Fort Myers · Florida · 33966

Heritage Palms Homes for Sale in Fort Myers, FL

Heritage Palms homes for sale in a gated, bundled golf community: 98 county-recorded sales at a $382,500 median, every neighborhood compared, the club, CDD and closing costs, flood facts and leasing rules. Updated October 2026.

Back to Fort Myers

Heritage Palms homes for sale sit inside a gated, bundled golf community of more than 800 acres off Six Mile Cypress Parkway, between Colonial Boulevard and Daniels Parkway, inside the City of Fort Myers, ZIP 33966. The club counts 1,662 homes and the Lee County roll matches 1,661. Lee County recorded 98 qualified Heritage Palms sales at a median of $382,500 in the 12 months through September 25, 2026 (the newest sale in the county file), from $195,000 to $1,112,500. Heritage Palms is one section of our Fort Myers homes for sale and communities guide. Updated October 2026.

Aerial view of Heritage Palms in Fort Myers, Florida, showing its two golf courses, lakes and condominium buildings — Aerial imagery: USDA NAIP via USGS The National Map.

This page shows live Heritage Palms listings, what Heritage Palms homes actually sold for on the Lee County record, how the Terraces, Verandas, villas and single-family plats differ in size and price, and the club dues, CDD assessment, closing fees, leasing rules, flood facts, schools and drive times that come with a Heritage Palms 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 Palms buyers

Heritage Palms Golf & Country Club is both the country club and the master homeowners association, and golf membership is bundled and mandatory: the club says membership and golf privileges are included with every home purchase.
The club counts 1,662 homes (660 Terraces, 544 Verandas, 170 villas and 288 single-family homes); the Lee County roll matches 1,661 home parcels, 1,204 condominium and 457 single family, built 1998 to 2006.
Lee County recorded 98 qualified sales in the 12 months through September 25, 2026, at a $382,500 median, against 79 sales at $380,000 in the 12 months before that.
Condominiums (Terraces and Verandas) sold at a $322,500 median on 68 sales and single-family homes and villas at $732,500 on 30 sales on the same county record.
The 2026 master total is $9,441 per home ($8,025 dues, $866 cable and internet, $550 Capital Improvement Program), plus a $500 food and beverage minimum.
A buyer pays a $7,500 Resale Capital Assessment and a $500 Membership Transfer Fee at closing; the seller pays a $250 estoppel fee.
The Heritage Palms Community Development District has no bond debt (retired by November 1, 2005) but raised its operations assessment from $375 to $575 per home for FY2027.
Every parcel center is in FEMA Zone X, but 75 of 1,646 home lots (4.6 percent) touch a mapped AE or AH area; the community is in Lee County Evacuation Zone C.
Leases must run at least 28 consecutive days, and a tenant uses the club only through the owner's $500 Transfer of Membership.
The club publishes no age restriction, and the community is inside the City of Fort Myers, taxing district 090.

Heritage Palms homes for sale right now

Heritage Palms homes for sale are linked below, filtered to the Heritage Palms development and sorted by price, with searches for single-family homes and villas and for the Terrace and Veranda 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 Palms home is in Fort Myers, FL 33966, so searches for Heritage Palms Fort Myers and Heritage Palms Fort Myers FL homes for sale return the same set. Heritage Palms Country Club in Indio, California is a different community.

Ready to tour Heritage Palms homes?

Tell us which product (Terrace, Veranda, villa or single family), which part of the community and what price range you are weighing, and a Domain Realty Group agent will set up gate access and showings. The club runs weekend open houses from 1:00 to 4:00 p.m. with a gate listing form. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do homes in Heritage Palms sell for?

Heritage Palms homes sold at a median of $382,500 on the Lee County record across 98 qualified sales in the 12 months through September 25, 2026 (the newest sale in the county file), from $195,000 to $1,112,500. Condominiums sold at a $322,500 median and single-family homes and villas at $732,500. The 12 months before that recorded 79 sales at $380,000. Data updated: October 2026. We tracked every qualified Heritage Palms sale on the Lee County file, building by building and plat by plat, to build the tables below.

Lee County recorded sales	Sales	Median	Low	High	Median $ per heated sq ft
12 months, all homes	98	$382,500	$195,000	$1,112,500	$275
12 months, single family and villas	30	$732,500	$430,000	$1,112,500	$333
12 months, condominium	68	$322,500	$195,000	$450,000	$262
Prior 12 months, all homes	79	$380,000	$210,000	$1,900,000	$276
Prior 12 months, single family and villas	23	$810,000	$450,000	$1,900,000	$322
Prior 12 months, condominium	56	$320,000	$210,000	$460,000	$257
24 months, all homes	177	$380,000	$195,000	$1,900,000	$275

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 27, 2026. Every one of the 98 sales in the latest 12 months was a resale; no builder has sold a new Heritage Palms home on the county record since the build-out. The county median moved up 0.7 percent, from $380,000 to $382,500, while the number of sales rose from 79 to 98.

The Heritage Palms price trend since 2015

The county record shows a long flat stretch and then a step up. From 2015 through 2021 the yearly median stayed between $200,000 and $235,000, with condominiums making up most sales. In 2022 the median jumped to $335,000, and it has held between $362,950 and $399,500 since.

Year	Sales	Median	Single family (sales / median)	Condo (sales / median)	Median $ per heated sq ft
2015	133	$200,000	39 / $390,000	94 / $170,000	$148
2016	101	$218,000	23 / $475,000	78 / $175,000	$161
2017	100	$235,000	26 / $480,000	74 / $220,000	$173
2018	96	$231,250	28 / $462,500	68 / $197,500	$166
2019	118	$209,900	31 / $498,000	87 / $180,900	$157
2020	126	$212,000	32 / $500,000	94 / $180,000	$161
2021	173	$227,500	42 / $517,500	131 / $217,000	$180
2022	107	$335,000	24 / $635,000	83 / $324,900	$260
2023	92	$391,500	27 / $775,000	65 / $335,000	$287
2024	88	$399,500	29 / $772,500	59 / $346,000	$287
2025	86	$385,000	26 / $752,500	60 / $320,000	$277
2026 (to date)	80	$362,950	21 / $610,000	59 / $317,000	$272

Source: Lee County Property Appraiser sale files by calendar year; no builder-direct sale appears in any year of the series. The busiest year was 2021, with 173 sales, 131 of them condominiums. The 2024 median of $399,500 is the high point, and median dollars per heated square foot peaked at $287 in both 2023 and 2024.

Price bands in the last 12 months

Of the 98 recorded sales, 25 closed at $300,000 or less, 29 between $300,000 and $400,000, 15 between $400,000 and $500,000, 15 between $500,000 and $750,000, 11 between $750,000 and $1,000,000, and 3 between $1,000,000 and $2,000,000. The $300,000 to $400,000 band was the busiest, and it holds most Veranda sales and the larger Terrace units.

Prices by product type

The county sale list sorts cleanly into the club's three product families. In the latest 12 months the Terraces recorded 38 sales at a $275,000 median ($195,000 to $359,900, $240 per heated square foot), the Verandas 30 sales at a $395,000 median ($290,000 to $450,000, $278 per square foot), and the single-family homes and villas 30 sales at a $732,500 median. Product type decides most of the price in Heritage Palms.

The highest and lowest recent Heritage Palms sales

Highest 12-month sales	Recorded	Price	Heated sq ft	Built	Plat group
7253 Sugar Palm Ct	November 13, 2025	$1,112,500	3,560	2004	Heritage Palms Estates Unit 3
7352 Heritage Palms Estates Dr	April 28, 2026	$1,100,000	2,758	2006	Heritage Palms Estates Unit One
11118 Seminole Palm Way	March 9, 2026	$1,025,000	3,566	2003	Heritage Palms Estates Unit Two
11133 Sierra Palm Ct	April 23, 2026	$975,000	3,539	2005	Heritage Palms Estates
11072 Wine Palm Rd	January 13, 2026	$900,000	3,142	2002	Heritage Palms Estates Unit One

Lowest 12-month sales	Recorded	Price	Heated sq ft	Built	Plat group
8076 Queen Palm Ln #424	February 9, 2026	$195,000	1,122	1999	Terrace IV at Lakeside Greens
10449 Washingtonia Palm Way #3235	January 2, 2026	$220,000	1,137	2003	Terrace I at Royal Greens
10275 Bismark Palm Way #1115	May 5, 2026	$220,000	1,137	2002	Terrace II at Fairway Isle
10391 Butterfly Palm Dr #1014	February 12, 2026	$235,000	1,122	2004	Terrace X at Lakeside Greens
10480 Washingtonia Palm Way #1144	February 12, 2026	$235,000	1,122	2002	Terrace XI at Lakeside Greens

The highest qualified Heritage Palms sale anywhere in the county file is $1,900,000 for 11084 Sierra Palm Ct, recorded May 30, 2025, a 5,051 square foot single-family home built in 2005. The lowest 12-month sale, 8076 Queen Palm Ln #424, was recorded again on June 23, 2026 at $254,500.

Price per square foot in Heritage Palms

County dollars per square foot on this page use heated (living) area from the Lee County roll, not total area under roof, and the club's own size ranges are measured "under air", so the two can differ. On the county basis the 12-month median was $275 per square foot for all homes, $333 for single-family homes and villas and $262 for condominiums. The calendar-year peak was $287 in 2023 and 2024, and 2026 to date sits at $272.

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 Palms neighborhoods compared

Heritage Palms is 42 plat and condominium groups on the Lee County roll, which the club sorts into four products: four-story Terraces, two-story Verandas, one-story twin villas and single-family homes, including the 69-home Enclave. The product decides the size, the parking and most of the price. The table shows each family's homes and its sales over 24 months. Data updated: October 2026.

Neighborhood family (county legal names)	Homes	Product	Year built	Median heated sq ft	24-month sales	24-month medians
Terraces I to XVII at Lakeside Greens	510	Four-story condominium	1998 to 2005	1,149	55	$229,000 to $315,000 by building group
Terraces I and II at Fairway Isle	60	Four-story condominium	2002	1,146	6	$296,392 and $300,000
Terraces I to III at Royal Greens	90	Four-story condominium	2003	1,146	5	$251,250 to $319,000
Verandas I to VI at Fairway Isle	220	Two-story condominium	1998 to 2002	1,255 to 1,565	23	$338,000 to $431,200
Verandas I to III at Twin Lakes	164	Two-story condominium	2002 to 2004	1,346	16	$381,500 to $435,000
Verandas I and II at Royal Greens	80	Two-story condominium	2004 to 2005	1,383	9	$366,250 and $405,000
Verandas at McArthur Palm	80	Two-story condominium	2005	1,383	10	$387,500
Heritage Palms (Units I to IV plats)	215	Villas and single family	1998 to 2004	2,174	24	$727,500
Heritage Palms Estates Unit One	120	Single family	2001 to 2006	2,731	15	$770,000
Heritage Palms Estates Unit Two	78	Single family	2002 to 2004	1,773	10	$862,500
Heritage Palms Estates Unit 3	18	Single family	2004	2,854	2	$903,750
Heritage Palms Estates	26	Single family	2005 to 2006	3,214	2	$937,500

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 Terrace and Veranda rows add up the county's building groups (660 Terrace homes and 544 Veranda homes, matching the club's counts exactly). A median of two to five sales is a range, not a price.

The Terraces at Lakeside Greens

The Terraces at Lakeside Greens are the largest Heritage Palms neighborhood: 17 four-story condominium buildings of 30 homes each, 510 homes in all, built 1998 to 2005 on Queen Palm Lane, Butterfly Palm Drive and Washingtonia Palm Way, with a 1,149 square foot median heated area. They recorded 55 sales in 24 months, and in the latest 12 months 32 sales ran from $195,000 to $359,900 at a $275,000 median. Terrace XIII is written "Terrace XIII Lakeside Greens" on the county roll, without "at".

The Terraces at Fairway Isle and Royal Greens

Two more Terrace groups follow the same four-story design. Terraces I and II at Fairway Isle, 60 homes built in 2002 on Bismark Palm Way, recorded 4 sales in the latest 12 months from $220,000 to $350,000. Terraces I to III at Royal Greens, 90 homes built in 2003 on Washingtonia Palm Way, recorded 2 sales at $220,000 and $265,000. The club describes every Terrace as covered parking with three floor plans of 1,194 to just over 1,414 square feet under air.

The Verandas at Fairway Isle

The Verandas at Fairway Isle are the oldest and largest Veranda group: six phases with 220 homes built 1998 to 2002 on Queen Palm Lane, Bismark Palm Way and Washingtonia Palm Way. Verandas are two-story condominium buildings, and the club lists four floor plans of 1,333 to 1,661 square feet under air, each with a detached one-car garage. Thirteen Fairway Isle Veranda sales in the latest 12 months ran from $338,000 to $437,000 at a $415,000 median.

The Verandas at Twin Lakes

Twin Lakes is three Veranda condominium phases on Washingtonia Palm Way and Wine Palm Road: Veranda I (44 homes, 2002), Veranda II (48 homes plus a separately recorded 12-home section, 2003) and Veranda III (60 homes, 2003 to 2004), 164 homes in all at a 1,346 square foot median heated area. Seven Twin Lakes sales in the latest 12 months ran from $330,000 to $450,000, and 10528 Washingtonia Palm Way #4726 tied for the highest condominium sale in the community at $450,000.

The Verandas at Royal Greens

Veranda I and II at Royal Greens hold 80 homes built 2004 and 2005 on Washingtonia Palm Way, with a 1,383 square foot median heated area. The county recorded 9 sales in 24 months, at medians of $366,250 for Veranda I and $405,000 for Veranda II. In the latest 12 months five sales ran from $290,000 to $450,000, the widest spread of any Veranda group, because 10487 Washingtonia Palm Way #3616 has 1,586 heated square feet.

The Verandas at McArthur Palm

The Verandas at McArthur Palm are the newest condominiums in Heritage Palms: 80 homes built in 2005 in buildings 23 to 29 on McArthur Palm Lane, with a 1,383 square foot median heated area. They recorded 10 sales in 24 months at a $387,500 median, and five sales in the latest 12 months ran from $368,500 to $425,000.

The villas: Lakemont, Pineview and the Heritage Palms plats

The club counts 170 one-story luxury twin villas with five plans of 1,500 to just over 1,865 square feet under air and an attached two-car garage, in The Villas I to III at Lakemont and I and II at Pineview. On the county roll the villas carry the plain Heritage Palms platted-lot legal (Units I to IV), shared with single-family homes on Curry Palm Lane: 215 homes built 1998 to 2004 at a 2,174 square foot median. Twelve sales in the latest 12 months ran from $565,000 to $855,501.

Heritage Palms Estates Unit One

Heritage Palms Estates Unit One is 120 single-family homes built 2001 to 2006, with recorded sales on Wine Palm Road and Heritage Palms Estates Drive, and a 2,731 square foot median heated area. It recorded 15 sales in 24 months at a $770,000 median, and its nine sales in the latest 12 months ran from $515,000 to $1,100,000, the second-highest sale in the community, at 7352 Heritage Palms Estates Dr.

Heritage Palms Estates Unit Two

Heritage Palms Estates Unit Two is 78 single-family homes built 2002 to 2004 on Seminole Palm Way and Wine Palm Road, with a 1,773 square foot median heated area that mixes smaller homes with large ones. It recorded 10 sales in 24 months at an $862,500 median, and 12-month sales ran from $430,000 on Wine Palm Road to $1,025,000 at 11118 Seminole Palm Way.

Heritage Palms Estates Unit 3 and the Estates plat

The two smallest single-family plats hold the largest homes. Heritage Palms Estates Unit 3 is 18 homes built in 2004 on Sugar Palm Court with a 2,854 square foot median, and its 24-month median was $903,750 on 2 sales, including the community's top 12-month sale at $1,112,500. The Heritage Palms Estates plat is 26 homes built 2005 and 2006 on Sierra Palm Court with a 3,214 square foot median and a $937,500 median on 2 sales.

The Enclave

The club counts 69 Enclave estate homes inside its 288 single-family homes, gated within the main gates, at one to two stories and 2,800 to 5,000 square feet under air. The county roll does not label the Enclave separately; the club's property guide places Enclave and Estates homes on Heritage Palms Estates Drive and Sierra Palm Court, where the record sale of $1,900,000 was recorded in 2025.

Is golf membership mandatory at Heritage Palms?

Yes. Heritage Palms is a bundled golf community: the club says membership and golf privileges are included with every home purchase, and the owners of all 1,662 homes are members. Heritage Palms Golf & Country Club, Inc. is both the country club and the master homeowners association, a single not-for-profit corporation, so the master fee is the club dues. No optional or social membership tier exists.

What the bundled membership includes

The membership runs with the home. It covers both 18-hole golf courses, the driving range and putting greens, the clubhouse, The Lodge, The Oasis, nine pools, eight tennis courts, six pickleball courts and the Activity Center fitness building, plus the common grounds and covenant enforcement. The master fee also carries a bulk Summit Broadband cable and internet line for every home.

What is not charged: initiation and separate dues

No club page lists an initiation fee or a separate golf dues category. The club offers "one type of Membership Transfer Only", for tenants. The only charges outside the master fee are the food and beverage minimum, cart and guest fees and anything charged to the house account. Guest and cart fee amounts are not published on the club's public pages.

The $500 food and beverage minimum

Each home carries a $500 food and beverage minimum, billed on December 31 if it has not been spent, and spending by an owner's transfer member counts toward it. The minimum is not part of the master dues, so a home that buys nothing at the club pays $9,941 a year to the club in 2026 instead of $9,441.

A cashless club and tee times

The club operates cashless: members and transfer members charge to house accounts, and reciprocal members, guests and public patrons may pay by credit card for eligible golf and restaurant services. Tee times run through the Chelsea automated system, groups are limited to four, and privately owned carts are not allowed on the courses.

Is Heritage Palms a 55+ community?

Heritage Palms Golf & Country Club publishes no age restriction. The club describes itself as a private, member-owned, gated community, and its community, real estate, golf and dining pages, its leasing rules, its transfer form and the CDD's site contain no housing-for-older-persons language. Whether the recorded master declaration says otherwise is not shown on any public page we read, so we do not call Heritage Palms age restricted.

Where the governing rule would be recorded

U.S. Home Corporation declared the planned development on November 17, 1998, according to a recital in the 2014 CDD and association agreement. The Lee County Official Records book and page of that master declaration, and any amendments, are not published on the club's public pages. The leasing rule refers to occupancy by one "Family" and states no age.

How to confirm before you buy

Ask for the master declaration and the neighborhood association's declaration with the resale documents, and check the Lee County Clerk's official records under the 1998 U.S. Home filing. A community can only operate as housing for older persons under the federal and Florida rules if its recorded documents and age-verification procedures say so; the club publishes neither.

Is Heritage Palms gated?

Yes. Heritage Palms is gated, with its main guardhouse at the Six Mile Cypress Parkway entrance and gates at Penzance Boulevard and Winkler Road. The guardhouse and gates belong to the Heritage Palms CDD, and the club runs the guardhouse by agreement with the District. Archived club pages from 2023 and January 2025 described the main entrance as manned 24 hours, with a roving patrol.

Gate staffing in the club's own words

The FY2023 and FY2024 Cost of Ownership pages said the master fee paid for "gate access control" with a 24-hour manned Six Mile Cypress entrance plus a roving patrol "with varied hours". The live 2026 page dropped that sentence, so current staffing hours are not published; ask the club at 239-278-9090 through your agent or on the resale questionnaire.

Gates, passes and delinquent accounts

The CDD lists the main guardhouse, the Penzance Boulevard gates, the Winkler Road gatehouse and gates and the irrigation pump house as District assets that the association uses and maintains. The club's transfer form says that if an owner is past due, all privileges, including amenities and gate passes, are suspended for the owner and any transfer member.

Leasing and rental rules in Heritage Palms

Heritage Palms homes can be leased, but not for less than 28 consecutive days. Section 5.17 of the club's governing documents, quoted on its real estate page, bars shorter leases and allows one family per home, and neighborhood covenants may set stricter standards. A tenant is the owner's guest unless the owner buys a $500 Transfer of Membership for club use.

The 28-day minimum

The 28-day minimum applies to every Heritage Palms home under the master documents. The club's transfer form repeats it and says subletting is prohibited. A yearly cap on the number of leases is not published; it would sit in the neighborhood declaration and the master rules, so ask for both with the resale documents.

The $500 Transfer of Membership

A transfer gives a tenant club privileges for up to two adults for a one-year term, renewable, for a non-refundable $500 fee. While a transfer member is active, the owner's own amenity and charging privileges are suspended. The owner stays responsible for all dues and assessments, must also file a separate transfer with the neighborhood association, and the transfer member must provide bank information for ACH and a credit card.

Pets in leased homes

Section 5.18 bars tenants' pets except in single-family homes with the owner's written permission, or in villas with the owner's permission where the neighborhood covenant allows it. Service, therapy and emotional support animals must be registered with the club. Owner pet rules are not published on public pages; they sit in the neighborhood declarations and master rules.

What does it cost to own in Heritage Palms?

Heritage Palms ownership costs stack in four layers: the club's master fee ($9,441 per home in 2026, plus a $500 food and beverage minimum), a neighborhood association fee, the Heritage Palms CDD assessment ($575 for FY2027) on the county tax bill, and property tax at the City of Fort Myers rate. Buyers also pay $8,000 in club fees at closing. Data updated: October 2026.

Cost layer	Amount	Period and source
Master dues (club and master association)	$8,025 a year	2026 calendar year, club Cost of Ownership page
Summit Broadband cable and internet	$866 a year	2026, club Cost of Ownership page
Capital Improvement Program assessment	$550 a year	2026, club Cost of Ownership page
Master total	$9,441 a year	2026, same for every home type
Food and beverage minimum	$500 a year, billed December 31 if unspent	2026
Heritage Palms CDD operations and maintenance	$575 a year ($375 in FY2026)	FY2027, adopted August 24, 2026
Resale Capital Assessment (buyer)	$7,500 one time	live club page, October 27, 2026
Membership Transfer Fee (buyer)	$500 one time	live club page
Estoppel fee (seller)	$250 one time	live club page
Property tax, district 090	16.9702 mills	2026 rate, Lee County 2026 millage book
Neighborhood association fee	varies; not published	stated on the estoppel certificate at closing

The 2026 master fee, line by line

The club's 2026 master total of $9,441 is the same for a Terrace, a Veranda, a villa or a single-family home. The $8,025 dues line ties to the adopted budget: member dues of $11,910,280 plus reserves of $1,427,983, divided by 1,662 homes, is $8,025.43. The $866 cable line is the $1,438,518 Summit contract divided the same way. The club's fiscal year is the calendar year, and its 2026 budget shows $24,070,848 in total revenue.

How the master fee has changed

The 2026 total is $523, or 5.9 percent, more than 2025's $8,918, according to the club's 2026 budget presentation. The archived FY2023 Cost of Ownership page showed $8,456 including the $500 food and beverage minimum; the 2026 equivalent is $9,941. The club regrouped its fee lines in 2026, so the older components are not comparable line by line.

Buyer and seller fees at closing

A Heritage Palms buyer pays a $7,500 Resale Capital Assessment and a $500 Membership Transfer Fee to the club, $8,000 in all, and the seller pays a $250 estoppel fee. The archived FY2023 page listed $5,000, $425 and $250, so the capital assessment rose 50 percent by the FY2024 page. Neighborhood association transfer or capital contributions are extra and are not published; the club says all fees are subject to change.

The $550 Capital Improvement Program

The live 2026 page calls the $550 line the Capital Improvement Program and gives no payoff year. Archived pages called it a special assessment, the per-member loan payment for the 2017 clubhouse renovation and Activity Center, extended four years in 2020 for golf course renovation, and gave a payoff year of 2029 (February 2023 capture) and then 2037 (January 2025 capture). The club's 2026 budget highlights say Heritage Palms has "no third-party debt". The club has not reconciled the two in a public document.

The Heritage Palms CDD assessment

The Heritage Palms Community Development District was created by City of Fort Myers Ordinance 2873, approved September 21, 1998. Its 1998 bonds ($15,000,000) and 1999 bonds ($20,000,000) were retired by the developer by November 1, 2005, so there is no debt line. The operations and maintenance assessment was $375 per home from FY2022 through FY2026 and rises to $575 for FY2027, billed on the November 2026 tax bill.

Heritage Palms CDD, fiscal year (October 1 to September 30)	Per home	Homes	Gross assessment
FY2022	$375	1,662	$623,250
FY2023	$375	1,662	$623,250
FY2024	$375	1,662	$623,250
FY2025	$375	1,662	$623,250
FY2026	$375	1,662	$623,250
FY2027	$575	1,662	$955,650

Source: Heritage Palms CDD adopted budgets FY2023 to FY2027. The FY2027 budget nets $898,311 after $57,339 of discounts and collection costs. The board adopted it on August 24, 2026 (Resolution 2026-07, budget; Resolution 2026-06, assessment levy), and the amount is the same for every property regardless of type.

What the CDD pays for, and why it rose

The District owns and maintains about 6.79 miles of roads and sidewalks, a stormwater system of 45 lakes, two canals and 462 structures, and 166 acres of preserve. The FY2027 increase is road money: the roads repair line rises from $110,000 to $610,000, total roads and sidewalks from $147,500 to $642,220, and a $74,000 roadway reserve is added. The October 26, 2026 agenda covers resurfacing Gator Palm, King Palm, Sugar Palm and Queen Palm.

Property taxes in taxing district 090

Every Heritage Palms home is in Lee County taxing district 090, City of Fort Myers. The 2026 total is 16.9702 mills, or $1,697.02 per $100,000 of taxable value, up from the 2025 adopted 16.5034, mainly because the City raised its rate from 6.5000 to 6.9000 mills for FY2027 and a new City parks voted debt levy of 0.1170 mill appears.

Taxing authority, district 090	2026 mills	2025 mills
City of Fort Myers	6.9000	6.5000
Lee County general revenue	3.7623	3.7623
School, state law	3.0230	3.0710
School, local board	2.2480	2.2480
Lee County Library District	0.4218	0.4218
City parks voted debt service	0.1170	0.0000
Water management, mosquito, hyacinth and navigation districts (six lines)	0.4981	0.5003
Total	16.9702	16.5034

Source: Lee County Property Appraiser 2026 Taxing District Millage Book (printed October 9, 2026) and 2025 Taxing District Millage Book; City of Fort Myers FY2027 Budget in Brief. The CDD assessment and the City's residential solid waste charge are non-ad valorem lines on the same bill; the City's FY2026 solid waste rate per home was not isolated in the sources we read.

A worked yearly cost example for a single-family home

Take a Heritage Palms single-family home at the 2026 roll's median single-family taxable value of $452,455. Property tax at the 2026 rate of 16.9702 mills is $7,678.25. Add the FY2027 CDD assessment of $575, the 2026 master total of $9,441 and the $500 food and beverage minimum. The yearly total is $18,194.25 before the neighborhood association fee, insurance, utilities and the solid waste charge.

Line	Yearly amount
Property tax ($452,455 x 16.9702 / 1,000)	$7,678.25
Heritage Palms CDD, FY2027	$575.00
Master total, 2026	$9,441.00
Food and beverage minimum (if unspent)	$500.00
Total	$18,194.25

A worked yearly cost example for a condominium

A Terrace or Veranda at the 2026 roll's median condominium taxable value of $212,491 pays $3,606.01 in property tax at 16.9702 mills. With the same $575 CDD assessment, $9,441 master total and $500 minimum, the yearly total is $14,122.01, before the condominium association fee, which covers the building's insurance and reserves and is not published. Homestead and other exemptions change the taxable value, so run this with the exact home's tax bill.

Neighborhood association dues

Each of the 40 neighborhood associations sets its own fee on top of the master fee, and none of the amounts are published on the club's public pages. The club's own figures differ: its home and real estate pages say 40 associations and its Cost of Ownership page says 41. Ask for the neighborhood's estoppel certificate and the seller's last two statements before you write an offer.

Condominium milestone inspections

Florida's milestone inspection law applies to condominium buildings of three or more habitable stories, starting 30 years after the certificate of occupancy. The Terraces are four stories, with the first buildings finished in 1998 and 1999 on the county roll, so they are approaching that window; their certificate of occupancy dates were not published in the sources we read. The two-story Verandas fall outside the three-story test.

Cable, internet and other bills

Cable and internet come from Summit Broadband under a bulk agreement billed in the master fee. A new Summit agreement runs January 1, 2027 through December 31, 2033, a seven-year initial term with an extension option; its monthly price sits in contract exhibits we could not confirm. The City of Fort Myers residential solid waste charge is a separate non-ad valorem line on the county tax bill, and the club maintains irrigation across the common grounds.

Who runs Heritage Palms?

Heritage Palms is governed by three layers: Heritage Palms Golf & Country Club, Inc., which is both the club and the master association; the Heritage Palms Community Development District, an independent special district under Chapter 190 of the Florida Statutes; and 40 neighborhood associations, condominium associations for the Terraces and Verandas and homeowners' associations for the villas and single-family homes.

What each body handles

The club runs the golf courses, clubhouses, pools, tennis, irrigation, common property, covenant enforcement and architectural review, and its nine-member board was first elected in April 2006. The CDD owns the roads, sidewalks, lakes, preserves, perimeter walls and gates. The neighborhood associations handle their buildings and grounds, their insurance and their own dues. A 2014 CDD and association agreement, signed March 27, 2014, sets who maintains and insures what.

The CDD board and its meetings

The CDD's five-member Board of Supervisors is elected by residents in Lee County general elections for four-year staggered terms, and November 2026 includes a District election notice. The board meets monthly, normally on the fourth Monday at 8:00 a.m. at the club, 10435 Washingtonia Palm Way. Premier District Management, 3820 Colonial Boulevard, Suite 101, is the District manager and records custodian.

Neighborhood management companies

The club's Cost of Ownership page lists six management firms for the neighborhood associations as of October 27, 2026: Davis & Associates, CPA; Folio Association Management; My Town Communities; Myers Brettholtz & Company; Sentry Management; and Tropical Isles Management. Archived pages from 2023 and 2025 list different firms, so confirm the current manager for the exact building on the estoppel request.

What amenities come with a Heritage Palms home?

Heritage Palms amenities come with every home through the bundled membership: 36 holes of golf on the Royal and Sabal courses, an aqua driving range on a 38-acre lake, the clubhouse and The Lodge, The Oasis pool and bocce area, nine pools in all, eight lighted Har-Tru tennis courts, six pickleball courts and the Activity Center fitness building. The club lists no marina or beach club.

The Royal and Sabal golf courses

Heritage Palms has two 18-hole championship courses, the Royal and the Sabal, which the club credits to Azinger and Lewis. The first 18 holes opened in November 1998, the next nine in February 1999 and the final nine in 2000. The full-service golf shop is open daily from 6:30 a.m. to 5:00 p.m., with a driving range, two practice putting greens, instruction and clinics, soft spikes and a collared-shirt dress code.

The clubhouse and dining

The clubhouse, opened in October 1999, holds the Palms Dining Room for special occasions and seasonal dining and the Grill Room and Patio for lunch, dinner and a full bar, with a covered patio and gas fireplace. The Cabana snack house serves the clubhouse pool, and the newly remodeled Oasis Grill and Tiki Bar serves the other side of the community.

The Lodge and The Oasis

The Lodge opened in 2001 with a game room and main room. The Oasis is the resort-style area on the far side of the community from the clubhouse, with a pool and spa, four bocce courts, outdoor seating, dining and drinks. The club counts nine swimming pools across the community, including the clubhouse pool and The Oasis.

Tennis and pickleball

The racquet complex has eight lighted Har-Tru tennis courts with a racquet sports shop, pros, clinics and tournaments. Pickleball has six courts: four new LED-lit courts beside the tennis complex, open 8:00 a.m. to 10:00 p.m. daily, and two open-play courts at Washingtonia Palm Way and Queen Palm Lane, open 8:00 a.m. to 5:00 p.m., first come, first served. Winter racquet hours run November to April and summer hours May to October.

The Activity Center and fitness

The Activity Center, built in the 2017 clubhouse renovation program, has an aerobics studio, a fully equipped gym and locker rooms, open 4:00 a.m. to 11:00 p.m. daily with a member swipe card. Group classes are included for members, personal training is booked through the Director of Fitness, and aqua aerobics runs at the clubhouse pool.

Lakes, preserves and acreage

The club describes more than 800 acres, with 45 lake ponds, 179 acres of preserves and a 38-acre lake that doubles as the aqua driving range. The CDD counts its own way: 45 lakes and two canals, and 166 acres of preserves and wetlands. The Lee County roll codes 1,388 of the 1,661 home parcels with a golf view and 175 with a lake view.

Is Heritage Palms in a flood zone?

Mostly no. Every Heritage Palms home parcel has its center in FEMA Zone X, an area of minimal flood hazard, but a parcel-by-parcel overlay of 1,646 home lots on FEMA's National Flood Hazard Layer found 75 lots (4.6 percent) that touch a mapped AE or AH special flood hazard area, and 26 (1.6 percent) where it covers more than 5 percent of the lot.

Where the mapped flood areas touch lots

The overlap concentrates on a few streets. More than 5 percent of the lot is mapped AE or AH on 12 of 35 lots on Heritage Palms Estates Drive, 10 of 262 on Wine Palm Road, 2 of 32 on Sierra Palm Court, 1 of 6 on King Palm Court and 1 of 12 on Sugar Palm Court. No lot on Washingtonia Palm Way (491 lots), Queen Palm Lane (268), Bismark Palm Way (124), Butterfly Palm Drive (120), McArthur Palm Lane (80) or White Palm Way (60) has that overlap.

What a lot overlap does and does not mean

A mapped flood area on part of a lot, often the rear lake edge, does not by itself put the house in the special flood hazard area; lenders and insurers use the structure-level determination and an elevation certificate. The mapped AE areas nearby carry base flood elevations of 16.5 to 19 feet and the AH areas 17 to 19 feet. A separate 60-point random screen of the roll found all 60 points in Zone X.

FEMA map panels for Heritage Palms

Heritage Palms sits on four FEMA flood insurance rate map panels, 12071C0427G, 12071C0429G, 12071C0431G and 12071C0433G, all effective December 7, 2018 under the countywide map; the panel at the community's median parcel is 12071C0429G. Search any address at the FEMA Flood Map Service Center before you write an offer.

Letters of map amendment in Heritage Palms

FEMA's records show 46 letters of map amendment for Terrace, Veranda and Heritage Palms Unit lots, issued 2008 to 2021, 42 of them in 2008 and 2009. Twenty-seven removed the property from the mapped hazard area and 19 removed the structure while the property stayed partially inundated. Under the older maps, some Heritage Palms buildings were mapped into the hazard area and owners obtained removals.

The City of Fort Myers flood insurance discount

Heritage Palms is in the City of Fort Myers flood insurance community (NFIP 125106), which FEMA's Community Rating System list effective October 1, 2026 places at Class 6, a 20 percent discount, with a current class date of October 1, 2025. Unincorporated Lee County is Class 5, 25 percent. Whether the full discount applies to policies outside the special flood hazard area was not stated in the sources we read.

Heritage Palms evacuation zone

Heritage Palms is in Lee County Hurricane Evacuation Zone C, surge zone 3, in both of the county's evacuation zone layers, checked at five points. Lee County now names zones A to E rather than by storm category, and Florida's Division of Emergency Management says Zone A is the most vulnerable and Zone E evacuates last. An evacuation zone is separate from a FEMA flood zone, so confirm the address on the county's lookup before a storm.

Hurricane Ian in 2022

Hurricane Ian made landfall at Cayo Costa at 130 knots on September 28, 2022, and the National Hurricane Center measured surge of 10 to 15 feet above ground on Fort Myers Beach and 5 to 8 feet along the Caloosahatchee at Fort Myers. Heritage Palms is inland of that surge zone. The aqua range operator wrote that the club was spared the record surge but lost six floating greens on the range.

Hurricane Milton and the CDD's storm record

Hurricane Milton made landfall at Siesta Key on October 10, 2024, and the Fort Myers gauge peaked at 5.27 feet above mean higher high water. The CDD's October 28, 2024 minutes record Milton erosion on the 18th hole of the Royal course by Lake 8, with 99 percent of cleanup complete, and the November 18, 2024 minutes record cleanup finished.

FEMA aid denied to the CDD

The CDD's February 24, 2025 minutes record that all seven of its FEMA Public Assistance projects and all seven appeals were denied, on the grounds that the gates restrict road access and the stormwater system serves residents only. Staff recommended no further appeals. Storm repairs to Heritage Palms roads and lakes are therefore paid by residents through the CDD assessment.

Insurance and disclosure notes

Florida law (section 689.302) requires a seller's flood disclosure at or before the contract, with an expanded form effective October 1, 2025. Citizens Property Insurance reported 392,689 policies in force on January 31, 2026 and 293,772 on May 31, 2026, as policies moved to private carriers. Get quotes from a licensed agent for the exact home, and ask the seller for the elevation certificate and any letter of map amendment.

Schools and healthcare near Heritage Palms

Heritage Palms addresses fall in Lee County elementary Proximity Zone J, middle Zone EE and the South high school zone, sub-zone 1, for 2026-27. The district assigns by choice and lottery among a zone's schools, not to a single neighborhood school. Gulf Coast Medical Center, a Lee Health Level II trauma center, is 4.3 miles from the clubhouse.

School zones for Heritage Palms addresses

Zone J elementary choices are Colonial, Gateway, Ray V. Pottorf and Treeline; Zone EE middle choices are Fort Myers Middle and Paul L. Dunbar Middle; South sub-zone 1 high school choices are Cypress Lake, Dunbar, Fort Myers High and South Fort Myers High. The 2026-27 Student Enrollment Plan gives lottery preference to special programs, then siblings, then homes within 2 miles, then the nearest school. Confirm any address with the district.

2026 school grades

School	2026 grade	2025 grade	Drive from the clubhouse
Ray V. Pottorf Elementary	B	B	1.8 mi, 5 min
Colonial Elementary	C	C	3.8 mi, 9 min
Treeline Elementary	B	C	6.2 mi, 12 min
Gateway Elementary	B	B	8.7 mi, 15 min
Paul L. Dunbar Middle	B	B	1.4 mi, 4 min
Fort Myers Middle	C	C	5.7 mi, 13 min
South Fort Myers High	C	C	4.4 mi, 9 min
Dunbar High	C	C	5.8 mi, 12 min
Fort Myers High	A	B	7.1 mi, 16 min
Cypress Lake High	A	B	7.4 mi, 14 min

Source: Florida Department of Education 2026 school grades file; Lee County 2026-27 proximity zones; OSRM free-flow driving routes from the clubhouse. The Lee district grade is B, and 2026-27 grading scales rise to an A at 65 percent for elementary and middle schools and 70 percent for high schools.

Hospitals near Heritage Palms

Hospital or emergency room	Drive from the clubhouse
Lee Health Fort Myers, Colonial and Jones-Walker Boulevards (planned)	2.1 mi, about 6 minutes
Gulf Coast Medical Center (Lee Health), 13681 Doctors Way	4.3 mi, about 9 minutes
Lee Memorial Hospital (Lee Health), 2776 Cleveland Ave	6.7 mi, about 15 minutes
HCA Florida West Fort Myers Emergency, 8919 College Pointe Ct	8.0 mi, about 15 minutes
HealthPark Medical Center (Lee Health)	10.0 mi, about 18 minutes
Cape Coral Hospital	11.9 mi, about 22 minutes

Gulf Coast Medical Center has 699 licensed beds, a 70-bed emergency department and a Level II trauma center, and it is a comprehensive stroke center. Fire Station 17 on Six Mile Cypress Parkway is 0.9 miles and about 3 minutes by road.

The new Lee Health Fort Myers campus

Lee Health's Fort Myers hospital at Colonial and Jones-Walker Boulevards, announced June 3, 2025, is a 53-acre, $820 million campus with up to 260 beds, 18 operating rooms and a 44-bed emergency department, planned to open in 2028. It sits 0.92 miles straight-line from Heritage Palms. City of Fort Myers permit reports list its hospital, central energy plant and utility yard permits.

Where is Heritage Palms?

Heritage Palms is in south-central Fort Myers, ZIP 33966, just off Six Mile Cypress Parkway between Colonial Boulevard and Daniels Parkway, inside the City of Fort Myers. The club is at 10420 Washingtonia Palm Way. Southwest Florida International Airport (RSW) is 9.5 miles and about 18 minutes from the clubhouse, and downtown Fort Myers is 7.5 miles. Data updated: October 2026.

From the clubhouse, by road (free flow)	Miles	Minutes
Fire Station 17, Six Mile Cypress Parkway	0.9	3
Six Mile Cypress Parkway at Colonial Boulevard	1.8	5
Bell Tower Shops	6.8	13
Downtown Fort Myers (First and Hendry Streets)	7.5	15
JetBlue Park	8.4	15
Southwest Florida International Airport (RSW)	9.5	18
Gulf Coast Town Center	11.6	19
FGCU	13.3	25
I-75 exit 131, Daniels Parkway (ramp point approximate)	13.6	20
Fort Myers Beach, Times Square	15.1	28
Sanibel Causeway toll plaza	15.9	26

Source: OSRM routes from the clubhouse, free-flow, not rush hour. Season and road work add time. RSW handled more than 11.1 million passengers in 2025, according to the Lee County Port Authority.

The community's boundaries

The CDD describes Heritage Palms as west of Six Mile Cypress Parkway, southwest of Winkler Avenue, north of Penzance Boulevard and east of Ranchette Road, bounded on the north by Eagle Reserve and Watermark Currents. The county roll places the community's home parcels between latitudes 26.5710 and 26.5975, with gates on Six Mile Cypress Parkway, Penzance Boulevard and Winkler Road.

Straight-line distances from the center of Heritage Palms

Measured straight-line from the median Heritage Palms parcel, Bell Tower Shops is 3.2 miles, downtown Fort Myers 4.7 miles, Gulf Coast Medical Center 4.8 miles, RSW 5.7 miles, HealthPark 7.0 miles, Gulf Coast Town Center 7.6 miles, FGCU 9.4 miles, Fort Myers Beach 12.5 miles and the Sanibel Causeway toll plaza 13.4 miles. Straight-line figures are shorter than any drive; use the road table above for planning.

Is Heritage Palms in the City of Fort Myers?

Yes. All 1,661 matched home parcels sit in Lee County taxing district 090 and the City of Fort Myers fire district, with City zoning, and the CDD was created by City ordinance in 1998. That decides the millage, the building department, the flood insurance community and the City's Class 6 discount. The mailing city is Fort Myers for every home.

Nearby communities

Heritage Palms is one of several gated golf communities along the Six Mile Cypress, Colonial and Daniels corridors. Compare the recorded sales on our pages for Pelican Preserve homes for sale, east of I-75 off Treeline Avenue, and Colonial Country Club homes for sale, off Colonial Boulevard, and see the facts table in the next section.

What is changing near Heritage Palms

FDOT's $42.8 million diverging diamond at I-75 and Daniels Parkway (exit 131) is under construction from early 2026 to summer 2028, and the I-75 and Colonial Boulevard diverging diamond is complete, including a continuous-flow intersection at Colonial and Six Mile Cypress. The City named the former Challenger Boulevard Jones-Walker Boulevard (Resolution 2025-25), and a $2 million land purchase was reported for its extension across Colonial to Winkler Avenue.

Zoning cases within two miles

Lee County's zoning-case layer shows no rezoning of consequence within about one mile of Heritage Palms. Within two miles, the Penzance Square commercial planned development raised its allowed commercial area from 90,000 to 185,000 square feet (1.51 miles), Pratt's Preserve proposes 155 homes on 31.46 acres (about 1.75 miles), and a church expansion on 18.13 acres is waiting on the applicant (1.82 miles). WINK reported that City Council approved rezoning for a Costco site at Colonial and Plantation in April 2025.

How Heritage Palms compares with nearby communities

Heritage Palms recorded the second-highest number of sales of these three Fort Myers communities in the latest 12 months and the highest median dollars per heated square foot, at $275. The table compares Pelican Preserve homes for sale and Paseo on one yardstick: Lee County qualified sales over 12 months. Data updated: October 2026.

Lee County record, 12 months	Heritage Palms	Pelican Preserve	Paseo
ZIP code	33966	33913	33912
Homes on the county roll	1,661	2,342	1,143
Year built	1998 to 2006	2000 to 2022	2006 to 2017
Qualified sales	98	159	67
Median sale price	$382,500	$425,000	$373,500
Single-family median	$732,500	$455,000	$675,000
Condominium median	$322,500	$352,500	$330,000
Median $ per heated sq ft	$275	$244	$232
Latest qualified sale in the file	September 1, 2026	September 15, 2026	August 28, 2026

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales, index built October 27, 2026, run separately for each community's legal names.

How to read the comparison table

The three counts use each community's plat and condominium names on the county roll, so they can differ from association totals: Heritage Palms' club counts 1,662 homes against 1,661 on the roll. The three communities have very different mixes; Heritage Palms is 72 percent condominium on the roll (1,204 of 1,661), so its overall median sits close to its condominium median. Compare the single-family and condominium rows as well, and remember that Heritage Palms' figures exclude club costs, which differ by community.

The history of Heritage Palms

Heritage Palms began in 1997, when U.S. Home Corporation started buying more than 800 acres of former cattle grazing land and vegetable farm around a 38-acre lake. The City of Fort Myers created the CDD in September 1998, the first 18 holes opened in November 1998, the developer turned the community over on October 1, 2005, and U.S. Home sold its last home in 2006.

U.S. Home and the build years, 1997 to 2006

U.S. Home declared the planned development on November 17, 1998, and Terrace, Veranda, villa and single-family sales began that year. The present clubhouse opened in October 1999, the final nine holes in 2000, and The Lodge in 2001. The City expanded the CDD by Ordinance 2914 on October 18, 1999 and gave it powers for recreation and security facilities by Ordinance 2942 on February 22, 2000. The county roll's year-built dates run 1998 to 2006, with a median of 2002.

Turnover and resident control

In 2003 U.S. Home told the community that turnover would most likely come in 2005, and a volunteer due diligence committee of more than 150 members prepared for it. Turnover to the master association took effect October 1, 2005; the developer had retired the CDD's $35,000,000 of bonds by November 1, 2005. The first club board was elected in April 2006, and the first resident CDD supervisor election followed in November 2006.

Renovation years

The club renovated the clubhouse and built the Activity Center in 2017, funded by the per-home assessment, and extended that assessment four years in 2020 to renovate the golf courses. The CDD and the club signed their current maintenance agreement on March 27, 2014, replacing agreements from 1999, 2009 and 2010. A new Summit Broadband agreement takes effect January 1, 2027.

Talk to a Domain Realty Group Heritage Palms specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Heritage Palms homes in every neighborhood, from the Terraces at Lakeside Greens to the Verandas at Twin Lakes and the Estates single-family homes, and our Fort Myers office on College Parkway is a short drive west. We tracked every qualified Heritage Palms sale on the Lee County file to build this page, and we can pull the same record for the exact building or street you are weighing.

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Verified Google review. Sloane Gelfman, on working with Marc Comisar and Jesse McGreevy of Domain Realty Group.

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Verified Google review. Ryan Mitchell, on working with Jesse McGreevy and Marc Comisar of Domain Realty Group.

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Talk to our team about a Heritage Palms home

Contact Domain Realty Group or call 239-441-2816, tell us the product, neighborhood and budget you have in mind, and an agent will send matching Heritage Palms listings, the recent recorded sales in that building or on that street, and the club and neighborhood estoppel items to check. You can also search current listings any time.

Thinking of selling a Heritage Palms home?

Heritage Palms buyers compare Terraces, Verandas, villas and single-family homes closely, and a listing priced against its own product's recorded sales sells faster than one priced against the community median. Start with a Domain Realty Group home valuation, or see McGreevy and Comisar's guide to Heritage Palms home values.

Frequently Asked Questions about Heritage Palms homes for sale

These are the questions Heritage Palms buyers ask most, answered from the Lee County record, the club's 2026 Cost of Ownership page and budget, the Heritage Palms CDD's adopted budgets and minutes, FEMA's flood map and the Florida Department of Education. Each answer carries the same dates as the sections above, so every figure can be checked against its source below.

How many homes are in Heritage Palms?

Heritage Palms Golf & Country Club counts 1,662 homes: 660 Terraces, 544 Verandas, 170 twin villas and 288 single-family homes, including the 69-home Enclave. The Lee County roll matches 1,661 home parcels, 1,204 condominium and 457 single family, on more than 800 acres in Fort Myers, ZIP 33966.

When was Heritage Palms built?

U.S. Home began buying the land in 1997, the first 18 holes opened in November 1998, and the clubhouse opened in October 1999. The Lee County roll shows year-built dates from 1998 to 2006, with a median of 2002, and U.S. Home sold its last Heritage Palms home in 2006.

What is the median home price in Heritage Palms?

$382,500 on the Lee County record, across 98 qualified sales in the 12 months through September 25, 2026, the newest sale in the county file. The 24-month median was $380,000 on 177 sales, and the 12 months before that recorded 79 sales at a $380,000 median, so the 12-month median moved up 0.7 percent while sales rose.

How many homes sold in Heritage Palms last year?

Lee County recorded 98 qualified Heritage Palms sales in the 12 months through September 25, 2026, up from 79 in the 12 months before that. In calendar 2025 the county recorded 86 sales at a $385,000 median, and 80 sales were recorded in 2026 through early September at a $362,950 median.

What are condo prices in Heritage Palms?

Heritage Palms condominiums sold at a $322,500 median across 68 recorded sales in the latest 12 months, from $195,000 to $450,000. The four-story Terraces sold at a $275,000 median on 38 sales, and the two-story Verandas at $395,000 on 30 sales, with median heated areas of about 1,146 to 1,149 and 1,255 to 1,565 square feet.

What are single-family home prices in Heritage Palms?

Single-family homes and villas sold at a $732,500 median across 30 recorded sales in the latest 12 months, from $430,000 to $1,112,500. Plat medians over 24 months run from $727,500 in the Heritage Palms villa and home plats to $937,500 in the Heritage Palms Estates plat on Sierra Palm Court.

Is golf membership mandatory in Heritage Palms?

Yes. Heritage Palms is a bundled golf community, and the club says membership and golf privileges are included with every home purchase. All 1,662 owners are members, the club and the master association are one corporation, and the club offers no optional or social membership. Tenants join only through an owner's $500 Transfer of Membership.

Is there an initiation fee to join Heritage Palms?

No initiation fee is published. Membership comes with the home. A buyer instead pays a $7,500 Resale Capital Assessment and a $500 Membership Transfer Fee to the club at closing, and the seller pays a $250 estoppel fee, per the club's live Cost of Ownership page on October 27, 2026.

What are the Heritage Palms HOA fees in 2026?

The club's 2026 master total is $9,441 per home: $8,025 master dues, $866 for Summit Broadband cable and internet, and a $550 Capital Improvement Program assessment. A $500 food and beverage minimum is billed at year end if unspent. Neighborhood association dues are separate, vary by association and are not published.

What is the Heritage Palms food and beverage minimum?

Each home carries a $500 yearly food and beverage minimum at the club's restaurants, billed on December 31 if it has not been spent; a transfer member's spending is credited to the owner. It is not part of the $9,441 master total, so a home that spends nothing pays $9,941 to the club in 2026.

What is the $550 assessment at Heritage Palms?

The live 2026 club page calls it the Capital Improvement Program and gives no payoff year. Archived pages described it as the per-member loan payment for the 2017 clubhouse and Activity Center renovation, extended in 2020 for golf course work, with payoff years of 2029 and later 2037. The 2026 budget highlights say the club has no third-party debt.

Does Heritage Palms have a CDD?

Yes. The Heritage Palms Community Development District was created by City of Fort Myers Ordinance 2873 on September 21, 1998. It owns about 6.79 miles of roads and sidewalks, 45 lakes, two canals and 166 acres of preserve, and bills its assessment as a non-ad valorem line on the Lee County tax bill.

How much is the Heritage Palms CDD fee?

The operations and maintenance assessment was $375 per home from FY2022 through FY2026 and is $575 for FY2027, adopted August 24, 2026 and billed on the November 2026 tax bill. The District has no bond debt: its 1998 and 1999 bonds were retired by the developer by November 1, 2005.

What is the property tax rate in Heritage Palms?

Heritage Palms homes are in Lee County taxing district 090, City of Fort Myers. The 2026 rate is 16.9702 mills, $1,697.02 per $100,000 of taxable value, with the City's share at 6.9000 mills (16.5034 in 2025).

What does it cost per year to own a single-family home in Heritage Palms?

At the 2026 roll's median single-family taxable value of $452,455, property tax at 16.9702 mills is $7,678.25. Add the $575 CDD assessment, the $9,441 master total and the $500 food and beverage minimum, and the total is $18,194.25 a year before neighborhood dues, insurance and utilities.

Is Heritage Palms in the City of Fort Myers?

Yes. All 1,661 matched home parcels are in taxing district 090 and the City of Fort Myers fire district, with City zoning, and the City created the CDD by ordinance in 1998. The City's flood insurance community, NFIP 125106, holds a Class 6 Community Rating System discount of 20 percent.

What ZIP code is Heritage Palms?

Every Heritage Palms home is in ZIP 33966, Fort Myers, Florida, on the Lee County roll. The club is at 10420 Washingtonia Palm Way, Fort Myers, FL 33966, phone 239-278-9090. Search by the full name, Heritage Palms Fort Myers, because Heritage Palms Country Club in Indio, California is a different community.

Is Heritage Palms a 55+ community?

The club publishes no age restriction. Its community, real estate, golf and dining pages, its leasing rules and transfer form and the CDD's site contain no housing-for-older-persons language. Whether the recorded 1998 master declaration says otherwise is not shown on a public page, so ask for the declaration with the resale documents.

Is Heritage Palms gated?

Yes. The main guardhouse is at the Six Mile Cypress Parkway entrance, with gates at Penzance Boulevard and Winkler Road, all CDD assets that the club maintains and runs by agreement. Archived club pages from 2023 and January 2025 described a 24-hour manned entrance and a roving patrol; current hours are not published.

Can I rent out a home in Heritage Palms?

Yes, for 28 consecutive days or more. Section 5.17 of the club's governing documents bars shorter leases and allows one family per home, and neighborhood covenants may be stricter. A tenant uses the club only through the owner's $500 Transfer of Membership, which also suspends the owner's own privileges while it is active.

Are pets allowed in Heritage Palms rentals?

Tenants' pets are barred under Section 5.18 except in single-family homes with the owner's written permission, or in villas with the owner's permission where the neighborhood covenant allows. Service, therapy and emotional support animals must be registered with the club. Owner pet rules sit in the neighborhood declarations and master rules, which are not public.

Is Heritage Palms in a flood zone?

Mostly no. Every home parcel's center is in FEMA Zone X, but 75 of 1,646 home lots (4.6 percent) touch a mapped AE or AH area, and 26 (1.6 percent) by more than 5 percent of the lot, mostly on Heritage Palms Estates Drive and Wine Palm Road. Check the exact address before you buy.

What hurricane evacuation zone is Heritage Palms in?

Heritage Palms is in Lee County Hurricane Evacuation Zone C, surge zone 3, in both of the county's evacuation zone layers. Lee County names zones A to E, with A the most vulnerable. The evacuation zone is separate from the FEMA flood zone, so confirm an address on the county's lookup before any storm.

Did Hurricane Ian flood Heritage Palms?

Heritage Palms is inland of Ian's surge zone. The National Hurricane Center measured 10 to 15 feet of surge on Fort Myers Beach and 5 to 8 feet along the Caloosahatchee at Fort Myers. The aqua range operator wrote that the club was spared the record surge but lost six floating greens. Milton later eroded a bank on Lake 8.

What golf courses are in Heritage Palms?

Two 18-hole championship courses, the Royal and the Sabal, which the club credits to Azinger and Lewis, for 36 holes in all. They opened in stages from November 1998 to 2000. The club adds an aqua driving range on a 38-acre lake, two practice putting greens and a golf shop open daily from 6:30 a.m. to 5:00 p.m.

What amenities does Heritage Palms have besides golf?

Nine pools, including The Oasis pool and spa with four bocce courts; eight lighted Har-Tru tennis courts; six pickleball courts; the Activity Center gym and aerobics studio, open 4:00 a.m. to 11:00 p.m.; The Lodge; and the clubhouse with the Palms Dining Room, the Grill Room and the Oasis Grill and Tiki Bar.

What schools serve Heritage Palms?

Heritage Palms addresses are in elementary Zone J (Colonial, Gateway, Ray V. Pottorf, Treeline), middle Zone EE (Fort Myers Middle, Paul L. Dunbar Middle) and the South high school sub-zone 1 (Cypress Lake, Dunbar, Fort Myers High, South Fort Myers High). Fort Myers High and Cypress Lake High earned 2026 A grades.

How far is Heritage Palms from the airport?

Southwest Florida International Airport (RSW) is 9.5 miles and about 18 minutes from the clubhouse by road in free-flow traffic, and 5.7 miles straight-line from the center of the community. FDOT's diverging diamond at I-75 and Daniels Parkway is under construction until summer 2028, so allow extra time.

What hospitals are near Heritage Palms?

Gulf Coast Medical Center, a Lee Health Level II trauma center with 699 licensed beds, is 4.3 miles and about 9 minutes from the clubhouse. Lee Memorial is 6.7 miles and HealthPark 10.0 miles. Lee Health's new Fort Myers hospital, 2.1 miles away at Colonial and Jones-Walker Boulevards, is planned to open in 2028.

Who built Heritage Palms?

U.S. Home Corporation developed Heritage Palms from 1997, declared the planned development on November 17, 1998 and sold its last home in 2006. It turned the master association over to residents on October 1, 2005, and the first resident club board was elected in April 2006.

Who manages Heritage Palms?

Heritage Palms Golf & Country Club, Inc. manages the club and master association with a nine-member resident board. Premier District Management manages the CDD, and the club's Cost of Ownership page lists six management firms for the neighborhood associations as of October 27, 2026, including Sentry Management and Tropical Isles Management.

What is the most expensive home sold recently in Heritage Palms?

The highest sale in the latest 12 months was $1,112,500 for 7253 Sugar Palm Ct, a 3,560 square foot home built in 2004, recorded November 13, 2025. The highest qualified Heritage Palms sale in the county file is $1,900,000 for 11084 Sierra Palm Ct, recorded May 30, 2025.

What is the least expensive way into Heritage Palms?

The Terraces. All five of the lowest Heritage Palms sales of the latest 12 months were Terrace condominiums of about 1,122 to 1,137 heated square feet, from $195,000 to $235,000, and the Terraces at Lakeside Greens sold at a $275,000 median on 32 sales. Add the same $9,441 master total that every home pays.

Are there new homes for sale in Heritage Palms?

No. U.S. Home sold its last Heritage Palms home in 2006, and the county record shows no builder-direct sale in any year since 2015. All 98 sales in the latest 12 months were resales, so every Heritage Palms home for sale today is a resale.

How do I see Heritage Palms homes for sale?

Use the listing links at the top of this page for all Heritage Palms homes for sale, houses and villas, or the Terrace and Veranda condominiums. Or call Domain Realty Group at 239-441-2816 for a saved search and the recent recorded sales in the buildings or on the streets you are considering.

About Domain Realty Group in Fort Myers

Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Fort Myers is one of our home markets, served from our office at 8290 College Parkway, Unit 201, Fort Myers, FL 33919. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.

Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded sale in Heritage Palms' Terraces, Verandas, villas and single-family plats 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 27, 2026, and web sources were read on October 27, 2026 unless another date is shown. Archived club pages are cited through the Internet Archive with their capture dates.

Figures on this page

Shopping Heritage Palms homes for sale?

Tell us whether you want a Terrace, a Veranda, a villa or a single-family home, and your price range. We will send the matching listings, the recent recorded sales in that building or street, and the $8,000 in buyer closing fees and leasing rules to plan for.