Fort Myers · Florida · 33908

Heritage Pointe Condos for Sale in Fort Myers, FL

Heritage Pointe condos for sale on Lake Circle Drive: 19 county-recorded sales at a $255,000 median, all six Terraces compared, 2026 tax costs, flood and storm records, condo safety rules and schools. Updated October 2026.

Back to Fort Myers

Heritage Pointe in Fort Myers, FL is a lakeside condominium community of 383 two-bedroom condominiums on the October 25, 2026 Lee County parcel file, in six Terrace condominiums (Terrace I to VI) and 11 four-story buildings on Lake Circle Drive, built 2003 to 2005. It sits in unincorporated Lee County, ZIP 33908, taxing district 068. Lee County recorded 19 qualified Heritage Pointe sales at a $255,000 median in the 12 months through September 25, 2026 (the newest sale in the county file), from $193,500 to $295,000. Heritage Pointe is one section of our Fort Myers homes for sale and communities guide. Updated October 2026.

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

This page shows live Heritage Pointe listings, what Heritage Pointe condominiums actually sold for on the Lee County record, how the six Terraces and three main floor plan sizes differ, and the taxes, association records, condo safety rules, flood and storm history, schools and distances that come with a Heritage Pointe 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 Pointe buyers

Heritage Pointe is 383 condominium homes on the Lee County roll, all two-bedroom, in six Terrace condominiums and 11 four-story buildings on Lake Circle Drive, Fort Myers, FL 33908, built 2003 to 2005, with heated areas of 1,121 to 1,418 square feet (median 1,154).
Lee County recorded 19 qualified sales in the 12 months through September 25, 2026, at a $255,000 median ($193,500 to $295,000, $215 per heated square foot), against 16 sales at $256,250 in the 12 months before that: a median change of minus 0.5 percent.
Every recorded sale in both windows was a condominium resale. The highest qualified Heritage Pointe sale in the whole county file is $400,000, recorded September 23, 2022.
The six Terrace associations merged into one, Heritage Pointe Master Association, Inc. (Sunbiz document N03000001866), effective September 1, 2010.
Monthly dues, the capital contribution, transfer fee, pet rules and minimum lease are not published by any primary source. They are set out in the recorded declarations, the association budget and the estoppel certificate for each unit.
Taxing district 068 (Iona McGregor Fire) has a 2026 adopted rate of 13.3623 mills. At the 2026 roll's median taxable value of $192,177, that is about $2,567.93 a year before exemptions and non-ad valorem lines (our arithmetic).
Flood: the community is in FEMA Zone AE on panel 12071C0556G (effective November 17, 2022), with base flood elevations of 9 to 11 feet, against 7 feet on the 2008 map. Lee County places it in Evacuation Zone A.
Hurricane Ian flooded first-floor units in 2022. The association's 2023 and 2024 minutes count 96 first-floor units and record a $4.7 million supplemental flood claim and a $1 million second wind payment.
The buildings are four stories, so Florida's milestone inspection (section 553.899) and structural integrity reserve study (section 718.112(2)(g)) rules apply. The 30-year milestone falls about 2033 to 2035.
On November 3, 2026, voters decide whether to merge the Iona-McGregor and Fort Myers Beach fire districts, a pending item for the district that serves Heritage Pointe.

Heritage Pointe condos for sale right now

Heritage Pointe condos for sale are linked below, filtered to the Heritage Pointe development and sorted by price, with a lowest-price-first search for buyers comparing Terraces. 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 Pointe unit is in Fort Myers, FL 33908, so searches for condos for sale in Heritage Pointe Fort Myers and Heritage Pointe Fort Myers FL return the same set. You can also browse all Fort Myers condos for sale alongside it.

Ready to tour Heritage Pointe condos?

Tell us which Terraces, floors and price range you are weighing and a Domain Realty Group agent will set up showings and pull the recorded sales for the building. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do Heritage Pointe condos sell for?

Heritage Pointe condominiums sold at a median of $255,000 on the Lee County record across 19 qualified sales in the 12 months through September 25, 2026 (the newest sale in the county file), from $193,500 to $295,000. The 12 months before that recorded 16 sales at $256,250, so the median moved down 0.5 percent. Data updated: October 2026.

We tracked every qualified Heritage Pointe sale on the Lee County file to build the tables below. The newest recorded Heritage Pointe sale in the file is August 31, 2026, and every sale in both windows was a condominium resale with no builder-direct sale.

Lee County recorded sales	Sales	Median	Low	High	Median $ per heated sq ft
12 months, all homes (all condominium)	19	$255,000	$193,500	$295,000	$215
Prior 12 months, all homes (all condominium)	16	$256,250	$50,000	$290,000	$206
24 months, all homes	35	$255,000	$50,000	$295,000	$207

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified improved sales over $1,000, index built October 28, 2026; the 12 months run September 26, 2025 to September 25, 2026 and the prior 12 months September 26, 2024 to September 25, 2025. The number of sales rose from 16 to 19 while the median held within $1,250.

The Heritage Pointe price trend by year

The county record shows a slow climb from 2015 to 2021, a jump in 2022, a peak in 2023, and lower medians in 2025 and the 2026 year to date. Every year in the series is condominium resale: the county file shows no builder-direct sale in any year from 2015 to 2026.

Year	Sales	Median	Median $ per heated sq ft
2015	33	$175,000	$149
2016	23	$180,000	$156
2017	19	$187,000	$160
2018	30	$186,950	$157
2019	24	$190,250	$161
2020	25	$190,000	$162
2021	27	$203,000	$174
2022	17	$298,000	$247
2023	23	$300,000	$257
2024	13	$290,000	$257
2025	16	$243,500	$204
2026 (to date)	17	$257,500	$215

Source: Lee County Property Appraiser sale files by calendar year, DOR-qualified sales, index built October 28, 2026. The 2023 median of $300,000 is the high point of the series and the 2015 median of $175,000 the low; 2015 had the most sales (33) and 2024 the fewest (13). The $ per square foot peak was $257 in both 2023 and 2024.

What the county record shows about 2022 to 2026

The county median rose from $203,000 in 2021 to $298,000 in 2022, held near $300,000 through 2024, fell to $243,500 in 2025 and recorded $257,500 in the 2026 year to date. A deed record carries a price and a date, not a reason, so we do not attribute any of these moves to a cause. The mix of floor plans sold in a year also moves the median.

Price bands in the last 12 months

All 19 recorded sales closed under $300,000. Four closed under $220,000, four between $220,000 and $249,999, six between $250,000 and $279,999, and five between $280,000 and $295,000. Band counts are our tally of the 19 sales listed in the county file. No Heritage Pointe sale in the window reached $300,000.

The highest and lowest recent Heritage Pointe sales

Highest 12-month sales	Recorded	Price	Heated sq ft	Terrace
16635 Lake Circle Dr 627	April 9, 2026	$295,000	1,154	Terrace III
16625 Lake Circle Dr 530	May 20, 2026	$295,000	1,303	Terrace III
16615 Lake Circle Dr 438	August 5, 2026	$289,500	1,303	Terrace II
16655 Lake Circle Dr 840	May 20, 2026	$285,000	1,303	Terrace IV
16645 Lake Circle Dr 731	March 26, 2026	$280,000	1,303	Terrace IV

Lowest 12-month sales	Recorded	Price	Heated sq ft	Terrace
16585 Lake Circle Dr 125	October 21, 2025	$193,500	1,121	Terrace I
16635 Lake Circle Dr 613	February 4, 2026	$209,000	1,154	Terrace III
16615 Lake Circle Dr 412	February 20, 2026	$210,000	1,154	Terrace II
16595 Lake Circle Dr 245	May 15, 2026	$215,000	1,121	Terrace I
16575 Lake Circle Dr 1136	June 16, 2026	$220,000	1,121	Terrace VI

The highest qualified Heritage Pointe sale anywhere in the county file is $400,000 for 16635 Lake Circle Dr 647, recorded September 23, 2022, a 1,154 square foot unit built in 2004. The same unit recorded a $275,000 sale on April 30, 2026.

Price per square foot in Heritage Pointe

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 $215 per square foot, against $206 in the prior 12 months and $207 across 24 months. The calendar-year peak was $257 in 2023 and 2024, and the 2015 low was $149.

Heritage Pointe sales by month

Lee County recorded Heritage Pointe sales in eight of the 12 months in the window: one each in October 2025, November 2025 and March 2026, two each in June and August 2026, three in April 2026, four in February 2026 and five in May 2026. A handful of deeds in a month is not a trend, so we show the counts only as context.

The $50,000 sale in the prior window

The prior 12-month window includes a qualified sale recorded at $50,000, the low in that window and in the 24-month figures. We report it as the county file records it. A deed record does not explain a price, so we offer no reason for it; the median is the steadier measure for the window.

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 unit was listed, how many units are for sale today, the floor level, or whether a sale included furniture. Those are MLS or closing fields, and the MLS ones are being added in our next data refresh; the listing links above show current inventory now.

Heritage Pointe Terraces and floor plans compared

Heritage Pointe is six Terrace condominiums on the Lee County roll, Terrace I to Terrace VI, with 40 to 72 units each and a median of 1,154 heated square feet in every Terrace. All 383 units are two-bedroom. Terrace and floor plan size move the price more than anything else on the record. Data updated: October 2026.

Terrace (county legal name)	Units	Year built	Median heated sq ft	12-month sales	12-month median	24-month sales	24-month median	Recorded declaration
Terrace I at Heritage Pointe	64	2003	1,154	3	$215,000	4	$236,250	OR 4126 PG 4368
Terrace II at Heritage Pointe	64	2004	1,154	4	$260,000	7	$255,000	OR 4216 PG 2147
Terrace III at Heritage Pointe	72	2004	1,154	4	$285,000	9	$270,000	OR 4416 PG 586
Terrace IV at Heritage Pointe	71	2004 to 2005	1,154	6	$263,500	9	$252,000	OR 4477 PG 387
Terrace V at Heritage Pointe	72	2005	1,154	1	$230,000 (one sale)	3	$230,000	OR 4569 PG 3708
Terrace VI at Heritage Pointe	40	2005	1,154	1	$220,000 (one sale)	3	$280,000	OR 4781 PG 2771

Source: Lee County Property Appraiser parcel roll and qualified sales, grouped by the short legal description, index built October 28, 2026; 12-month counts and medians are our tally of the 19 sales listed in the county file; declaration book and page from the Lee County legal descriptions. A median of one to four sales is a range, not a price.

Terrace I at Heritage Pointe

Terrace I is the first phase: 64 units built in 2003, at 16585 and 16595 Lake Circle Drive in the county sale records. It recorded three sales in the 12-month window at a $215,000 median, including the lowest sale of the year, $193,500 for unit 125 on October 21, 2025, and $257,500 for unit 128 on August 31, 2026, the newest Heritage Pointe sale in the file.

Terrace II at Heritage Pointe

Terrace II has 64 units built in 2004 at 16605 and 16615 Lake Circle Drive. Its four 12-month sales ran from $210,000 for unit 412 on February 20, 2026 to $289,500 for unit 438 on August 5, 2026, the third-highest sale of the year, for a $260,000 median. Its 24-month median was $255,000 on seven sales.

Terrace III at Heritage Pointe

Terrace III is one of the two largest Terraces, with 72 units built in 2004 at 16625 and 16635 Lake Circle Drive. It recorded the two highest 12-month sales, $295,000 each for unit 627 on April 9, 2026 and unit 530 on May 20, 2026, and a 12-month median of $285,000 on four sales. Its 24-month median, $270,000 on nine sales, is the highest of the Terraces with more than three sales.

Terrace IV at Heritage Pointe

Terrace IV has 71 units on the county roll, built 2004 to 2005 at 16645 and 16655 Lake Circle Drive. It recorded the most 12-month sales of any Terrace, six, from $225,000 for unit 735 to $285,000 for unit 840, for a $263,500 median. Florida condominium registrations list 72 units for Terrace IV; the county roll shows 71 parcels.

Terrace V at Heritage Pointe

Terrace V has 72 units built in 2005. Its one 12-month sale was $230,000 for unit 1020 at 16685 Lake Circle Drive, a 1,303 square foot unit, recorded February 25, 2026. Over 24 months Terrace V recorded three sales at a $230,000 median, the lowest 24-month Terrace median on the county record.

Terrace VI at Heritage Pointe

Terrace VI is the smallest and last Terrace: 40 units built in 2005. Its one 12-month sale was $220,000 for unit 1136 at 16575 Lake Circle Drive, a 1,121 square foot unit, recorded June 16, 2026. Over 24 months it recorded three sales at a $280,000 median, the highest 24-month Terrace median, on only three deeds.

Floor plan sizes on the county record

Every Heritage Pointe unit is a two-bedroom condominium, and the county roll shows heated areas from 1,121 to 1,418 square feet with a median of 1,154. The 19 sales in the 12-month window fell into three sizes, and the larger plan recorded the higher median.

Heated area (Lee County roll)	12-month sales	12-month median	Range
1,121 sq ft	5	$220,000	$193,500 to $275,000
1,154 sq ft	8	$253,500	$209,000 to $295,000
1,303 sq ft	6	$282,500	$230,000 to $295,000

Source: our tally of the 19 qualified sales in the Lee County file, grouped by heated area, October 28, 2026. No 1,418 square foot unit recorded a qualified sale in the window. Floor level is not on the county sale record, so ask for it on every listing.

Buildings and street addresses

The county legal descriptions number the buildings 1 to 11, with 32 or 40 units each, and all 11 are four stories on the county roll. The county sale and parcel records place the units at addresses from 16575 to 16685 Lake Circle Drive, and the unit number begins with the building number: unit 1136, for example, is in building 11 at 16575 Lake Circle Drive.

The common-element parcels

Besides the 383 units, the county roll carries two residential common-element parcels (DOR use 09) for Heritage Pointe, and both cite all six Terrace declarations. The association's office is at 9010 Pointe Club Drive, Fort Myers, FL 33908, open Monday to Friday, 10 a.m. to 4 p.m., per the association's website.

What the county roll shows for every unit

On the 2026 roll, all 383 units are DOR use 04 condominiums with a lake view, a pool on the community record, no garage and four stories. The roll's median just value and median taxable value are both $192,177. Owner mailing states on the roll are led by Florida (149), Illinois (50), New York (25), Ohio (24), Michigan (19), Ontario (18), Massachusetts (16) and Minnesota (15), a signal of seasonal ownership rather than residency.

Why the county count is 383 and not 384

Florida's condominium project registrations for the six Terraces total 384 units, while the Lee County roll lists 383 condominium parcels. The one-unit difference is in Terrace IV, which shows 71 parcels against 72 registered units; the cause is not shown in the records we read, and the Terrace IV declaration and its amendments would settle it.

Who runs Heritage Pointe?

Heritage Pointe is run by one Florida not-for-profit corporation, Heritage Pointe Master Association, Inc. (Sunbiz document N03000001866, filed March 3, 2003, active). The six Terrace condominium associations merged into it effective September 1, 2010, so there are no separate active Terrace associations. No community development district was found. Data updated: October 2026.

The master association on Sunbiz

The Florida Division of Corporations record for document N03000001866 shows the filing date of March 3, 2003, active status, a merger filed August 26, 2010 and effective September 1, 2010, and annual reports filed March 29, 2025, June 6, 2025 (amended) and April 17, 2026. The 2026 report lists seven officers and directors. We do not print the names of officers, agents or managers.

The six Terrace associations and the 2010 merger

Each Terrace began with its own association on Sunbiz: Terrace I (N03000001194, filed February 5, 2003), Terrace II (N03000004136, May 8, 2003), Terrace III (N04000000466), Terrace IV (N04000001277, February 2, 2004), Terrace V (N04000002443) and Terrace VI (N04000002798, March 15, 2004). All six merged into the master association effective September 1, 2010.

The recorded declarations

Each Terrace has its own recorded declaration of condominium, cited in the Lee County legal description of every unit: Terrace I at OR Book 4126, Page 4368 (with a supplement at OR 4147, Page 3513), Terrace II at OR 4216, Page 2147, Terrace III at OR 4416, Page 586, Terrace IV at OR 4477, Page 387, Terrace V at OR 4569, Page 3708 and Terrace VI at OR 4781, Page 2771. The Lee County Clerk of Court holds the instruments and any amendments.

Bylaws and the holding company

The association's Amended and Restated Bylaws are dated May 31, 2012, as cited in the association's 2023 investment policy. A related entity, Heritage Pointe Master Holdings, LLC (document L13000026537), was filed February 20, 2013 with the master association as manager and was administratively dissolved on September 25, 2026; it is not a developer record.

What Florida law says about records and resale documents

Florida Statutes section 718.116 governs the estoppel certificate, the document that states a unit's current assessments and any balance owed. The association must deliver it within 10 business days of a request, the fee is capped at $250, plus $150 if the unit is delinquent and $100 if expedited, and the certificate is valid for 30 days if delivered by hand or electronically and 35 days if mailed.

Name traps: other Heritage communities

Several nearby names are not Heritage Pointe. Heritage Cove homes for sale are in a separate community in ZIP 33919, and Heritage Palms is a separate community in ZIP 33966. Heritage Isles is a new apartment and attached-home project in permitting about 0.28 mile away on Pine Ridge Road. A Georgia homeowners association uses a website with a similar name and is unrelated.

What does it cost to own a Heritage Pointe condo?

Heritage Pointe ownership costs stack in two main layers: the master association's dues, which no primary source publishes, and Lee County property tax in taxing district 068 at 13.3623 mills for 2026. No community development district or golf membership applies. We print only figures with a dated source. Data updated: October 2026.

Cost layer	Amount	Period and source
Master association dues	not published by the association	Ask for the current budget and the estoppel certificate
Capital contribution, transfer and application fees	not published	Recorded declarations and the resale package
Estoppel certificate	up to $250, plus $150 if delinquent, plus $100 if expedited	Florida Statutes 718.116
Property tax, district 068	13.3623 mills	Lee County 2026 millage rates, ACTUAL column
Community development district	none	No district line in the 2026 district 068 millage
Golf or club membership	none	No course or club in any first-party record

Why we do not print a dues figure

The association does not publish its budget or dues on a public page, and the figures that circulate online come from listing portals and directories rather than the association. Dues are set by the master association's budget and stated for each unit on its estoppel certificate, so that certificate, ordered during the contract period, is the only figure to rely on.

Special assessments in the association record

The association's minutes record a Special Assessment Meeting held April 3, 2023; the amount was not stated in the portions of the record we read. Ask for the estoppel certificate and the last two years of board minutes, which show any assessment adopted, proposed or still being collected on the unit you want.

Property taxes in taxing district 068

Every Heritage Pointe unit is in Lee County taxing district 068, Iona McGregor Fire, in unincorporated Lee County, so there is no city millage. The 2026 adopted total is 13.3623 mills, down from 13.4125 in 2025, a drop of 0.0502 mill. Each $100,000 of taxable value costs $1,336.23 at that rate.

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

Source: Lee County Property Appraiser, 2026 Millage Rates for Lee County Florida (printed October 9, 2026), district 068, ACTUAL column. The proposed column on the same page read 13.3738 and the rollback column 13.4063; the actual column is the adopted rate.

A worked yearly tax example

At the 2026 roll's median taxable value of $192,177, which is also the median just value and so describes a unit with no exemption, Heritage Pointe property tax at 13.3623 mills is about $2,567.93 a year, or about $213.99 a month. That is our arithmetic, not a tax bill.

Line	Yearly amount
Median taxable value, 2026 roll	$192,177
Ad valorem tax ($192,177 x 13.3623 / 1,000)	$2,567.93
Per month (divided by 12)	$213.99

The example leaves out non-ad valorem lines on the tax bill, association dues, an HO-6 policy, flood insurance and utilities not covered by dues. Run the figures with the exact unit's tax bill and estoppel certificate.

A homestead example from the 2026 roll

The 2026 roll shows a homestead exemption amount on 103 of 382 Heritage Pointe condominium parcels checked. One example, unit 423 at 16615 Lake Circle Drive (folio 10486930), has a just value of $192,177, an assessed value of $133,326, a homestead amount of $51,411 and a taxable value of $81,915, about $1,094.58 at 13.3623 mills before non-ad valorem items (our arithmetic).

The November 3, 2026 fire district vote

On the November 3, 2026 ballot, voters in both districts decide whether to merge the Fort Myers Beach Fire Control District and the Iona-McGregor Fire Protection and Rescue Service District, under Chapter 2026-192, Laws of Florida. Passage needs a majority in both districts. The outcome is pending as of this update; see the Lee County Supervisor of Elections for the ballot language.

The Iona McGregor Fire District rate

The Iona McGregor Fire District line on the district 068 bill is 2.5000 mills for 2026. At its final hearing on September 24, 2026, the fire district set that rate, 0.19 percent below the rolled-back rate of 2.5047, and adopted a FY2026-27 budget of $44,810,207 by a 5 to 0 vote, per the district's meeting summary.

Insurance at the association level

The association's 2024 finance committee minutes show insurance expense over budget by $24,161 because of a fee increase. The master policy's type, flood coverage and wind deductible are not published; the certificate of insurance in the resale package states them. A unit owner carries an HO-6 policy for the parts of the unit the declaration assigns to the owner.

Do Florida's condo safety laws apply to Heritage Pointe?

Yes. Heritage Pointe's 11 buildings are four stories on the Lee County roll, and Florida's milestone inspection rule (section 553.899) and structural integrity reserve study rule (section 718.112(2)(g)) apply to condominium buildings of three or more stories. The filings themselves are not public, so a buyer asks the association for them. Data updated: October 2026.

The milestone inspection timeline

Section 553.899 requires a milestone structural inspection once a building reaches 30 years of age, or 25 years where a local agency sets the earlier date for conditions near the coast, and every 10 years after. Heritage Pointe buildings date from 2003 to 2005 on the county roll, so the 30-year milestone falls about 2033 to 2035, or about 2028 to 2030 on a 25-year schedule (our arithmetic from the county year built).

The structural integrity reserve study

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for buildings three stories or higher. Initial studies were due by December 31, 2025, and the statute sets an outer date of December 31, 2026. For budgets adopted on or after December 31, 2024, reserves for the study's items cannot be waived.

What the association minutes show about the buildings

The association's 2024 finance committee minutes record a $12,500 contract with a reserve advisor for the structural integrity reserve study, reserve loans repaid in full, an elevator piston replacement scheduled to begin in August 2024, and carport replacements under contract. Field reports from October 7, 2024 show Building 1 carports in progress. Whether the study is complete is not shown in the public record we read.

What to request for the unit you want

Ask for the current budget and reserve schedule, the structural integrity reserve study, any milestone inspection report, the last two years of board minutes, the master insurance certificate and the estoppel certificate. Florida law makes these association records, and the resale package is where a buyer sees them before the contract's review period ends.

Can you lease a Heritage Pointe condo?

Heritage Pointe condos can be leased with board approval. The association's April 27, 2023 minutes record the board approving ten upper-floor leases by a 6 to 0 vote, which shows leases go to the board. Minimum lease terms, rental caps and application fees sit in the recorded declarations and rules, which are not public.

How leases are approved

Each lease goes to the board, as the 2023 minutes show. The declarations for each Terrace, recorded at the book and page numbers listed above, and the association's current rules state the minimum lease term and the approval steps. Ask for both before you sign a contract if you plan to lease the unit.

Pets and occupancy rules

Pet limits and occupancy rules are not published by the association. They are written in the recorded declarations and the rules and regulations, which come in the resale package. Listing remarks about pets are not an association statement, so confirm the rule for the Terrace and unit you want.

Is Heritage Pointe a 55+ community?

Heritage Pointe has no recorded age restriction in any record we read. No 55+ rule appears in the county record or on the association's website. Under Florida Statutes section 760.29, a 55+ community needs a recorded instrument and published age-verification procedures, and the Terrace declarations were not read for this page.

How to confirm occupancy rules

The six Terrace declarations are indexed in the Lee County Clerk's official records at the book and page numbers in the governance section above. A buyer who needs certainty about occupancy rules should read the declaration for the Terrace and the association's current rules before the end of the contract's review period, rather than relying on a listing remark.

What amenities does Heritage Pointe have?

Heritage Pointe amenities are association property inside the condominium: a private lake, Landison Lake, a clubhouse, a pool, elevators in the four-story buildings and covered carports, according to the county record and the association's website and minutes. There is no golf course or golf club at Heritage Pointe in any first-party record.

Landison Lake and the lake views

The Lee County parcel record shows a lake view for all 383 units, and the county's parcel view description names the lake as Landison Lake. The association's website describes Heritage Pointe as "A Private Condominium Community Minutes From Fort Myers Beach." The lake and grounds are common elements, not part of any unit.

The clubhouse and pool

The clubhouse sits at the association's office address, 9010 Pointe Club Drive. The April 27, 2023 minutes set pool rules: no glass, shower first, no saving seats, no floats in season and no use after dark. Current hours and any added rules are posted by the association, so ask for the current set with the resale documents.

Elevators and carports

Every Heritage Pointe building is four stories, and the association's minutes record elevator work, including a piston replacement scheduled to begin in August 2024 and $1.7 million of the 2023 supplemental flood claim tied to elevators. A carport replacement project ran in 2024. The county roll shows no garages at Heritage Pointe.

Is Heritage Pointe gated?

The association's April 27, 2023 minutes record fence post and gate work, so Heritage Pointe has an entry gate on the association's record. Gate access rules, guest policies and hours are in the association's rules, not on a public page. Ask the association for the current gate and guest procedures.

Does Heritage Pointe have golf?

No. Heritage Pointe has no golf course or golf club in the association's website, the county zoning or the planned-development record. Search results about Heritage Pointe golf memberships refer to other communities. Nothing about golf appears on the Heritage Pointe cost ledger.

Telecom and other building rules

The April 27, 2023 minutes record the board pursuing a bulk telecom agreement with Hotwire Communications by a 5 to 1 vote, and a 48-inch height cap on air conditioning condensers. Whether cable and internet are included in the current dues is not shown in the public record; the budget and estoppel certificate state it.

Is Heritage Pointe in a flood zone?

Yes. Heritage Pointe is in FEMA Zone AE (Coastal Floodplain), a special flood hazard area, on panel 12071C0556G, effective November 17, 2022, with base flood elevations of 9 to 11 feet. A 30-parcel sample on FEMA's National Flood Hazard Layer returned Zone AE for all 30 units. Lee County places the community in Evacuation Zone A.

The FEMA panel and the base flood elevation

On Lee County's mirror of the flood insurance rate map, the community's median point is "AE-EL11," a base flood elevation of 11 feet under Letter of Map Revision 23-04-3191P, and polygons within 0.15 mile show 9, 10 and 11 feet (NAVD88). The point is outside the floodway, with no coastal high hazard area or limit of moderate wave action at the point. The community is in Lee County's flood insurance community, 125124.

The 2008 map and the change in elevation

The prior panel, 12071C0556F, effective August 28, 2008, showed Heritage Pointe in Zone AE with a 7 foot base flood elevation. The 2022 countywide map raised the base flood elevation to 9 to 11 feet, an increase of 2 to 4 feet. The elevation an insurer or lender uses for a building is on its elevation certificate.

Ground elevations around the buildings

Lee County's 2018 spot elevations within the community's footprint run about 4.5 to 8.3 feet, below the 9 to 11 foot base flood elevation. Ground elevation is not floor elevation: the lowest-floor elevation of each building is on its elevation certificate, which the association or the county floodplain office may hold.

The 30-parcel FEMA sample

Of 30 randomly drawn Heritage Pointe unit parcels checked on FEMA's National Flood Hazard Layer, all 30 were in Zone AE, with base flood elevations of 10 to 11 feet. A sample is a screen, not a determination: the map panel and an elevation certificate for the exact building decide flood insurance.

The March 2, 2027 map revision

FEMA's Letters of Final Determination list a Florida revision effective March 2, 2027, with a letter date of September 2, 2026, and Lee County's letter names Lee County (Unincorporated Areas), community 125124. Heritage Pointe is unincorporated, so the new maps cover its jurisdiction. Whether panel 0556 changes was not confirmed, so check the address again on Lee County's lookup after March 2, 2027.

Heritage Pointe evacuation zone

Lee County's evacuation layers place the community's median point in Surge Zone 1, county Evacuation Zone A, checked October 28, 2026. Zone A is the first zone Lee County orders to leave in a surge-driven evacuation. An evacuation zone measures storm surge exposure and is separate from a FEMA flood zone, so check the county's Zone A map before each storm season.

Hurricane Ian at Heritage Pointe

Hurricane Ian flooded first-floor units at Heritage Pointe in September 2022. The association's 2023 and 2024 minutes count 96 first-floor units, and by July 2024, 89 of 96 first-floor owners had signed releases. The April 27, 2023 minutes record a $4.7 million supplemental flood claim ($3 million mitigation and $1.7 million elevators) and a $1 million second wind payment, with $11 million more being pursued.

What the association record says about the rebuild

The association began separate Ian financial reporting in 2024, and its 2024 landscape renovation plan notes flood levels "shown as a water mark on the buildings" and that most of the grounds are in flood zone AE. The association's website posts the minutes and policy documents cited here. Ask the association for its storm claims history, repair records and insurance loss runs for the building you want.

Hurricane Ian in Lee County

The National Hurricane Center's report on Ian records inundation of 10 to 15 feet above ground on Fort Myers Beach and Estero Island and 5 to 8 feet up the Caloosahatchee River in Fort Myers, with 36 of 41 U.S. storm surge deaths in Lee County and at least 52,514 Lee County structures damaged. Those figures describe the coast and the river, not Heritage Pointe itself.

Hurricanes Helene and Milton in 2024

The National Hurricane Center measured 5.12 feet above mean higher high water at the Fort Myers tide gauge in Helene and 5.27 feet in Milton. The Florida Department of Environmental Protection recorded a Milton storm tide of 5.8 feet at Blind Pass. Damage at Heritage Pointe from either storm is not documented in the primary records we reviewed.

Damage records near Heritage Pointe

Lee County's damage inventory within 1.5 miles lists the Fort Myers Beach water reclamation facility administration building at 17155 Pine Ridge Road (Category E, saltwater surge, about $14,000,000) and a Harlem Heights Community Park maintenance building roof (about $22,000). The county's substantial damage estimate layer shows no records within 0.4 mile of the community's median point.

Flood insurance notes for Heritage Pointe buyers

Units in Zone AE carrying a federally backed mortgage need flood coverage, through the association's master policy for the building and a unit owner's policy for contents. Lee County's floodplain rules apply the 50 percent substantial improvement rule to repairs after damage. Get a quote, the building's elevation certificate and the master policy certificate before you make an offer.

Which schools serve Heritage Pointe addresses?

Heritage Pointe is in Lee County elementary proximity Zone O, middle Zone MM and the South 1 high school sub-zone for 2026-27, under the district's Student Enrollment Plan. Families rank choices among the schools in each zone, and seats are not guaranteed, so confirm any address with the district's school zone lookup.

How Lee County school choice works

The School District of Lee County assigns students through choice among the schools in a proximity zone, not to one neighborhood school. Zone O is code 10010, Zone MM is code 11008 and South 1 is code 921 on the county's 2026-27 proximity layer, queried October 28, 2026. Under the plan, the district does not provide transportation inside 2 miles. This describes the zone, not where any child is assigned.

The schools in each zone

Zone O elementary choices are Heights, Rayma C. Page, Tanglewood and Villas elementary schools. Zone MM middle choices are Cypress Lake Middle and Lexington Middle. South sub-zone 1 high school choices are Cypress Lake High, Dunbar High, Fort Myers High and South Fort Myers High. The plan file read may be the proposed version, so the district's lookup is the final word.

2026 school grades for the zone schools

School	2026 grade	2025 grade	2024 grade	Percent of points, 2026	Straight-line miles
Heights Elementary	A	B	B	62%	1.61
Rayma C. Page Elementary	A	A	A	69%	not measured
Tanglewood Elementary	B	A	B	60%	6.43
Villas Elementary	B	B	C	56%	6.28
Lexington Middle	B	C	B	61%	1.14
Cypress Lake Middle	A	A	A	69%	3.70
Cypress Lake High	A	B	B	65%	3.46
Fort Myers High	A	B	B	66%	not measured
South Fort Myers High	C	C	C	49%	5.88
Dunbar High	C	C	C	56%	not measured

Source: Florida Department of Education school grades file SchoolGrades26 (file dated September 1, 2026); Lee County 2026-27 proximity zones; straight-line miles from the Lee County school locations layer. Grades describe schools, change every year, and do not describe neighborhoods.

How the 2026 grade scale works

For 2026, the state's elementary scale gives an A at 62 percent of points or more and a B at 54 to 61 percent; middle schools need 64 percent for an A and 57 to 63 percent for a B; high schools need 65 percent for an A and 60 to 64 percent for a B. The district's July 1, 2026 release reported that no Lee County school received a D or F.

Other schools near Heritage Pointe

The nearest schools by straight line on the county layer are Lexington Middle at 16351 Summerlin Road (1.14 miles), Harlem Heights Community Charter (1.16 miles), Heights CareerTech Institute (1.37 miles), Summit Christian, a private school (1.52 miles), and Heights Elementary at 15200 Alexandria Court (1.61 miles). Fort Myers Beach Elementary is 3.50 miles away and is not in the community's zone.

Hospitals and fire stations near Heritage Pointe

Heritage Pointe is about 1.4 straight-line miles from HealthPark Medical Center, the nearest hospital and emergency room on the Lee County facility layer, and about 6 miles from Gulf Coast Medical Center. The nearest fire station is Iona-McGregor Station 75 on Pine Ridge Road, about 1.04 miles away. In an emergency, call 911.

Facility	Address	Straight-line miles
HealthPark Medical Center	9981 South HealthPark Dr	1.36
Golisano Children's Hospital of Southwest Florida	HealthPark campus	1.41
HCA Florida West Fort Myers Emergency	8919 College Pointe Ct	4.43
Gulf Coast Medical Center	13681 Doctors Way	5.99
Lee Memorial Hospital	downtown Fort Myers	9.66
Cape Coral Hospital	Cape Coral	9.71
Lee Health Fort Myers	Fort Myers	9.93

Source: Lee County Hospital and ER Locations layer, queried October 28, 2026; straight-line miles from the community's median parcel point. A drive is longer.

Fire stations near Heritage Pointe

Fire station	Address	Straight-line miles
Iona-McGregor Station 75	15660 Pine Ridge Rd	1.04
Fort Myers Beach Station 32	17891 San Carlos Blvd	1.52
Iona-McGregor Station 72	16551 McGregor Blvd	1.87
Iona-McGregor Station 73	15961 Winkler Rd	2.28
Fort Myers Beach Station 31		3.48
Iona-McGregor Station 74		4.23

Source: Lee County Fire Station Locations layer, queried October 28, 2026. The county fire district layer places Heritage Pointe in the Iona McGregor Fire District, the district on the November 3, 2026 merger ballot.

Where is Heritage Pointe?

Heritage Pointe is in south Fort Myers, ZIP 33908, on Lake Circle Drive off Pine Ridge Road near Summerlin Road, in unincorporated Lee County. By road from the community's median point, Fort Myers Beach and the Sanibel Causeway are each about 11 minutes and RSW airport about 26 minutes, off-peak. Data updated: October 2026.

From the median parcel point (26.49909, -81.93310), by road	Drive miles	Drive minutes	Straight-line miles
Bell Tower Shops area	5.2	10	6.1
Fort Myers Beach (Times Square area)	4.6	11	3.5
Sanibel Causeway (toll plaza area, Punta Rassa)	5.7	11	4.9
Downtown Fort Myers	11.3	23	10.7
Southwest Florida International Airport (RSW) terminal	14.4	26	11.3
Gulf Coast Town Center	13.8	30	9.2
Florida Gulf Coast University	15.2	30	10.3

Source: OSRM public routing from the median parcel point, October 28, 2026, free-flow speeds with no traffic model; straight-line miles from the Lee County parcel layer coordinates. The RSW route snapped about 367 meters off the terminal, so add 1 to 2 minutes. Season and road work add time.

Is Heritage Pointe in the City of Fort Myers?

No. The mailing city is Fort Myers for every unit, but all 383 units are in taxing district 068, unincorporated Lee County, with ULC zoning area on the county roll. That decides the millage, the permitting and code office, and the flood map community (Lee County Unincorporated Areas, 125124). Lee County, not the City, handles permits and code enforcement.

Zoning and the planned development

The county zoning layer shows Heritage Pointe in the Harbor Ridge RPD (formerly the Pine Ridge Comm Park IPD), a 38.44-acre residential planned development under case DCI2001-00026, first approved in 1988 under resolution Z88358 and listed as Approved. The county's planned development datasheet holds the case record.

Roads that serve Heritage Pointe

Pine Ridge Road and Summerlin Road frame the community in the legal descriptions and the planned-development map. The nearest Lee DOT item on the county's traffic mitigation layer is the protected-permissive left turns at Gladiolus Drive and Bass Road, complete. The county's road expansions layer returned no project within 2 to 3 miles.

What is changing near Heritage Pointe

Lee County's development layers, queried October 28, 2026, show several projects within about a mile. The four nearest residential projects total 872 planned units (our sum). A development order is permission, not construction, and statuses change.

Project	County case	What	Straight-line miles	Status
Heritage Isles	DOS2022-00134	336 multifamily units in 14 three-story buildings plus 104 attached homes on 44.32 acres	0.28	Permitting
Culver's, Summerlin	DOS2026-00022	Restaurant	0.28	Development order
Pine Ridge Estates	DOS2023-00157	282 multifamily units on 14.06 acres	0.36	Development order
Springhill Suites		120 rooms	0.56	Permitting
Kelly Road RPD	DCI2022-00044	Rezoning from RM-10 to RPD	0.79	Approved
Pine Ridge Mixed Use	DOS2021-00132	150 multifamily units	0.88	Permitting
Habitat Harlem Heights Phase 2	DOS2022-00164	150 units on 23.76 acres	0.89	Construction
Gulf Pointe Square	DOS2026-00058	350 multifamily units in 3 buildings and 2 commercial outparcels	1.34	Permitting

Source: Lee County Development Activity Projects, Development Orders and Zoning Cases layers, queried October 28, 2026. The table makes no prediction about traffic or values.

Heritage Isles is not Heritage Pointe

Heritage Isles, the nearest project on the county layers, is a separate apartment and attached-home development on Pine Ridge Road under case DOS2022-00134, about 0.28 mile from Heritage Pointe's median point. It has its own site plan and access points and is not part of the Heritage Pointe condominiums or the master association.

How Heritage Pointe compares with nearby condominium communities

Heritage Pointe recorded a $255,000 condominium median on the Lee County record in the latest 12 months, against $260,000 at Majestic Palms, $210,000 for Cinnamon Cove condominiums and $120,000 at Venetian Palms. The table compares them on one yardstick, qualified condominium sales over the same 12 months, with no verdict. Data updated: October 2026.

Lee County record, 12 months	Heritage Pointe	Majestic Palms	Cinnamon Cove	Venetian Palms
Homes on the county roll	383	430	769	327
Product	383 condominium	430 condominium	606 condominium, 163 single family	327 condominium
Year built (county)	2003 to 2005	2006 to 2023	1982 to 1990	2006
Median heated sq ft (condominium)	1,154	1,378	1,043	1,033
Condominium sales	19	23	45	15
Condominium median	$255,000	$260,000	$210,000	$120,000
Condominium median $ per heated sq ft	$215	$175	$211	$165
Prior 12-month condominium median	$256,250	$245,000	$214,000	$176,000
Change in condominium median	down 0.5 percent	up 6.1 percent	down 1.9 percent	down 31.8 percent
ZIP	33908	33908	33908	33907

Source: Lee County Property Appraiser sale and parcel files, DOR-qualified sales, 12 months September 26, 2025 to September 25, 2026 and the prior 12 months, indexes built October 27 and 28, 2026. Cinnamon Cove's row uses its condominium figures because it also has single-family homes; its change figure is our arithmetic. The table makes no recommendation.

How to read the comparison table

The four counts use each community's legal names on the county roll, so they can differ from association totals. Heritage Pointe has only two-bedroom units, while Majestic Palms and Venetian Palms mix one-, two- and three-bedroom plans, and floor plan mix and building age move every median. Venetian Palms' year is the county sale file's year, 2006.

Other nearby communities on this site

For more south Fort Myers choices, see Cinnamon Cove homes for sale and Crown Colony homes for sale, or browse all Fort Myers communities. Each page uses the same Lee County record and the same 12-month window, so the figures line up.

The history of Heritage Pointe

Heritage Pointe's land use dates to a 1988 planned development approval (resolution Z88358), updated under case DCI2001-00026. The master association was filed March 3, 2003, the six Terraces were built 2003 to 2005, and they merged into one association effective September 1, 2010. The original developer is not named in any primary source we read.

The planned development, 1988 to 2001

Lee County's planned development record shows the Harbor Ridge RPD, formerly the Pine Ridge Comm Park IPD, on 38.44 acres, with an initial approval in 1988 under resolution Z88358 and the 2001 case DCI2001-00026. The community's land was planned before the first condominium building went up.

Six Terraces built 2003 to 2005

The Terrace I association was filed February 5, 2003 and the master association on March 3, 2003. The county roll dates Terrace I to 2003, Terraces II and III to 2004, Terrace IV to 2004 and 2005, and Terraces V and VI to 2005. Unit 423 in Terrace II recorded its first sale on August 31, 2004, at $150,600 (OR Book 4438, Page 4516).

One association from 2010

The six Terrace associations merged into Heritage Pointe Master Association, Inc. under a merger filed August 26, 2010 and effective September 1, 2010. The association adopted Amended and Restated Bylaws dated May 31, 2012, and a holding company formed in 2013 was administratively dissolved on September 25, 2026.

Hurricane Ian and the years after

Hurricane Ian made landfall on September 28, 2022 and flooded Heritage Pointe's first-floor units. The association pursued flood and wind claims in 2023, began separate Ian financial reporting in 2024, and set July 31, 2024 as the deadline for first-floor owners to sign releases. The county sale record shows 23 sales at a $300,000 median in 2023.

Talk to a Domain Realty Group Heritage Pointe specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Heritage Pointe condos in all six Terraces on Lake Circle Drive, and our Fort Myers office is at 8290 College Parkway. We pulled every recorded Heritage Pointe sale on the Lee County file to build this page, and we can pull the same record for the exact building and floor plan you are weighing.

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

★★★★★ "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!"

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 Pointe home

Contact Domain Realty Group or call 239-441-2816, tell us the Terrace, floor plan and budget you have in mind, and an agent will send matching Heritage Pointe listings, the recent recorded sales in that building, and the estoppel, flood zone, insurance and board approval items to check. You can also search current listings any time.

Thinking of selling a Heritage Pointe home?

Heritage Pointe sellers can price against their own Terrace and floor plan's recorded sales rather than the community median, and the condo safety and insurance documents buyers now ask for shape the timeline. 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 Pointe homes for sale

These are the questions Heritage Pointe buyers ask most, answered from the Lee County record, Sunbiz, the association's minutes, FEMA's flood map, Lee County's millage rates and GIS layers, Florida statutes 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.

Where is Heritage Pointe in Fort Myers?

Heritage Pointe is on Lake Circle Drive off Pine Ridge Road in south Fort Myers, ZIP 33908, in unincorporated Lee County. The association office is at 9010 Pointe Club Drive. By road from the community's median point, Fort Myers Beach is about 11 minutes, downtown Fort Myers about 23 minutes and RSW airport about 26 minutes, off-peak.

How many condos are in Heritage Pointe?

The Lee County parcel file of October 25, 2026 lists 383 condominium units at Heritage Pointe, plus two common-element parcels. They sit in six Terrace condominiums and 11 four-story buildings. Florida's condominium registrations total 384 units; the one-unit difference is in Terrace IV, which shows 71 parcels against 72 registered units.

What is the median condo price in Heritage Pointe?

The median was $255,000 on the Lee County record, across 19 qualified sales in the 12 months through September 25, 2026, from $193,500 to $295,000. The 12 months before that recorded 16 sales at a $256,250 median, so the median moved down 0.5 percent. The 24-month median was also $255,000, on 35 sales.

How many Heritage Pointe condos sold in the last year?

Lee County recorded 19 qualified Heritage Pointe sales in the 12 months through September 25, 2026, up from 16 in the 12 months before that. Every one was a condominium resale. In calendar 2025 the county recorded 16 sales at a $243,500 median, and 17 sales were recorded in 2026 through August 31.

What is the highest price paid for a Heritage Pointe condo?

The highest qualified sale in the Lee County file is $400,000 for 16635 Lake Circle Dr 647, recorded September 23, 2022, a 1,154 square foot unit built in 2004. In the latest 12 months the top sales were two at $295,000, for unit 627 on April 9, 2026 and unit 530 on May 20, 2026.

What is the least expensive recent Heritage Pointe sale?

The lowest qualified sale in the latest 12 months was $193,500 for 16585 Lake Circle Dr 125 in Terrace I, a 1,121 square foot unit recorded October 21, 2025. The next lowest were $209,000 for unit 613 and $210,000 for unit 412, both 1,154 square feet, recorded in February 2026, per the Lee County file.

How big are Heritage Pointe condos?

Heritage Pointe units run from 1,121 to 1,418 heated square feet on the Lee County roll, with a median of 1,154. The 19 sales in the latest 12 months fell into three sizes: 1,121 square feet at a $220,000 median, 1,154 square feet at $253,500 and 1,303 square feet at $282,500, by our tally.

Are all Heritage Pointe condos two-bedroom?

Yes. All 383 Heritage Pointe units are two-bedroom condominiums on the Lee County roll, with no single-family homes, villas or townhomes. Heated areas differ by floor plan, from 1,121 to 1,418 square feet, so compare the plan size and floor level of each listing rather than the bedroom count.

What are the Heritage Pointe Terraces?

The Terraces are the six condominiums that make up Heritage Pointe: Terrace I (64 units, 2003), Terrace II (64, 2004), Terrace III (72, 2004), Terrace IV (71, 2004 to 2005), Terrace V (72, 2005) and Terrace VI (40, 2005). Each has its own recorded declaration, and all six merged into one association in 2010.

Which Terrace recorded the highest prices?

Terrace III recorded the two highest sales of the latest 12 months, $295,000 each, and a $285,000 median on four sales. Over 24 months Terrace VI's median was $280,000 on only three sales and Terrace III's was $270,000 on nine. A median of so few sales is a range, not a price.

What are the HOA fees at Heritage Pointe?

The Heritage Pointe Master Association does not publish its dues on a public page, so we do not print a figure from portals or directories. Dues are set by the association's budget and stated for each unit on its estoppel certificate, which Florida law requires within 10 business days of a request.

How do I find the exact dues for a Heritage Pointe unit?

Order the estoppel certificate during the contract period. Under Florida Statutes section 718.116 it states the unit's assessments and any balance, the fee is capped at $250, plus $150 if delinquent and $100 if expedited, and it is valid for 30 days if delivered electronically. Ask for the current budget too.

Who governs Heritage Pointe?

One association governs Heritage Pointe: Heritage Pointe Master Association, Inc., a Florida not-for-profit corporation filed March 3, 2003 under Sunbiz document N03000001866 and active. The six Terrace associations merged into it effective September 1, 2010, and its latest annual report was filed April 17, 2026. No community development district applies.

What is the property tax rate at Heritage Pointe?

Heritage Pointe units are in Lee County taxing district 068, Iona McGregor Fire, at 13.3623 mills for 2026, the adopted rate printed October 9, 2026. That is $1,336.23 per $100,000 of taxable value, down from 13.4125 mills in 2025. The unit is unincorporated, so no City of Fort Myers millage applies.

How much are property taxes on a Heritage Pointe condo?

At the 2026 roll's median taxable value of $192,177, Heritage Pointe property tax at 13.3623 mills is about $2,567.93 a year before non-ad valorem lines (our arithmetic). A homesteaded unit pays less: unit 423, with a $81,915 taxable value, works out to about $1,094.58. The tax bill for the exact unit is the final figure.

Does Heritage Pointe have a CDD?

No. The 2026 millage rates for taxing district 068 list county, school, fire, library, water management and special district lines but no community development district line, and no CDD is named for Heritage Pointe in the records we read. The tax bill's non-ad valorem section for the exact unit shows every assessment.

Is Heritage Pointe in the City of Fort Myers?

No. Heritage Pointe has a Fort Myers mailing address, but all 383 units are in unincorporated Lee County, taxing district 068, with ULC zoning area on the county roll. Lee County handles permits and code enforcement, and the flood map community is Lee County Unincorporated Areas, number 125124, not the City of Fort Myers.

What ZIP code is Heritage Pointe?

Every Heritage Pointe unit is in ZIP 33908, Fort Myers, Florida, on the Lee County roll. The association office is at 9010 Pointe Club Drive, Fort Myers, FL 33908, and the units sit at addresses from 16575 to 16685 Lake Circle Drive. Heritage Cove (33919) and Heritage Palms (33966) are other communities.

Is Heritage Pointe in a flood zone?

Yes. Heritage Pointe is in FEMA Zone AE on panel 12071C0556G, effective November 17, 2022, with base flood elevations of 9 to 11 feet, and all 30 units in a FEMA sample were Zone AE. The 2008 map showed 7 feet. A federally backed mortgage in Zone AE requires flood insurance.

What hurricane evacuation zone is Heritage Pointe in?

Lee County's evacuation layers place Heritage Pointe in Surge Zone 1, county Evacuation Zone A, checked October 28, 2026. Zone A is the first zone the county orders to leave in a surge-driven evacuation. The evacuation zone is separate from the FEMA flood zone, so check both for any address before storm season.

Did Heritage Pointe flood in Hurricane Ian?

Yes. Hurricane Ian flooded first-floor units in September 2022. The association's 2023 and 2024 minutes count 96 first-floor units and record a $4.7 million supplemental flood claim and a $1 million second wind payment. Upper floors were not described as flooded in those records. Ask for the building's repair and insurance records.

Will the 2027 flood map change Heritage Pointe?

It may. FEMA's letter dated September 2, 2026 makes new flood maps for unincorporated Lee County, community 125124, effective March 2, 2027, and Heritage Pointe is in that jurisdiction. Whether its panel, 12071C0556G, changes was not confirmed, so check the address on Lee County's flood zone lookup after that date.

Do milestone inspections apply to Heritage Pointe?

Yes. Florida Statutes section 553.899 requires milestone inspections of condominium buildings three stories or higher, and Heritage Pointe's 11 buildings are four stories. With the buildings dated 2003 to 2005, the 30-year milestone falls about 2033 to 2035, or about 2028 to 2030 where a local agency sets 25 years.

Does Heritage Pointe need a structural integrity reserve study?

Yes. Section 718.112(2)(g) requires the study for buildings three stories or higher at least every 10 years, with initial studies due by December 31, 2025. The association's 2024 minutes record a $12,500 contract with a reserve advisor for it. Ask for the completed study and the reserve schedule in the resale package.

Can I rent out a Heritage Pointe condo?

Yes, with board approval. The association's April 27, 2023 minutes record the board approving ten upper-floor leases by a 6 to 0 vote, which shows each lease goes to the board. The minimum lease term, rental caps and application fees are in the recorded declarations and rules, so request them before signing.

Are pets allowed at Heritage Pointe?

Heritage Pointe pet rules are not published by the association. They are written in the recorded declaration for each Terrace and in the association's rules and regulations, which come in the resale package. Listing remarks about pets are not an association statement, so confirm the current rule for the unit before you make an offer.

Is Heritage Pointe a 55+ community?

No recorded age restriction for Heritage Pointe appeared in the county record or on the association's website in the records we read. Florida law requires a recorded instrument and published age-verification procedures for a 55+ community. Read the Terrace declaration and current rules to confirm the occupancy rules for any unit.

Is Heritage Pointe gated?

Heritage Pointe has an entry gate on the association's record: the April 27, 2023 board minutes record fence post and gate work. Gate access rules, guest procedures and hours are in the association's rules rather than on a public page, so ask the association for the current procedures before you tour.

Does Heritage Pointe have a golf course?

No. Heritage Pointe has no golf course or golf club in the association's website, the county zoning or the planned-development record, and no golf membership appears on its cost ledger. Search results about Heritage Pointe golf memberships refer to other communities. The amenities are a private lake, a clubhouse and a pool.

What amenities does Heritage Pointe have?

Heritage Pointe amenities include Landison Lake, a private lake that every unit overlooks on the county roll, a clubhouse at 9010 Pointe Club Drive, a pool with posted rules, elevators in the four-story buildings and covered carports. The association's minutes record elevator and carport work in 2024. There is no golf course.

Which schools serve Heritage Pointe?

For 2026-27, Heritage Pointe is in elementary Zone O (Heights, Rayma C. Page, Tanglewood and Villas), middle Zone MM (Cypress Lake and Lexington) and the South 1 high school sub-zone (Cypress Lake, Dunbar, Fort Myers and South Fort Myers). Families rank choices, so confirm any address with the district's lookup.

How far is Heritage Pointe from Fort Myers Beach?

Fort Myers Beach's Times Square area is about 4.6 driving miles and 11 minutes from Heritage Pointe's median point, off-peak, by public routing on October 28, 2026, and 3.5 miles in a straight line. The Sanibel Causeway toll plaza area is about 5.7 driving miles and also about 11 minutes.

How far is Heritage Pointe from RSW airport?

Southwest Florida International Airport is about 14.4 driving miles and 26 minutes from Heritage Pointe's median point, off-peak, by public routing on October 28, 2026, and 11.3 miles in a straight line. The route snapped slightly off the terminal, so allow a minute or two more, and more in season.

What hospital is closest to Heritage Pointe?

HealthPark Medical Center at 9981 South HealthPark Drive is the nearest hospital and emergency room, about 1.36 straight-line miles from Heritage Pointe on the Lee County facility layer. Golisano Children's Hospital shares the campus. Gulf Coast Medical Center is about 5.99 miles away. In an emergency, call 911.

Is Heritage Pointe the same as Heritage Palms or Heritage Cove?

No. Heritage Pointe is the condominium community on Lake Circle Drive in ZIP 33908. Heritage Cove is a separate community in ZIP 33919 and Heritage Palms a separate community in ZIP 33966. Heritage Isles is a new apartment and attached-home project in permitting about 0.28 mile away on Pine Ridge Road.

What is being built near Heritage Pointe?

Lee County's development layers, queried October 28, 2026, show Heritage Isles (336 multifamily units and 104 attached homes, permitting) at 0.28 mile, Pine Ridge Estates (282 units, development order) at 0.36 mile and Pine Ridge Mixed Use (150 units, permitting) at 0.88 mile. Statuses change, and a development order is not construction.

Who built Heritage Pointe?

The original developer of Heritage Pointe is not named in any primary record we read, so we do not name one. The land use dates to a 1988 planned development approval, the master association was filed March 3, 2003, and the county roll dates the six Terraces to 2003 through 2005.

How do I see Heritage Pointe condos for sale?

Use the listing links at the top of this page for all Heritage Pointe condos for sale, sorted by price either way, or browse every Fort Myers condo for sale. Or call Domain Realty Group at 239-441-2816 for a saved search and the recent recorded sales in the building 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 Pointe's six Terraces 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, other brokerage, management company or law firm is cited, by policy. County sale and parcel data comes from the Lee County Property Appraiser's public files as indexed for this page on October 28, 2026, and web sources and county GIS layers were read or queried on October 27 and 28, 2026 unless another date is shown. Distances are straight-line from county parcel coordinates or open-data road routing, as labeled.

Figures on this page

Shopping Heritage Pointe condos for sale?

Tell us which Heritage Pointe Terrace, floor and price range you want, and we will send matching listings, the recent recorded sales in that building, and the estoppel, flood zone, insurance and board approval items to check before you tour.