80 percent of occupied homes have an occupant 55 or older and it publishes and follows age-verification procedures (24 CFR 100.304 to 100.307). Heritage Cove's recorded Section 5.30 uses that 80 percent test and requires a 55+ occupant for every new occupancy.

Who built Heritage Cove?

U.S. Home Corporation, a Lennar affiliate, was the declarant on the master declaration and every neighborhood declaration read, and Lee County records show homes built from 1999 to 2004. The master declaration was made October 14, 1999, and Terrace VIII, the last Terrace declaration, was made January 21, 2003.

When was Heritage Cove built?

The Lee County roll shows years built from 1999 to 2004, with a median of 2002. Villas I began in 1999, the Terraces were built 2000 to 2003 (Terraces I and II in 2000, Terrace VIII in 2003), and Heritage Cove II finished in 2004. No sale in the latest 12 months was builder-direct.

What amenities does Heritage Cove have?

The association lists a clubhouse with an activity calendar, a heated pool and spa, a gym, four clay tennis courts, two clay bocce courts, two shuffleboard courts, maintained lakes and a paved walk path. Golf and bowling are off site. The master assessment covers the amenities, and pickleball is not on the association's list.

Does Heritage Cove have tennis courts?

Yes, four clay courts at the clubhouse, 14041 Brant Point Circle, used first come, first served unless a posted calendar reserves them. The board contracted annual court dressing for $5,250 in its October 2024 minutes. The association lists bocce and shuffleboard leagues as well, but not pickleball.

Does Heritage Cove have a golf course?

No. Heritage Cove has no golf course or golf membership inside the community. The association lists a Monday morning group that plays at Myerlee Golf Club, 1380 Myerlee Country Club Boulevard, and an off-site bowling league running 13 weeks from January to April. No club fee appears in the association's sheets.

What ZIP code is Heritage Cove?

Every Heritage Cove home is in ZIP 33919, Fort Myers, Florida, on the Lee County roll, and the mailing city is Fort Myers for all 529 homes. The on-site office and clubhouse are at 14041 Brant Point Circle. ZIP 33919 also covers other communities, so search by the Heritage Cove name.

Is Heritage Cove in the City of Fort Myers?

No. Heritage Cove is in unincorporated Lee County: taxing district 068, Iona McGregor Fire District and zoning area ULC, with no city levy. The mailing city is Fort Myers, but that is a postal name, not a jurisdiction. The county sets the millage and permitting, and the county's flood maps apply.

Which schools are in Heritage Cove's choice zones?

Lee County uses choice zones, not fixed assignments. For 2026-27 the zone layer puts Heritage Cove in elementary Zone O (Heights, Rayma C. Page, Tanglewood, Villas), middle Zone MM (Cypress Lake, Lexington) and the South high school zone, sub-zone 1. Check an address in the district's MapNet tool.

How far is Heritage Cove from the nearest hospital?

HealthPark Medical Center and its emergency department are about 3.0 road miles away, roughly 8 minutes by modeled routing. Gulf Coast Medical Center is about 5.3 road miles, roughly 11 minutes. Both are Lee Health hospitals, and actual times depend on traffic and the season.

How far is Heritage Cove from Fort Myers Beach, Sanibel and the airport?

By modeled road routing from the clubhouse: about 7.5 miles (15 minutes) to Fort Myers Beach, about 7.3 miles (13 minutes) to the Sanibel Causeway, about 8.4 miles (18 minutes) to downtown Fort Myers, and about 11.7 miles (23 minutes) to Southwest Florida International Airport. Season traffic adds time.

Do the Heritage Cove condos need a milestone inspection?

Yes. Each Terrace building is three or four stories, so Florida law requires a milestone inspection by December 31 of the year it reaches 30 years (2030 to 2033 for these buildings, unless a 25-year local rule applies) and a structural integrity reserve study, due December 31, 2025. Results are not published, so ask for them.

Are there special assessments at Heritage Cove?

None appears in the association's public documents. The 2026 FAQ sheets list none, but budgets and minutes are behind a password, so a later assessment cannot be ruled out. The resale certificate must itemize scheduled assessments, so request it, along with the reserve schedule and, for a Terrace, the structural reserve study.

Will new FEMA maps in 2027 affect Heritage Cove?

FEMA lists new flood maps effective March 2, 2027 for unincorporated Lee County, which includes Heritage Cove. We did not verify the affected panel numbers, so whether panel 12071C0416G changes is not confirmed. Check the address in FEMA's Flood Map Service Center before and after that date.

Where is Heritage Cove?

Heritage Cove is in south Fort Myers, ZIP 33919, reached by Heritage Cove Boulevard and A and W Bulb Road, then Gladiolus Drive or McGregor Boulevard. Downtown Fort Myers is 8.4 road miles from the clubhouse and HealthPark Medical Center is 3.0 road miles away, by modeled routes.

What is the difference between the Terraces, the Villas and the single-family sections?

The eight Terraces are 240 two-bedroom condominiums with a 1,137 square foot median. The Villas I and II are 120 single-story villas of about 1,395 to 1,443 square feet, and Heritage Cove I and II are 169 single-story single-family homes of about 1,704 to 1,716 square feet. All share the master association and the 55+ rule.

What documents should I request before buying in Heritage Cove?

Request the resale certificate, the association's current budget and reserve schedule, recent minutes, the declaration and rules for the section, and the pet and lease provisions. For a Terrace, add the structural reserve study, any milestone report, the building insurance summary and the wind mitigation report. Also ask for the elevation certificate.

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 Heritage Cove's sections to build this page.

Domain Realty Group 239-441-2816 info@domainrealtygroup.com

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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 27, 2026, and web sources were read in October 2026 unless another date is shown. Association FAQ sheets, board minutes, newsletters and declarations are cited by name and instrument number; the association's website is not linked because it carried injected spam content when we checked, and the same recorded instruments are held by the Lee County Clerk.

Figures on this page

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