Heritage Landing Homes for Sale
Heritage Landing homes for sale include coach homes, veranda and terrace condos and single family homes, all inside one gated golf community with a Heritage Landing Punta Gorda address: Punta Gorda FL 33955, in unincorporated Charlotte County off Burnt Store Road. Across 1,608 parcels on the county roll, Charlotte County recorded 138 qualified sales in the 12 months to August 31, 2026, at a $352,500 median, from a $168,000 terrace condo to a $960,000 single family home. For the wider market, start with our Punta Gorda homes for sale page.
Heritage Landing is not in the City of Punta Gorda. Every record on this page is a Charlotte County record, the special district on the tax bill is the Tern Bay Community Development District, and the water and sewer provider is Charlotte County Utilities.
We tracked every recorded Heritage Landing sale in the Charlotte County files to build this page, so every price below is a recorded sale, not an asking price. Active listings and days on market come from the MLS and refresh in the search below; this page's prices are recorded sales.
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 Landing buyers
Ten facts shape most Heritage Landing purchases: what the county recorded, which district and associations bill you, what Florida law gives a buyer in each kind of home, and which questions the public record cannot answer. Each point below is developed, with its source, further down the page. Data updated: October 2026.
- Charlotte County recorded 138 qualified Heritage Landing sales from September 2025 through August 31, 2026, at a $352,500 median and $211 per heated square foot. Builder-direct sales were 30 at a $435,000 median, and resales were 108 at $330,000.
- By home type, single family homes in Phases II and II-B were 41 sales at $460,000, Tern Bay single family homes 14 at $697,500 (all resales), coach homes 21 at $400,000, veranda condominiums 25 at $297,500 and terrace condominiums 37 at $235,000.
- 51 of the 138 sales were under $300,000 (37 percent), and 37 of those were terrace condominiums. 6 sales reached $750,000 or more, 5 of them in Tern Bay.
- Lennar built the current phases, and its community page read sold out in a capture archived February 14, 2026. The county file records no builder-direct sale in 2026 through August 31, so today's buyer is almost always buying a resale.
- The Tern Bay Community Development District adopted FY2027 operations and maintenance of $1,356.09 per unit (FY2026 was $800.00), plus Series 2022 debt of $995.68 to $1,849.13 by product. Totals run from $2,351.77 to $3,205.22 a year, collected on the Charlotte County tax bill.
- Tax district 162 carries 15.3705 mills for 2026 (15.0855 in 2025). On a $500,000 purchase with homestead, ad valorem tax is $7,060.69 before the district lines.
- Coach homes, veranda and terrace buildings are condominiums under Chapter 718, with a 7-day cancellation right on a resale. Single family and Tern Bay homes sit in a homeowners' association under Chapter 720.
- HUD's condominium search on October 28, 2026 shows only two Heritage Landing projects, Terrace II and Veranda III, both rejected with single-unit approval noted. The other 13 condominium associations have no HUD record.
- Master association dues, condominium dues and golf membership terms are not published by any first-party source we could read. Ask for the estoppel and the recorded declaration.
- We ran no measured flood zone sample. One county elevation certificate for a Phase II-A home shows zone AE with a 9 foot base flood elevation, and it describes one building, not the community.
Data updated: October 2026.
| Heritage Landing recorded sales | Sales | Median price | Median per heated sq ft | Price range |
|---|---|---|---|---|
| All homes, 12 months to August 31, 2026 | 138 | $352,500 | $211 | $168,000 to $960,000 |
| Builder-direct (estimate) | 30 | $435,000 | $198 | $168,000 to $670,000 |
| Resale | 108 | $330,000 | $216 | $184,500 to $960,000 |
| Single family, Phases II and II-B | 41 | $460,000 | $213 | $350,000 to $960,000 |
| Tern Bay single family | 14 | $697,500 | $314 | $465,000 to $815,000 |
| Coach homes | 21 | $400,000 | $206 | $275,000 to $460,000 |
| Veranda condominiums | 25 | $297,500 | $210 | $205,000 to $357,500 |
| Terrace condominiums | 37 | $235,000 | $199 | $168,000 to $285,000 |
| All homes, 24 months to August 31, 2026 | 469 | $299,000 | $205 | $165,000 to $960,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built October 28, 2026, newest qualified sale August 31, 2026. DOR-qualified improved sales over $1,000; multi-parcel deeds excluded. Builder-direct is our estimate: a parcel's first qualified sale recorded within one year of its year built.
Over 24 months, 287 of the 469 sales were builder-direct and 182 were resales at a $342,500 median. The mix shifted from new homes to resales as the builder sold out.
Heritage Landing homes for sale right now
Every active Heritage Landing listing is in the searches below, drawn over the community's gates. Active listings and days on market come from the MLS and refresh in the search below; this page's prices are recorded sales. This page prints no active count, because the count changes daily and the search always shows the current one. Data updated: October 2026.
The search frame is a rectangle, not a gate line, so a few results at its edges may sit outside the community. Check the address and the subdivision name on each listing.
Search condos and coach homes
Open the Heritage Landing condos and coach homes for sale search to see veranda and terrace buildings and coach homes, which the county and the state both treat as condominium units. For condominiums outside the community, our Punta Gorda condos for sale page covers the rest of the city.
Search single family homes
The Heritage Landing single family homes for sale search covers the detached homes in Phases II and II-B and in the Tern Bay section. To see everything at once, open the all Heritage Landing homes for sale search. Some coach homes are filed in the MLS under other property types, so run both searches if you want every home.
Which Heritage Landing is this page about?
This page covers the gated Heritage Landing golf community in unincorporated Charlotte County, mailing address Punta Gorda FL 33955. Our county figures cover 1,608 roll parcels under 18 plat designators: single family Phases II and II-B (338 built homes and 14 vacant lots), the Tern Bay single family plat (231 homes), coach homes I to V (268), veranda I to IV (288), terrace I to VI (420) and 49 common area, tract and other parcels.
The Tern Bay plat is the Tern Bay Golf and Country Club Resort plat, which sits inside the Heritage Landing development of regional impact that Charlotte County Resolution 2019-134 renamed from Tern Bay to Heritage Landing. It shares the same Tern Bay Community Development District, so we count it. The separate neighboring subdivision of 151 parcels in tax district 104 is a different place with its own district and is not counted here.
Other places are also called Heritage Landing, including a community in St. Johns County, Florida that has its own community development district and website. This page is the Punta Gorda community, its district is the Tern Bay Community Development District at ternbaycdd.org, and any budget or assessment from a differently located district does not apply. For the lot market nearby, see our Punta Gorda land and lots page.
Data updated: October 2026.
What kinds of homes are for sale in Heritage Landing?
Heritage Landing mixes five kinds of home under one master association and one special district. They differ in size, age, insurance, maintenance and financing, so the first step is to know which kind you are looking at and which association documents come with it. The county data carries no bedroom or bathroom counts for any Heritage Landing parcel, so layouts below come from the builder's published ranges and from the listing itself. Data updated: October 2026.
| Product type | Parcels on the roll | Median heated sq ft | Years built | 12-month sales | 12-month median |
|---|---|---|---|---|---|
| Single family, Phases II and II-B | 338 built, 14 vacant | 2,238 | 2021 to 2025 | 41 | $460,000 |
| Tern Bay single family | 231 | 2,449 | 2006 to 2023 | 14 | $697,500 |
| Coach homes I to V | 268 | 1,749 | 2007, 2019 to 2025 | 21 | $400,000 |
| Veranda condominiums I to IV | 288 | 1,366 | 2021 to 2025 | 25 | $297,500 |
| Terrace condominiums I to VI | 420 | 1,154 | 2020 to 2025 | 37 | $235,000 |
| Vacant lots, Phases II and II-B | 14 | not applicable | not applicable | 0 | not counted |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built October 28, 2026. Year ranges come from the roll's year built field; the vacant lots are counted from the parcel roll and had no qualified sale in the window.
Single family homes
The 338 built single family homes in Phases II and II-B sit on individual lots and were built from 2021 to 2025. Heated area runs from 1,835 to 3,090 square feet with a 2,238 square foot median. In the last 12 months 41 sold at a $460,000 median ($213 per square foot), from $350,000 to $960,000, and 24 of the 41 were builder-direct sales. Over 24 months 116 sold at $480,000.
The Tern Bay Community Development District groups single family homes by lot width: Executive homes on 40 to 50 foot lots (210 units), Manor homes on 51 to 60 foot lots (199) and Estate homes on 61 to 70 foot lots (160). Your lot class sets your district debt assessment, so read the listing for lot width. As single family homes, these sit in a homeowners' association rather than a condominium.
Tern Bay homes
The Tern Bay plat holds 231 single family homes built from 2006 to 2023, with heated area from 1,799 to 2,595 square feet and a 2,449 square foot median. It is the highest priced part of the community: 14 sales in the last 12 months at a $697,500 median ($314 per square foot), from $465,000 to $815,000, every one of them a resale. Over 24 months 27 sold at $750,000.
Of the 231 homes, 204 carry a pool flag on the county roll, and all 14 of the last year's buyers purchased a home with a pool. Whether a Tern Bay lot belongs to the Heritage Landing Master Association and how golf membership attaches to it are questions for the recorded declaration and an estoppel, not for the plat name.
Coach homes
Coach homes are attached homes with a private entrance and an attached garage, held as condominium units in five associations (Coach Homes I to V). The county counts 268 of them, with a 1,749 square foot median and a range of 1,741 to 2,222 square feet. Most were built from 2019 to 2025, and the 20 units of Coach Homes II date from 2007.
In the last 12 months 21 coach homes sold at a $400,000 median ($206 per square foot), from $275,000 to $460,000. Of the 21, 20 were resales at $404,000. Over 24 months 75 sold at $330,000, of which 42 were builder-direct.
Veranda condominiums
Veranda buildings hold 12 units each under the district's budget, in four associations (Veranda I to IV), 288 units in all, built from 2021 to 2025. Heated area runs from 1,350 to 1,569 square feet with a 1,366 square foot median. In the last 12 months 25 sold at a $297,500 median ($210 per square foot), from $205,000 to $357,500, and 23 of them were resales at $300,000.
Over 24 months 106 verandas sold at $265,000. Veranda IV, the newest, recorded 65 sales in 24 months, 63 of them builder-direct, and 4 in the last 12 months at $237,500.
Terrace condominiums
Terrace buildings hold 30 units each under the district's budget, in six associations (Terrace I to VI), 420 built units. They are the smallest and lowest priced homes in the community, with heated area from 1,120 to 1,301 square feet and a 1,154 square foot median. In the last 12 months 37 terrace units sold at a $235,000 median ($199 per square foot), from $168,000 to $285,000.
Of the 37 sales, 34 were resales at $237,500 and 3 were builder-direct at $185,000. The state condominium register lists more Terrace VI units than the county roll shows built, so a recorded unit is not always a finished one.
Vacant lots
The county roll shows 14 vacant lots left in Phases II and II-B, and no qualified vacant lot sale was recorded in the last 24 months, so there is no lot median to publish. A lot buyer needs the association's architectural guidelines, the flood zone and elevation requirement and the district's assessment before pricing a build. Our Punta Gorda land and lots page covers lot buying in the wider area.
Floor plans and sizes as the builder published them
Lennar's archived pages marketed Heritage Landing from about 1,100 to about 3,400 square feet, with 2 to 4 bedrooms. By collection the published ranges were Terrace 1,120 to 1,301 square feet, Veranda 1,355 to 1,569, Coach Homes 1,741 to 2,110, Executive Homes 1,850 to 2,247, Manor Homes 2,245 to 3,332 and Estate Homes 2,395 to 3,473. The four Executive plans were the Victoria at 1,850, the Angelina at 2,061, the Isabella at 2,246 and the Maria at 2,247 square feet.
This is builder marketing from archived pages dated 2022 to 2025, not a current offering, and several collections have since sold out. Plan names are reused in other Lennar communities, so match a plan to a Heritage Landing address before you rely on it. For exact heated area, use the county figure on the listing or the county record.
What do Heritage Landing homes cost? Recorded prices by home type
Every price here is a recorded sale from the Charlotte County Property Appraiser files, counted from September 2025 through August 31, 2026 unless the heading says otherwise. The county files carry no buyer type flag, so we estimate builder-direct sales as a parcel's first qualified sale recorded within one year of its year built. No multi-parcel deed distorted the 12-month figures, and 2 improved rows in the 24-month window were excluded for that reason. Data updated: October 2026.
Recorded sales in the last 12 months by home type
| Home type | Sales | Median price | Median per heated sq ft | Low | High |
|---|---|---|---|---|---|
| Single family, Phases II and II-B | 41 | $460,000 | $213 | $350,000 | $960,000 |
| Tern Bay single family | 14 | $697,500 | $314 | $465,000 | $815,000 |
| Coach homes | 21 | $400,000 | $206 | $275,000 | $460,000 |
| Veranda condominiums | 25 | $297,500 | $210 | $205,000 | $357,500 |
| Terrace condominiums | 37 | $235,000 | $199 | $168,000 | $285,000 |
| All homes | 138 | $352,500 | $211 | $168,000 | $960,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built October 28, 2026. Sale dates come from the county sales file.
The same market over the 24 months to August 31, 2026 shows 469 sales at a $299,000 median ($205 per square foot, $165,000 to $960,000). By type, single family homes recorded 116 sales at $480,000, Tern Bay 27 at $750,000, coach homes 75 at $330,000, veranda condominiums 106 at $265,000 and terrace condominiums 145 at $235,000.
Prices by plat
A community median hides the differences between buildings, so this table lists every plat with its own sales. With one to seven sales, a median is a rough guide, not a price list.
| Plat | Product | 12-month sales | 12-month median | Median per sq ft | 24-month sales | 24-month median |
|---|---|---|---|---|---|---|
| Phase II | Single family | 16 | $520,000 | $242 | 25 | $525,000 |
| Phase II-B | Single family | 25 | $447,700 | $206 | 91 | $465,000 |
| Tern Bay | Single family | 14 | $697,500 | $314 | 27 | $750,000 |
| Coach Homes I | Coach home | 7 | $450,000 | $218 | 12 | $458,500 |
| Coach Homes II | Coach home | 2 | $392,500 | $203 | 2 | $392,500 |
| Coach Homes III | Coach home | 3 | $430,000 | $209 | 9 | $445,000 |
| Coach Homes IV | Coach home | 7 | $355,000 | $172 | 23 | $330,000 |
| Coach Homes V | Coach home | 2 | $302,500 | $173 | 29 | $285,000 |
| Veranda I | Veranda | 5 | $300,000 | $219 | 15 | $340,000 |
| Veranda II | Veranda | 9 | $330,000 | $223 | 14 | $349,500 |
| Veranda III | Veranda | 7 | $249,000 | $175 | 12 | $268,750 |
| Veranda IV | Veranda | 4 | $237,500 | $173 | 65 | $240,000 |
| Terrace I | Terrace | 9 | $235,000 | $209 | 18 | $245,000 |
| Terrace II | Terrace | 6 | $259,250 | $214 | 12 | $267,500 |
| Terrace III | Terrace | 4 | $240,500 | $210 | 9 | $240,000 |
| Terrace IV | Terrace | 1 | $280,000 | $215 | 5 | $280,000 |
| Terrace V | Terrace | 6 | $235,000 | $186 | 9 | $235,000 |
| Terrace VI | Terrace | 11 | $200,000 | $171 | 92 | $210,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built October 28, 2026. Plat names follow the county roll; the Tern Bay row is the Tern Bay Golf and Country Club Resort plat.
The newest buildings carry the lowest per square foot prices. Terrace VI at $171, Coach Homes IV at $172, Veranda IV at $173 and Coach Homes V at $173 were built from 2023 to 2025 and had most of their sales as builder-direct sales over 24 months, which is why their 24-month counts (92, 23, 65 and 29) dwarf their 12-month counts.
Builder-direct and resale
In the 12 months to August 31, 2026, 30 of the 138 sales were builder-direct at a $435,000 median, and 108 were resales at $330,000. Builder-direct sales are 22 percent of the 12-month total but 61 percent of the 24-month total, which shows how quickly the builder's sales faded. By product, the 12-month builder-direct counts were single family 24 of 41, Tern Bay 0 of 14, coach homes 1 of 21, veranda condominiums 2 of 25 and terrace condominiums 3 of 37.
Single family resales cost more than builder sales: 17 resales at $530,000 ($246 per square foot) against 24 builder-direct sales at $446,350 ($204). Coach home resales were 20 at $404,000, and terrace resales were 34 at $237,500. The lender, appraiser and tax assessor all treat a resale price as market evidence, so a resale buyer here is usually paying a market price rather than a builder's list price.
How prices moved, 2022 to 2026
| Year | All sales | All median | Single family (Phases II and II-B) | Tern Bay | Coach | Veranda | Terrace |
|---|---|---|---|---|---|---|---|
| 2022 | 180 | $310,300 | 2 at $528,350 | 10 at $758,750 | 44 at $400,000 | 45 at $305,000 | 79 at $280,000 |
| 2023 | 308 | $334,500 | 7 at $716,000 | 14 at $745,000 | 75 at $399,000 | 96 at $326,250 | 116 at $273,100 |
| 2024 | 271 | $322,000 | 31 at $560,000 | 15 at $725,000 | 59 at $390,000 | 87 at $305,000 | 79 at $256,000 |
| 2025 | 302 | $285,000 | 98 at $462,500 | 6 at $795,000 | 47 at $299,000 | 65 at $240,000 | 86 at $210,000 |
| 2026 through August 31 | 91 | $330,000 | 13 at $530,000 | 14 at $697,500 | 15 at $360,000 | 22 at $298,750 | 27 at $235,000 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built October 28, 2026. Calendar-year counts, not 12-month windows.
Sales volume peaked in 2023 at 308 and stood at 302 in 2025. The all-sales median fell from $334,500 in 2023 to $285,000 in 2025 as builder-direct condominiums and coach homes took a larger share, then moved back up to $330,000 for 2026 as all 91 recorded sales were resales. A median also moves with the mix, so a year with more terrace sales reads lower than a year with more Tern Bay sales.
Price bands
| Price band | All homes | Single family | Tern Bay | Coach | Veranda | Terrace |
|---|---|---|---|---|---|---|
| Under $300,000 | 51 | 0 | 0 | 1 | 13 | 37 |
| $300,000 to $399,999 | 25 | 4 | 0 | 9 | 12 | 0 |
| $400,000 to $499,999 | 34 | 22 | 1 | 11 | 0 | 0 |
| $500,000 to $749,999 | 22 | 14 | 8 | 0 | 0 | 0 |
| $750,000 and up | 6 | 1 | 5 | 0 | 0 | 0 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built October 28, 2026; 12 months to August 31, 2026.
Terrace and veranda condominiums fill the lower bands: 37 percent of all sales were under $300,000, 18 percent were $300,000 to $399,999, 25 percent were $400,000 to $499,999, 16 percent were $500,000 to $749,999 and 4 percent were $750,000 and up.
The highest and lowest recorded sales
| Date | Address | Product | Price | Heated sq ft | Year built |
|---|---|---|---|---|---|
| 2026-06-01 | 15052 River Birch Ct | Single family, Phase II | $960,000 | 2,811 | 2022 |
| 2026-01-09 | 25162 Longmeadow Dr | Tern Bay | $815,000 | 2,449 | 2022 |
| 2026-03-20 | 25013 Oak Hammock Ct | Tern Bay | $787,000 | 2,461 | 2021 |
| 2026-08-31 | 25024 Longmeadow Dr | Tern Bay | $760,000 | 2,461 | 2023 |
| 2026-01-15 | 25168 Golden Fern Dr | Tern Bay | $760,000 | 2,427 | 2023 |
| 2026-04-29 | 25186 Keygrass Ct | Tern Bay | $750,000 | 2,477 | 2022 |
| 2026-02-27 | 15097 River Birch Ct | Single family, Phase II | $735,000 | 2,957 | 2022 |
| 2026-04-10 | 25228 Longmeadow Dr | Tern Bay | $710,000 | 2,243 | 2022 |
| 2026-03-13 | 25121 Golden Fern Dr | Tern Bay | $705,000 | 2,239 | 2019 |
| 2026-03-11 | 25084 Golden Fern Dr | Tern Bay | $690,000 | 2,224 | 2021 |
Source: Charlotte County Property Appraiser public roll and recorded sales, local index built October 28, 2026. The ten highest recorded sales in the 12 months to August 31, 2026. All ten were resales.
The ten lowest sales ranged from $168,000 to $205,000, and all were terrace or veranda condominiums of 1,120 to 1,355 square feet. The lowest was a $168,000 builder-direct sale of a 1,120 square foot Terrace VI unit in November 2025, followed by $184,500 for a 1,154 square foot Terrace V resale in August 2026. Six of the ten lowest were Terrace VI units. A low price here usually reflects a small unit, so compare the price per square foot and the association's budget before treating it as a bargain.
Price per square foot by home type
Across 138 sales the median was $211 per heated square foot. Terrace condominiums sold at $199, coach homes at $206, veranda condominiums at $210, Phase II and II-B single family homes at $213 and Tern Bay homes at $314. By plat, the range ran from $171 at Terrace VI to $314 at Tern Bay. Price per square foot is a county-area figure, so it ignores lot, view and finish.
Pool and lake or preserve frontage
The county roll flags pools and water frontage. A pool flag appears on 239 of the 338 built single family homes and on 204 of the 231 Tern Bay homes. Among the 41 single family sales, 26 had a pool at a $502,500 median, and 15 without one sold at $447,700. The roll's waterfront flag marks lake or preserve frontage, not open water: it is set on 239 single family homes, 147 Tern Bay homes, 165 coach homes, 275 veranda units and 280 terrace units, and it applied to 32 of the 41 single family sales, 9 of 14 Tern Bay sales, 17 of 21 coach sales, 24 of 25 veranda sales and 18 of 37 terrace sales. It is a county flag and not an MLS waterfront type.
Why this count differs from other Heritage Landing counts
Different sources print different Heritage Landing totals because they draw different boundaries. Ours is 1,608 roll parcels and 138 sales, with the Tern Bay plat included and the separate neighboring subdivision excluded. A count that leaves out Tern Bay would show 1,370 parcels and 124 sales at a $332,500 median, and one that counts only the later phases would be smaller still. Compare boundary and window before comparing numbers, and remember that MLS counts differ from county counts because builder-direct sales are rarely listed.
What does the Tern Bay CDD add to a Heritage Landing tax bill?
Every Heritage Landing home sits inside the Tern Bay Community Development District, a special district that builds and maintains roads, drainage, gates, landscaping and preserves and charges each unit a yearly assessment on the Charlotte County tax bill. For FY2027 that assessment rose sharply, and it is larger than the county millage change, so a buyer comparing carrying costs should read the district's numbers before the tax rate. Data updated: October 2026.
Who the district is
The Tern Bay Community Development District was established by Florida Land and Water Adjudicatory Commission rule 42VV-1.001, effective September 15, 2004, under F.S. 190.005, and it covers about 1,778.78 acres. It is an independent special district under Chapter 190, not a Charlotte County department and not an owners' association. The district's own website calls the community Heritage Landing (Tern Bay CDD) and posts budgets, notices and meeting agendas at ternbaycdd.org.
The board meets on the third Wednesday of each month at 9:00 a.m. at the Heritage Landing Clubhouse, 14571 Heritage Landing Boulevard, and the next meeting listed is November 18, 2026. The meetings are open to the public, which is where the FY2028 budget will take shape in spring 2027. The district manager is PFM Management Services.
FY2027 assessments by product
The district adopted its FY2027 budget on July 22, 2026. Operations and maintenance is the same for every unit type; the debt line depends on the product and, for single family homes, the lot width. The fiscal year runs October 1 to September 30, and the FY2027 amounts appear on the November 2026 tax bill.
| Product | Units on the O&M roll | O&M FY2026 | O&M FY2027 | Series 2022 debt | Total FY2026 | Total FY2027 |
|---|---|---|---|---|---|---|
| Terrace (30-unit buildings) | 420 | $800.00 | $1,356.09 | $995.68 | $1,795.68 | $2,351.77 |
| Veranda (12-unit buildings) | 288 | $800.00 | $1,356.09 | $1,066.80 | $1,866.80 | $2,422.89 |
| Coach homes | 268 | $800.00 | $1,356.09 | $1,209.04 | $2,009.04 | $2,565.13 |
| Executive homes (40 to 50 foot lots) | 210 | $800.00 | $1,356.09 | $1,564.65 | $2,364.65 | $2,920.74 |
| Manor homes (51 to 60 foot lots) | 199 | $800.00 | $1,356.09 | $1,706.89 | $2,506.89 | $3,062.98 |
| Estate homes (61 to 70 foot lots) | 160 | $800.00 | $1,356.09 | $1,849.13 | $2,649.13 | $3,205.22 |
Source: Tern Bay CDD adopted FY2027 budget (July 22, 2026), rate tables; totals are our addition of the district's two published rates. Series 2022 debt rates are the same in FY2026 and FY2027.
The district's budget lists 1,562 units and lots on the operations roll, including 17 commercial or office lots. Some Coach and Estate units are not on the Series 2022 debt roll, and an older Series 2005A bond is assessed on a small group of parcels, so ask whether a specific parcel carries a second debt line. The totals above do not include a Series 2005A line.
Why the operations line rose
Operations and maintenance rose from $800.00 to $1,356.09 per unit, an increase of $556.09 or 69.5 percent. The district's June 2026 homeowner notice and budget explain the rise: FY2026 spending drew $678,899 from reserves, the budget adds gate replacement capital of $135,000, and FY2027 starts a $300,000 reserve contribution described as a fund for hurricane cleanup and restoration. The notice also describes a cleanout of 167 storm inlets and sidewalk repairs.
The district also published a cap for notice purposes of $1,750.00 per unit. A cap tells the district it need not mail new hearing notices if a later rate stays under it; it is a notice device, not a forecast. The budget for FY2027 totals $2,139,313, and on-roll assessments of $2,118,212 compare with $1,249,598 in FY2026.
How the assessment is collected
The district places its assessments on the Charlotte County property tax bill as non-ad valorem lines, separate from the millage lines. A 4 percent discount applies to a November payment, with 3 percent in December, 2 percent in January and 1 percent in February, and the bill is delinquent after April 1. A mortgage escrow collects the whole bill, so the district assessment reaches you as part of the monthly payment.
The assessment is a lien like a tax. F.S. 190.048 requires a specific disclosure statement in the contract for the initial sale of a unit in a district. That rule covers the builder's first sale, not a resale, so a resale buyer should find the district through the tax bill, the title commitment, the estoppel and the district's own budget.
The name trap
A search for "Heritage Landing CDD" often returns a different district in St. Johns County, Florida, with its own budgets and its own county. None of its numbers apply here. The district for Heritage Landing in Punta Gorda is the Tern Bay Community Development District at ternbaycdd.org, and the county on its tax bills is Charlotte County.
What does it cost to own in Heritage Landing?
The monthly cost of a Heritage Landing home has six parts: property tax, the Tern Bay district assessment, utilities, insurance, association dues and optional club charges. The first four can be priced from public sources, and the dues are not published, so this section prices what can be priced and tells you to ask for the rest. We tracked the 2025 and 2026 final millage for tax district 162 and the district's adopted FY2027 rates to build the tables. Data updated: October 2026.
Property tax and tax district 162
Every Heritage Landing parcel is in tax district 162, plain unincorporated Charlotte County with no city levy. The 2026 final total is 15.3705 mills, up from 15.0855 in 2025 (an increase of 1.9 percent).
| Millage line, district 162 | 2025 final | 2026 final |
|---|---|---|
| County general fund | 6.0394 | 6.1275 |
| County law enforcement | 2.1449 | 2.3578 |
| County lighting | 0.1907 | 0.1907 |
| Environmentally Sensitive Lands | 0.2000 | 0.2000 |
| West Coast Inland Navigation | 0.0394 | 0.0394 |
| Southwest Florida Water Management | 0.1831 | 0.1831 |
| School, state law | 3.0400 | 3.0240 |
| School, local board | 3.2480 | 3.2480 |
| Total | 15.0855 | 15.3705 |
Source: Charlotte County Property Appraiser 2025 and 2026 final rate charts, tax district 162. School millage totals 6.2720 for 2026 and non-school millage totals 9.0985.
The county also bills a solid waste assessment for improved residential parcels, but we could not retrieve the dollar amount from a county source, so no total below includes it. Read the line on the November bill.
Worked first-year tax bills
These examples use the 2026 millage and assume the sale price becomes the assessed value; the county's just value on 96 recent Heritage Landing single family sales ran at a median 1.041 times the sale price. The additional homestead exemption is $26,411 for 2026, and the first $25,000 applies to all levies.
| Purchase price | Homestead ad valorem | Non-homestead ad valorem | Homestead saving | Monthly, homestead | Monthly, non-homestead |
|---|---|---|---|---|---|
| $350,000 | $4,755.11 | $5,379.68 | $624.57 | $396.26 | $448.31 |
| $500,000 | $7,060.69 | $7,685.25 | $624.56 | $588.39 | $640.44 |
| $750,000 | $10,903.31 | $11,527.88 | $624.57 | $908.61 | $960.66 |
Source: Charlotte County Property Appraiser 2026 final rate chart; Florida Statutes 196.031; Florida Department of Revenue exemption forms. Calculation is ours.
For the $500,000 homestead example, the school taxable value is $500,000 minus $25,000, or $475,000, at 6.2720 mills for $2,979.20. The non-school taxable value is $500,000 minus $25,000 minus $26,411, or $448,589, at 9.0985 mills for $4,081.49. The two add to $7,060.69. The county assesses after the sale, so your bill will not match the seller's. A buyer who closes in 2027 does not get homestead on the first bill, because the exemption depends on owning and occupying the home on January 1.
The bill with the district lines added
The district assessment arrives on the same bill. These totals add the FY2027 district rate for the product a buyer at that price would plausibly hold; the product-to-price match is our assumption, so replace it with the actual product or lot width.
| Example | District product | Ad valorem, homestead | District FY2027 | Total, homestead | Total, no exemption |
|---|---|---|---|---|---|
| $350,000 coach home | Coach | $4,755.11 | $2,565.13 | $7,320.24 | $7,944.81 |
| $350,000 terrace condominium | Terrace | $4,755.11 | $2,351.77 | $7,106.88 | $7,731.45 |
| $500,000 single family home | Executive | $7,060.69 | $2,920.74 | $9,981.43 | $10,605.99 |
| $750,000 single family home | Estate | $10,903.31 | $3,205.22 | $14,108.53 | $14,733.10 |
Source: Charlotte County Property Appraiser 2026 final rate chart; Tern Bay CDD adopted FY2027 budget. Excludes the solid waste assessment, any Series 2005A line and the early-payment discount.
From 2025 to 2026 the millage change added about $127.43 to the $500,000 homestead example, while the district's operations line added $556.09. For a Heritage Landing buyer, the district change was about four times the millage change.
Homestead and Amendment 3
A Florida homestead exemption applies to your permanent residence as of January 1. Save Our Homes caps the yearly rise in a homestead assessment, and the cap resets on a sale under F.S. 193.155, so the seller's bill is not yours. A non-homestead property has a 10 percent annual cap that also resets on a change of ownership. A 4 percent discount applies to taxes paid in November. A statewide property tax measure, Amendment 3, appears on the November 3, 2026 ballot; the examples here use current law.
Water, sewer and electric
Charlotte County Utilities provides water and sewer; the county's own resolution says the utility has capacity to serve the entire Heritage Landing development. Florida Power and Light is the electric provider by the evidence we found, and the district's budget carries FPL street light charges. Confirm service by address.
For 2026, a single family home using 8,000 gallons a month pays about $188.45 for water and sewer: a $26.77 water base, a $5.02 customer charge, $6.84 per 1,000 gallons for the first block and $7.86 for the next, a $47.26 sewer base and $6.58 per 1,000 gallons. A condominium unit on multi-family rates using 4,000 gallons pays about $115.25, with an $18.73 water base and a $37.82 sewer base. Usage is our assumption, and a building master meter may change the arrangement, so ask the association what it includes.
FPL's residential tariff effective January 2026 has a $10.52 monthly base charge and clauses that bring the all-in rate to about 12.298 cents per kWh for the first 1,000 kWh. Before taxes and fees, 1,000 kWh costs $133.50, 1,500 kWh costs $204.99 and 2,000 kWh costs $276.48. FPL's own typical 1,000 kWh bill for 2026 is $136.64 with taxes.
Homeowners and condominium insurance
Citizens Property Insurance's 2026 recommended average premiums for Charlotte County, for policies from June 1, 2026, are county averages and not quotes. They are $2,994 for a homeowners policy (HO-3, down 2.4 percent) and $1,460 for a condominium unit-owner policy (HO-6, down 11.1 percent, from only 104 policies). Wind-only averages are $5,202 for a house (HW-2) and $2,526 for a condominium unit (HW-6).
Most Heritage Landing buildings date from 2019 to 2025, which affects roof and wind factors, but we have no Heritage Landing specific premium. Get a quote with the roof age and a wind mitigation inspection, which Citizens and private insurers use for credits. The current uniform mitigation form is OIR-B1-1802.
Flood insurance and the CRS discount
Unincorporated Charlotte County is in FEMA's Community Rating System at Class 5, which gives a 25 percent discount on National Flood Insurance Program policies in the special flood hazard area. The discount applies to NFIP policies only, and a private flood policy is priced separately. Flood insurance is required with a federally backed mortgage in a special flood hazard area and optional elsewhere. FEMA's Risk Rating 2.0 prices each building, so get a quote for the exact address.
Association and club dues
We could not find a first-party dollar figure for the Heritage Landing Master Association, for any of the condominium associations or for golf and social membership. The master association publishes a login-gated page and a resale packet that lists a $50 non-refundable processing fee, but no dues. Real estate portals print dues figures, but they are not first-party and we do not repeat them. The route to the real number is an estoppel certificate and the recorded declaration, as the sections on condominiums and homeowners' associations explain.
A monthly cost table before association dues
| Monthly estimate | $350,000 coach home | $500,000 single family | $750,000 single family |
|---|---|---|---|
| Property tax, homestead | $396.26 | $588.39 | $908.61 |
| Tern Bay district, FY2027 | $213.76 | $243.40 | $267.10 |
| Electric (assumed usage) | $136.64 | $204.99 | $276.48 |
| Water and sewer (assumed usage) | $115.25 | $188.45 | $188.45 |
| Insurance (Citizens county average, not a quote) | $121.67 | $249.50 | $249.50 |
| Total, homestead | $983.58 | $1,474.73 | $1,890.14 |
| Total, no exemption | $1,035.63 | $1,526.78 | $1,942.19 |
| Master association dues | ask | ask | ask |
| Condominium association dues | ask | not applicable | not applicable |
| Golf or social membership | ask | ask | ask |
| Solid waste assessment | ask (on the November bill) | ask | ask |
Source: tax lines from the Charlotte County Property Appraiser 2026 final rate chart; district lines from the Tern Bay CDD adopted FY2027 budget; utility lines from Charlotte County Utilities and FPL 2026 rate schedules; insurance from Citizens 2026 recommended county averages (the coach column uses the HO-6 average). Before association dues, flood insurance, internet and club charges.
Closing costs
Florida charges documentary stamp tax on a mortgage note at 0.35 percent (F.S. 201.08) and an intangible tax of 0.2 percent on the mortgage (F.S. 199.133). Deed stamps are 0.70 percent (F.S. 201.02) and the contract decides who pays; under the standard residential contract the seller customarily does. Title insurance premiums are set by the state (F.S. 627.782 and Rule 69O-186.003): the owner's policy is $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 above, and a simultaneous lender's policy is $25.
| Purchase price, 80 percent loan | Deed stamps (per contract) | Mortgage stamps | Intangible tax | Owner's title policy | Lender-side buyer costs | With owner's policy |
|---|---|---|---|---|---|---|
| $350,000 | $2,450 | $980 | $560 | $1,825 | $1,565 | $3,390 |
| $500,000 | $3,500 | $1,400 | $800 | $2,575 | $2,225 | $4,800 |
| $750,000 | $5,250 | $2,100 | $1,200 | $3,825 | $3,325 | $7,150 |
Source: Florida Statutes 201.02, 201.08, 199.133 and 627.782; Florida Administrative Code 69O-186.003. Lender-side buyer costs are mortgage stamps, intangible tax and the $25 lender's policy. Excludes title search and closing fees, recording fees, lender fees, inspections, prepaids and escrows.
Buying a Heritage Landing condo or coach home
A Heritage Landing condominium or coach home is only as sound as its association's budget, records and building, and Florida law now gives a buyer specific documents and a specific cancellation window. Because nearly every building here was finished from 2019 to 2025, the old-building problems of older Florida condominiums are less likely, but financing, reserves and warranty dates still differ building by building. Data updated: October 2026.
Which homes are condominiums
Coach homes, veranda buildings and terrace buildings are all condominiums under Chapter 718. The Florida Department of Business and Professional Regulation (DBPR) condominium register lists 15 associations with Heritage Landing in the name: Coach Homes I to V (5), Terrace I to VI (6) and Veranda I to IV (4). Single family homes in Phases II and II-B and in Tern Bay are platted lots in a homeowners' association under Chapter 720.
A condominium owner therefore sits in at least three layers: the condominium association, the Heritage Landing Master Association and the Tern Bay Community Development District. The golf club is a separate corporation. Ask each layer for its budget, and use the estoppel's list of all other associations to find them all.
Your 7-day cancellation right on a resale condo
On a resale condominium, you can cancel the contract within 7 days (excluding Saturdays, Sundays and legal holidays) after you sign it and receive the association documents, under F.S. 718.503 as changed by the 2025 law HB 913. A purported waiver has no effect, and the right ends at closing. A buyer of a new unit directly from the developer has a separate 15-day period, which matters only if a unit is still unsold by the builder.
A single family home in an owners' association does not carry this right; it has a 3-day right described in the next section. A condominium buyer does not get the second right on top of the first.
Milestone and structural reserve study questions
A milestone inspection is a structural inspection required by F.S. 553.899 for condominium buildings of three or more habitable stories, due by December 31 of the year a building reaches 30 years of age and then every 10 years. A structural integrity reserve study (SIRS) is a reserve plan for the roof, structure, plumbing and other major components of buildings of three or more stories under F.S. 718.112.
Coach homes are two-story buildings and verandas have two floors, so these rules do not appear to cover them. The terrace buildings are taller multi-unit buildings, and we could not confirm their habitable story count, so confirm whether the building has three or more habitable stories and ask whether its SIRS is complete and funded. Even where the height rules do not apply, a developer's turnover inspection report is a required document under F.S. 718.301 and F.S. 718.503 for turnovers on or after July 1, 2023.
Documents to ask for before you offer
Ask for these before you commit, and read them rather than skimming:
- the declaration of condominium, articles, bylaws and rules, including any rental and pet limits
- the current budget, reserve schedule and annual financial statements
- the milestone inspection summary and the SIRS, or the association's statement that it has not completed one
- the turnover inspection report, if turnover took place on or after July 1, 2023
- the Heritage Landing Master Association documents and its resale packet
- an estoppel certificate from the condominium association and one from the master association
- the master insurance certificate and the deductible
- board minutes for the last 12 months, for any talk of assessments or litigation
Source: Florida Statutes 718.503, 718.301, 718.116, 553.899 and 718.112 (2025 editions), flsenate.gov.
Financing, HUD and Fannie Mae
Lenders approve the building, not just you. HUD's condominium search on October 28, 2026 lists two Heritage Landing projects: Terrace II (rejected March 2023 record, single-unit approval noted) and Veranda III (rejected February 20, 2026, single-unit approval noted). The other 13 Heritage Landing associations have no HUD record, so no project is on HUD's approved list. An FHA buyer can seek a single-unit approval, which caps FHA-insured units at 10 percent of a project, and the lender completes Form HUD-9991. Neither record carries a leasing restriction comment.
Conventional loans follow Fannie Mae and Freddie Mac project rules. Fannie Mae Lender Letter LL-2026-03, dated March 18, 2026, retired Limited Review for applications on or after August 3, 2026 and raises the replacement reserve test from 10 to 15 percent of budgeted assessment income for applications on or after January 4, 2027. Under Selling Guide B4-2.1-03, a project with critical repairs or safety litigation can be ineligible. We did not run any Heritage Landing building through a lender tool, so ask a lender to check the building before you pay for inspections.
Warranties on newer buildings
Florida's statutory condominium warranty, F.S. 718.203, runs from completion of each building and passes to later owners. The unit warranty is 3 years from completion of the building. The roof, structure and building systems warranty is 3 years from completion or 1 year after owners take control of the association, whichever is later, and never more than 5 years. A resale buyer takes what remains, and the clock is measured from the building, not your closing date, so ask for the certificate of occupancy date.
Lennar publishes a limited warranty of 1 year for workmanship, 2 years for mechanical systems and 10 years for structure on its warranty page, but that page does not say whether it transfers to later owners or covers condominiums. Ask for the written terms. Florida's 2025 builder warranty law, F.S. 553.837, covers single family homes and one- to four-unit buildings but not condominiums.
Rental and pet rules
We found no first-party rental or pet rule for any Heritage Landing condominium. The declarations are recorded with the Charlotte County Clerk and held by each association, and listing remarks vary and are not rules. The only first-party rental fact is the golf club's: an owner may transfer golf privileges to a tenant for a minimum of 31 days or one month, up to 12 transfers in 12 months, and the club bans pets inside the Club. Ask each association for its rental minimum, any cap on leases and its pet limits in writing before you offer.
Buying a Heritage Landing single family or Tern Bay home
A single family or Tern Bay home is owned outright with its lot, inside the Heritage Landing Master Association, and the buyer's protections come from Chapter 720 rather than Chapter 718. The structure is simpler than a condominium, but the lot width sets the district debt, the declaration sets the rules and the golf question depends on the recorded documents. Data updated: October 2026.
The HOA disclosure summary under 720.401
Under F.S. 720.401, a prospective parcel owner must be given a disclosure summary before signing a contract, supplied by the seller if the seller is not the developer. If the summary was not provided before the contract, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and the right cannot be waived but ends at closing. It is a 3-day right that exists only when the summary was not given in time.
Estoppel certificates
An association must deliver an estoppel certificate within 10 business days of a request under F.S. 720.30851 for a homeowners' association and F.S. 718.116(8) for a condominium. The fee is capped at $250, with $100 more for delivery within 3 business days and up to $150 more if amounts are delinquent. The certificate lists what is owed, whether a capital contribution, resale or transfer fee is due, open rule violations and a list of all other associations the owner belongs to. It is valid for 30 days when delivered by hand or electronically and 35 days by mail.
The Heritage Landing Master Association is managed by ICON Management. Its resale packet asks the new owner to submit a registration form, a pet registration form if applicable and a golf cart registration form if applicable, along with the purchase agreement and a $50 non-refundable processing fee, at least 30 days before closing. The packet is a registration checklist and does not say the association approves buyers.
Architectural rules and deed restrictions
Exterior changes, fences, pools and tree work are usually subject to architectural review, but we did not find the association's architectural guidelines on any first-party site. The recorded declaration of covenants and its amendments are in Charlotte County Official Records. Ask for the guidelines with the estoppel before you plan a repaint, a pool or a screen enclosure, and read the use and occupancy limits before the inspection period ends.
If the home is in the preserve and conservation areas, new clearing, tree removal or lot work in buffers needs county and association approval, because the recorded conservation easements and the district's buffers stay with the land.
Golf membership and the declaration
Golf membership is not automatic for every Heritage Landing home. The club's rules define membership "as set forth in the Declaration" and tell members to read the rules with the declaration's covenants, so the recorded documents for your specific home decide whether a membership attaches. A district supervisor said in public comment on July 22, 2026 that there are 800 golf members.
Lennar's archived pages said all residents receive a social membership with a home purchase, and its 2022 coach home and Manor home collection pages carried the line "Golf Membership Included In Fees". Those are dated builder statements, not current club statements, and the same pages did not make that claim for other collections. Membership varies by home, so get the declaration, the estoppel and the club's written terms before you offer.
Builder warranty on a first sale after July 2025
F.S. 553.837, effective July 1, 2025, gives a one-year builder warranty on a newly constructed single family home that stays with the home if it is sold. Ask whether the builder warranty is still running and how to submit a claim.
Golf, clubhouse and amenities
Heritage Landing is organized around an 18-hole golf course and a club with a pool, dining, courts and a fitness center. What the club publishes about the course and its rates is specific; what it does not publish is membership dues and which homes carry a membership, which the recorded declaration decides. Everything below is from the club, the builder or the county, with the source named. Data updated: October 2026.
The course
The club's course page lists an 18-hole, par 71 course with Champion Paspalum on greens, tees and fairways, remastered by Gordon G. Lewis (the club's spelling) from the earlier Tern Bay layout. The course reopened as Heritage Landing Golf and Country Club on December 6, 2019, and Lennar announced the 18-hole course open on February 27, 2020. The county's development order for the community allows two nine-hole courses on 215 acres.
| Tee | Rating and slope | Yardage |
|---|---|---|
| Black | 73.9 / 130 | 7,122 |
| Blue | 70.3 / 123 | 6,367 |
| Blue and White (men) | 68.6 / 122 | 6,041 |
| White | 67.4 / 114 | 5,732 |
| Gold (men) | 63.7 / 103 | 5,060 |
| Red (women) | 63.8 / 107 | 4,363 |
Source: Heritage Landing Golf and Country Club course page, retrieved October 29, 2026. The club lists additional combination tees; this table shows six.
Public play and the 2026 rate sheet
The club's rates page says public guests may call the golf shop to book two days in advance, and tee times use the club's reservation system. The 2026 rate sheet is published as an image, includes 7 percent Florida sales tax, and says rates are subject to change without notice. It has separate rows for members, tenants, social residents and public play.
| 2026 rate, per round | Jan to Apr | May to Oct | Nov and Dec |
|---|---|---|---|
| Member, 18 holes | $30 | $30 | $30 |
| Member, 9 holes | $20 | $20 | $20 |
| Member, walking | $10 | $10 | $10 |
| Tenant, 18 holes | $75 | $40 | $55 |
| Tenant, 9 holes | $40 | $30 | $40 |
| Social resident, 18 holes | not offered | $50 | not offered |
| Social resident, 9 holes | not offered | $35 | not offered |
| Public play, 18 holes, no walking | $149 | $79 morning, $59 afternoon | $110 morning, $90 afternoon |
Source: Heritage Landing Golf and Country Club 2026 rate sheet, page modified May 11, 2026. These are per-round rates, not membership dues.
The same sheet lists a handicap service at $45 a year, a range pass at $10 a day, $50 a month or $500 a year, bag storage at $149 a year, a $75 guest pass for members, and transfer fees when an owner delegates golf privileges to a tenant: $200 for one month, $200 for two months and $400 for three or more. Social members and tenants cannot buy guest passes.
Membership categories as published
The rate sheet shows Member, Tenant and Social rows, which tells a buyer that the club has distinct categories. It does not publish an initiation fee, annual golf dues, social membership dues or a transfer fee on sale. The rules say an owner may transfer privileges to a tenant for at least 31 days, up to 12 times in 12 months, that the owner's own access is suspended during the transfer, that personal golf carts are not allowed on the course and that pets are not allowed within the Club.
Dues are in the purchase documents. Ask the master association's manager and the club in writing, and treat any figure in a portal or a social media post as unverified.
Clubhouse and hurricane refuge standard
The club describes a resort-style pool with gradual entry and lap lanes, a total of three restaurants including an outdoor pool cafe, two full-service bars, tennis, pickleball and bocce courts, a fitness center, an aerobics room and a full-service spa. We print no court counts, because the sources we found disagree. The district operates the guard-gated entry through a contractor and posts a welcome center schedule on its website.
Charlotte County's development order, Resolution 2022-146, requires the clubhouse to be built to American Red Cross publication 4496 hurricane standards with emergency generators and offered as a post-storm refuge, with the express limit that it "will not be able to accommodate all residents." The same order requires the district to run a hurricane preparation and shelter information program.
Lakes, preserves and protected land
The development order records about 865 acres of saltwater wetlands next to Charlotte Harbor that will be placed under a permanent conservation easement or conveyed to the State of Florida, at least 205 acres of upland preservation and buffers, and at least 105 acres of lakes for water management. A 22-acre upland area in the southeast holds a gopher tortoise population and the beautiful pawpaw and is under a conservation easement that prohibits buildings.
A deed restriction requires "absolute, total and unchanged preservation of the viewshed" from Heritage Landing to Charlotte Harbor. The district maintains about 193.63 acres of 30 foot wetland and conservation easement buffers. Those are recorded land protections, not promises, and a resale buyer inherits them with the home.
Is Heritage Landing in a flood zone?
We ran no measured sample of flood zones across Heritage Landing buildings, so this page does not report a percentage or a community zone. Part of the community is mapped in an AE zone with a stated base flood elevation, and other parts may be mapped differently, so the answer for a given home comes from its exact address and, where one exists, its elevation certificate. Data updated: October 2026.
How to check an address
Use FEMA's Map Service Center to look up the flood zone for the exact address, then use Charlotte County's Forerunner elevation certificate portal, which is free, to see the zone, base flood elevation and any certificate on file. The county holds elevation certificates for structures in the special flood hazard area from 1984 forward, which covers all Heritage Landing construction. Ask the seller for the certificate, the flood insurance declarations page and any claim history.
Charlotte County's current flood insurance rate map and study became effective December 15, 2022, as reported by the county, and the county's flood page also offers a preliminary map application, so FEMA may be revising county maps. Check the county's flood page for the current status before you rely on a map date.
The one elevation certificate we found
One county elevation certificate, certified December 20, 2023 for a residential building in Heritage Landing Phase II-A, shows zone AE, a base flood elevation of 9 feet and a lowest floor of 9.8 feet. It cites FEMA letter of map revision case 23-04-1652P, effective October 13, 2023. That is one building, so it shows that a map revision exists for part of the area, not the zone of any other home.
Zone X is not no-risk
A property mapped in zone X is outside the special flood hazard area, so flood insurance is not required by a federally backed lender, but the risk is reduced and not eliminated. Homes in zone X flood, and a policy is still available and often inexpensive relative to a loss. Never read a lender's lack of a requirement as a statement that a home will not flood.
The 50 percent rule
Charlotte County's 50 percent rule applies to buildings in FEMA high-risk zones (A and V), not X or D. If the cost of an improvement or repair reaches 50 percent of the structure's market value, which excludes the land, the building must meet current Florida Building Code standards including elevation. The county's own illustration is a $250,000 structure with a $125,000 threshold. Ask the county before planning a large remodel.
Evacuation zones
We do not list an evacuation zone for the community, because Charlotte County maps five evacuation zones by address and states that zones are not based solely on elevation. Use the county's Know Your Zone page or the state's lookup for the exact address, and read the county's evacuation guidance before hurricane season.
Storms and drainage
We found no Heritage Landing community notice reporting building damage from Hurricanes Ian, Helene or Milton. That is a search result and not proof, so ask the association for claim and repair history on the specific building. The district's June 2026 notice says a cleanout of 167 storm inlets was done and that street flooding in heavy rain has been "fully resolved." We print no storm surge heights, because no first-party source states a measurement for this community.
Charlotte County also completed a Burnt Store drainage study in May 2026 covering the watershed from the Lee County line north. It treats Heritage Landing as a planned development in its buildout model and gives no Heritage Landing specific recommendation in the material we read.
Where is Heritage Landing, and what is nearby?
Heritage Landing is on the west side of Burnt Store Road in unincorporated Charlotte County, with a Punta Gorda 33955 mailing address and its gate on Heritage Landing Boulevard. Daily life runs along Burnt Store Road and US 41: downtown Punta Gorda and the airport are to the north and east, while the closest emergency rooms are in Port Charlotte and Cape Coral. The nearest neighbor with a marina is the Burnt Store Marina community to the south, covered on our Burnt Store Marina homes and condos for sale page. Data updated: October 2026.
Drive times
| Destination | Road distance | Free-flow drive time |
|---|---|---|
| Charlotte Harbor Preserve State Park, Burnt Store Rd entrance | about 3 miles | 5 to 6 minutes |
| Downtown Punta Gorda, City Hall | about 9.5 miles | 15 to 16 minutes |
| Punta Gorda Airport | about 9 miles | 16 to 17 minutes |
| Fishermen's Village | about 9 miles | 16 to 17 minutes |
| Cape Coral City Hall | about 18 to 19.5 miles | 28 to 30 minutes |
| Downtown Fort Myers | about 20 to 23 miles | 33 to 34 minutes |
| Southwest Florida International Airport (RSW) | about 38 to 42 miles | 42 to 50 minutes |
| Sarasota City Hall | about 62 miles | 67 to 77 minutes |
| Tampa City Hall | about 112 miles | 108 to 128 minutes |
Source: routes computed October 29, 2026 from 14611 Heritage Landing Blvd with two free-flow routing engines (OSRM and Valhalla); each range spans the two results. No live or seasonal traffic is modeled, and winter traffic on Burnt Store Road and US 41 will add time.
Hospitals and emergency care
| Facility | Road distance | Free-flow drive time |
|---|---|---|
| AdventHealth Port Charlotte, 2500 Harbor Blvd | about 14 miles | 23 to 25 minutes |
| HCA Florida Fawcett Hospital, Port Charlotte | about 14 miles | 23 to 25 minutes |
| HCA Florida Cape Coral Emergency | about 16 to 17 miles | 23 to 26 minutes |
| Cape Coral Hospital, Lee Health | about 19.5 to 20.5 miles | 30 to 32 minutes |
Source: routes computed October 29, 2026 from the Heritage Landing gate area; facility addresses from each operator's location page. For a medical emergency, call 911.
Punta Gorda has no open hospital. ShorePoint Health Punta Gorda was permanently closed, and AdventHealth's purchase of the site closed March 1, 2025. AdventHealth announced plans for emergency care in Punta Gorda on September 5, 2025, and has published no opening date.
Groceries and everyday shopping
The nearest supermarkets are about 6 miles away: the Publix at Burnt Store Marketplace, 3941 Tamiami Trl (9 to 10 minutes), and a Walmart Supercenter at 5001 Taylor Rd (9 to 11 minutes). A second Publix at Punta Gorda Crossing is about 8 miles away (12 to 13 minutes), and a Winn-Dixie on Bermont Rd is about 12 miles away (15 to 18 minutes). No grocery store sits inside Heritage Landing.
Boating
Heritage Landing is inland and has no marina or boat dock that any first-party source mentions, so ask the association about private docks, kayak launches or boat storage. The district maintains a canoe and kayak launch path into the preserve. Safe Harbor Burnt Store, the marina at Burnt Store Marina, is about 4.2 miles away in a straight line.
Public ramps are farther: Laishley Park Marina in Punta Gorda, which the city describes as having 85 boat slips and a public boat launch, is about 9.5 miles (16 to 18 minutes). Ponce de Leon Park ramp is about 11.5 miles (21 to 23 minutes), the Burnt Store Boat Ramp in Cape Coral about 12 miles (15 to 18 minutes) and the Harbour Heights Park ramp about 15 miles (21 to 24 minutes). The Punta Gorda Isles canal system, not Heritage Landing, is the saltwater-access boating area for the Punta Gorda ramps.
Burnt Store Road
Burnt Store Road is the main north-south route. Charlotte County's draft impact fee study of August 28, 2026 shows the Charlotte stretch widened to four lanes except about 0.21 mile near the Lee County line. On the Lee County side, FDOT granted design concept acceptance on August 5, 2025 for widening Burnt Store Road from Van Buren Parkway to the Charlotte County line, a 5.7 mile stretch (FPID 436928-1). That is planning approval, not construction.
Charlotte County Ordinance 2026-024, adopted July 28, 2026, approved the Sage Pointe planned development across Burnt Store Road from Heritage Landing and requires a traffic signal at Burnt Store Road and Heritage Landing Boulevard. The county adopted a preferred alignment on September 24, 2024 for the Tuckers Grade Extension and East-West Connector, but design, right of way and construction are not funded.
Who provides services
| Service | Provider |
|---|---|
| Local government | Charlotte County, unincorporated |
| Law enforcement | Charlotte County Sheriff's Office |
| Fire and EMS | Charlotte County Fire/EMS; Station 5 at 15200 Burnt Store Rd is the nearest listed station, about 1.7 road miles and 3 to 4 minutes from the gate area |
| Water and sewer | Charlotte County Utilities |
| Electric | Florida Power and Light (confirm by address) |
| Trash | Charlotte County residential curbside program (confirm assessment status on the tax bill) |
| Special district | Tern Bay Community Development District |
| Schools | Charlotte County Public Schools, assigned by address |
| Punta Gorda, ZIP 33955 |
Source: Charlotte County, Charlotte County Utilities, Charlotte County Public Schools and Tern Bay CDD service pages, retrieved October 29, 2026. Which station responds first to a given address is not published on the station page.
Schools
Charlotte County Public Schools assigns students by home address using attendance zones. Check the district's boundary locator at yourcharlotteschools.net/73177_3 with the exact address; the locator may ask you to verify you are human before it returns a result. We do not print school names or ratings here, because zones can be redrawn.
Internet
Providers vary by address, and some associations include internet or cable in their dues. Check which providers serve the exact address on the FCC National Broadband Map at broadbandmap.fcc.gov.
Buying in Heritage Landing with Domain Realty Group
Domain Realty Group has been the #1 team in Southwest Florida since 2012, with offices in Bonita Springs, Naples and Fort Myers. We can pull the same Charlotte County record used on this page for the exact building, unit and street you are considering, and show you what the neighbors paid. Data updated: October 2026.
Domain Realty Group is led by Jesse McGreevy and Marc Comisar and carries $2.5 billion in team production. On a Heritage Landing condominium or coach home that means reading the estoppel, the budget, the reserve study and the Tern Bay district assessment before you are committed. On a single family or Tern Bay home it means reading the declaration, the golf membership terms and the elevation certificate, then pricing your offer against recorded sales, not list prices.
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Meet the team on our agents page, read our client reviews or learn more about Domain Realty Group.
Domain Realty Group 239-441-2816
Offices in Bonita Springs, Naples and Fort Myers:
- Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
- Naples: 9180 Galleria Ct #200, Naples, FL 34109
- Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919
Brokered by Domain Realty, a licensed Florida real estate brokerage. Jesse McGreevy, Florida license SL3101296. Marc Comisar, broker associate, Florida license BK3060671. All agents are licensed Florida real estate professionals.
Domain Realty Group agents who live in or work the Punta Gorda area
- Jesse McGreevy and Marc Comisar lead Domain Realty Group.
- Lindsey Moffat-Ridge and Jordan Ridge are Babcock Ranch specialists, per their own agent pages.
- Jason Peterson, Christina Walsh-Peterson and Jake Comisar are Domain Realty Group agents.
Ready to tour Heritage Landing homes?
Tell us your price range, the home type and the building or neighborhood you are drawn to, and a Domain Realty Group agent will line up showings in one trip and arrange gate access. Start with the Heritage Landing homes for sale search, contact Domain Realty Group or call 239-441-2816. Domain Realty Group, the #1 team in Southwest Florida since 2012, will take it from there.
Thinking of selling in Heritage Landing?
If you own here and are weighing a sale, our seller guide for Heritage Landing from Jesse and Marc's McGreevy and Comisar team shows where your home stands against these recorded sales. Seller preparation is mostly paperwork: order the condominium association packet and estoppel early, assemble the milestone and reserve study records where they exist, and gather the elevation certificate, the master association registration forms and the Tern Bay district assessment history, because every serious buyer will ask for them.
Frequently asked questions about Heritage Landing homes for sale
These answers cover location, inventory, recorded prices, the Tern Bay district, associations, condominium law, taxes, insurance, flood, golf and services at Heritage Landing. Every figure comes from the Charlotte County files, the state, FEMA, the district, the club or the utilities, with its source in the list at the end. Data updated: October 2026.
What county is Heritage Landing in?
Heritage Landing is in unincorporated Charlotte County, Florida. Its mailing address is Punta Gorda FL 33955, but it is not inside the City of Punta Gorda. Charlotte County Property Appraiser records, Charlotte County property tax in district 162, Charlotte County Utilities service and the Charlotte County Sheriff's Office apply, and no city levy appears on the tax bill.
Is Heritage Landing in the City of Punta Gorda?
No, Heritage Landing is outside the City of Punta Gorda. It has a Punta Gorda mailing address, and downtown Punta Gorda is about 9.5 road miles away, or 15 to 16 minutes in free-flow routing. Because it is unincorporated, no City of Punta Gorda millage applies. District 162 totals 15.3705 mills for 2026, against 16.8148 in the city's districts.
Is this the same Heritage Landing as the one in St. Augustine?
No, they are different places. A Heritage Landing community in St. Johns County, Florida has its own community development district, budgets and county. The Heritage Landing in Punta Gorda is in Charlotte County, and its special district is the Tern Bay Community Development District at ternbaycdd.org. Check the county, the district name and ZIP code 33955 before comparing fees or prices.
What was Heritage Landing called before?
Heritage Landing was called Tern Bay before 2019. Charlotte County Resolution 2019-134, adopted October 8, 2019, renamed the Tern Bay development of regional impact as Heritage Landing, with Lennar Homes as the applicant. The community development district kept the Tern Bay name, which is why the district, one plat and the tax bill lines still say Tern Bay.
How many homes are for sale in Heritage Landing right now?
The count changes daily and comes from the MLS, so use the live search on this page for the current number. Recorded sales give the scale: Charlotte County recorded 138 qualified sales in the 12 months to August 31, 2026, so the market turns over roughly 11 or 12 homes a month. Days on market also come from the MLS.
What do homes in Heritage Landing cost?
The median recorded sale in the last 12 months was $352,500, at $211 per heated square foot. Terrace condominiums sold at a $235,000 median, veranda condominiums at $297,500, coach homes at $400,000, single family homes at $460,000 and Tern Bay homes at $697,500. Prices ranged from $168,000 to $960,000, and 51 of the 138 sales were under $300,000.
What types of homes are in Heritage Landing?
Heritage Landing has five kinds of home: single family homes in Phases II and II-B, Tern Bay single family homes, coach homes, veranda condominiums and terrace condominiums. The county roll counts 338 built single family homes, 231 Tern Bay homes, 268 coach homes, 288 veranda units and 420 terrace units, plus 14 vacant lots. Coach, veranda and terrace homes are condominiums.
How many homes are in Heritage Landing?
Heritage Landing has 1,545 homes on the county and district rolls: 338 single family homes, 231 Tern Bay homes, 268 coach homes, 288 veranda units and 420 terrace units. The county roll lists 1,608 parcels in all because it also counts 14 vacant lots and 49 common area, tract and other parcels. The state condominium register can list more units than are built.
What are the highest and lowest recorded sales?
The highest recorded sale in the last 12 months was $960,000 for a Phase II single family home on June 1, 2026. The lowest was $168,000 for a 1,120 square foot terrace condominium on November 5, 2025. Tern Bay homes made up eight of the ten highest sales, and terrace units made up most of the ten lowest.
Is Lennar still selling new homes in Heritage Landing?
Lennar's community page read sold out, with no homes available, in a capture archived February 14, 2026, and the county file records no builder-direct sale in 2026 through August 31. The county shows a Phase III plat recorded August 24, 2026, but we found no builder, schedule or product for it, so treat any future phase as unconfirmed.
What is the Tern Bay CDD fee, and how is it billed?
For FY2027 the Tern Bay Community Development District charges $1,356.09 per unit for operations and maintenance plus a Series 2022 debt assessment of $995.68 for a terrace unit, $1,066.80 for a veranda unit, $1,209.04 for a coach home or $1,564.65 to $1,849.13 for a single family home. The Charlotte County tax bill collects both, with a 4 percent November discount.
Why did the Tern Bay CDD fee go up?
The operations and maintenance assessment rose from $800.00 to $1,356.09 per unit, an increase of 69.5 percent. The district's FY2027 budget replaces $678,899 of reserves spent in FY2026, funds gate replacement capital of $135,000 and begins a $300,000 reserve contribution. The district's notice also describes a 167 inlet storm drain cleanout and sidewalk repairs.
Do I pay off the CDD bond at closing?
Not necessarily, and the closing statement decides. The district's FAQ says a significant portion of the capital assessment was to be prepaid by the developer at closing, and the debt rates are fixed per product through the Series 2022 bonds, which mature June 15, 2052. We found no owner prepayment procedure, so ask the district manager and the title company in writing.
What are the monthly association fees in Heritage Landing?
Three layers bill you, and none publishes a dollar figure we could verify: the Tern Bay district on the tax bill, the Heritage Landing Master Association and, for condominiums, the building's association. The district amounts are published, and the two association budgets are not. Request each budget and an estoppel certificate, and ask the golf club about any membership charge.
What are the property taxes in Heritage Landing?
The 2026 total millage for tax district 162 is 15.3705 mills. On a $500,000 purchase with a homestead exemption, ad valorem tax is about $7,060.69, or about $7,685.25 without it. The Tern Bay district assessment is added on the same bill, from $2,351.77 to $3,205.22 a year for FY2027. The county assesses after the sale.
How does the tax bill change after I buy?
The assessment resets to market value after a sale, so the seller's bill is a poor guide to yours. The Save Our Homes cap on yearly increases resets on a sale under F.S. 193.155, and a non-homestead property has a 10 percent annual cap. You qualify for homestead only if you occupy the home as your permanent residence on January 1.
What are closing costs for a Charlotte County buyer?
On a $500,000 purchase with an 80 percent loan, mortgage doc stamps are $1,400, intangible tax is $800 and the lender's title policy is $25, for $2,225 in lender-side costs. The owner's title premium is $2,575, and deed stamps of $3,500 are customarily the seller's. Lender fees, inspections, prepaids and escrows are extra.
Is golf membership included with a Heritage Landing home?
It depends on the home, and the recorded declaration decides. The club's rules define membership "as set forth in the Declaration," and the club's 2026 rate sheet has separate Member, Tenant and Social rows. Lennar's archived pages said all residents receive a social membership. Ask for the declaration, the estoppel and the club's written terms before you offer.
Can the public play golf at Heritage Landing?
Yes, by tee time. The club says public guests may call the golf shop to book two days in advance, and its 2026 sheet lists public rounds at $149 from January to April, $79 mornings and $59 afternoons from May to October, and $110 mornings and $90 afternoons in November and December. Rates include 7 percent sales tax and may change.
Can I rent my Heritage Landing home?
We found no first-party rental rule for the homes, so ask before you offer. Rentals clearly occur, and the club lets an owner transfer golf privileges to a tenant for at least 31 days, up to 12 times in 12 months. The rental minimum, lease cap and approval process sit in the recorded declarations and each condominium association's rules.
Are pets allowed in Heritage Landing?
Each association sets its own pet limits, and we found none published first-party. The master association's resale packet includes a pet registration form for owners with pets, and the club bans pets inside the Club. Request the declaration and rules of the specific association, including limits on the number and size of pets, before you make an offer.
Can I cancel a contract on a Heritage Landing condo?
Yes, on a resale condominium you can cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the association documents, under F.S. 718.503. A developer sale has a separate 15-day right. The right is the buyer's and ends at closing, and any waiver of it has no effect.
Does a single family home have the same cancellation right?
No, a single family or Tern Bay home carries a different right. Under F.S. 720.401, if the seller did not give you the homeowners' association disclosure summary before you signed, you may cancel within 3 days after receiving it or before closing, whichever comes first. If the summary was given in time, no such right exists, so ask for it early.
What is an estoppel certificate?
An estoppel certificate is the association's statement of what a home owes: dues, assessments, any capital contribution or transfer fee, open rule violations and a list of other associations the owner belongs to. Florida requires delivery within 10 business days, and the fee is capped at $250, with $100 more if rushed within 3 business days. Order it early so the closing date holds.
What is a milestone inspection, and does it apply to terrace buildings?
A milestone inspection is a structural inspection of a condominium building with three or more habitable stories, due by December 31 of the year it turns 30 and every 10 years after (F.S. 553.899). Terrace buildings are multi-story elevator buildings and may qualify, but we could not confirm their story count, so ask the association for its milestone and SIRS status.
What is a structural integrity reserve study?
A structural integrity reserve study, called a SIRS, is a reserve plan for a building's roof, structure, plumbing, electrical and other major components, required for buildings of three or more stories under F.S. 718.112. Coach homes and verandas have two floors and appear to fall outside it. For terrace buildings, ask whether the study exists and whether its reserves are funded.
Can I get an FHA or conventional mortgage on a Heritage Landing condo?
Conventional financing is available when the building meets Fannie Mae or Freddie Mac project rules, and a lender must check each building. HUD's October 28, 2026 search shows Terrace II and Veranda III as rejected with single-unit approval noted, and no record for the other 13 associations. An FHA buyer needs single-unit approval.
What warranty covers a resale condo?
Florida's statutory condominium warranties under F.S. 718.203 run from completion of each building and pass to later owners. The unit warranty is 3 years, and the roof, structure and systems warranty is 3 years or 1 year after owners take control of the association, whichever is later, up to 5 years. Many newer buildings are still inside the later periods.
What flood zone is Heritage Landing in?
It depends on the building. One county elevation certificate for a Phase II-A home shows zone AE with a base flood elevation of 9 feet and a lowest floor of 9.8 feet, but that is a single building. We ran no measured sample, so check the exact address in FEMA's Map Service Center and the county's Forerunner portal.
Do I need flood insurance in Heritage Landing?
A federally backed mortgage requires flood insurance when a home is in a special flood hazard area, and a lender may not require it in zone X, though X zones still flood. Charlotte County is in the Community Rating System at Class 5, which discounts National Flood Insurance Program policies in the special flood hazard area by 25 percent. Get a quote for the exact address.
How much is homeowners insurance in Heritage Landing?
Citizens Property Insurance's 2026 recommended averages for Charlotte County are $2,994 for a homeowners policy and $1,460 for a condominium unit-owner policy. These are county averages, not quotes. Roof age, wind mitigation credits, coverage and the private market change a real premium, so ask for a quote with the roof age and a wind mitigation inspection.
Which hurricane evacuation zone is Heritage Landing in?
We do not list a zone, because Charlotte County maps five evacuation zones by address. Use the county's Know Your Zone page or the state's lookup with the exact address. The county says zones are not based solely on elevation and that storm surge does not correlate with the category of the storm.
How did the storms affect Heritage Landing?
We found no community notice reporting building damage from Hurricanes Ian, Helene or Milton, but that is a search result, not proof. The district's June 2026 notice says a cleanout of 167 inlets was done and street flooding has been "fully resolved." Ask the seller and the association for claim and repair history on the specific building.
How far is Heritage Landing from downtown Punta Gorda and the airport?
Downtown Punta Gorda is about 9.5 road miles from Heritage Landing, 15 to 16 minutes in free-flow routing, and Punta Gorda Airport is about 9 miles, 16 to 17 minutes. Southwest Florida International Airport is about 38 to 42 miles, 42 to 50 minutes. Winter traffic on Burnt Store Road and US 41 adds time.
How far is Heritage Landing from a hospital?
The nearest emergency rooms are in Port Charlotte and Cape Coral. AdventHealth Port Charlotte and HCA Florida Fawcett Hospital are each about 14 miles and 23 to 25 minutes away, and HCA Florida Cape Coral Emergency is about 16 to 17 miles and 23 to 26 minutes away. Punta Gorda has no open hospital. Call 911 in an emergency.
Which public schools serve Heritage Landing?
Charlotte County Public Schools assigns students by home address, so the answer depends on the exact address. Use the district's boundary locator with the address you are considering, and confirm with the district before you rely on an assignment. We print no school names or ratings, because zones can change and the locator is the district's official record.
Does Heritage Landing have a boat dock?
No first-party source we found lists a marina or boat dock at Heritage Landing, which is inland. The district maintains a canoe and kayak launch path into the preserve. Safe Harbor Burnt Store is about 4.2 miles away in a straight line, and the public ramps in Punta Gorda are about 9.5 to 11.5 miles away. Ask the association about private docks.
Is Heritage Landing gated, and how do showings work?
Yes, Heritage Landing has guard-gated entry, and the Tern Bay district runs access control through a contractor with an app that issues visitor passes and logs entries. Your agent arranges showing access, so tell us the listing and we will schedule it. Call Domain Realty Group at 239-441-2816 to start.
Sources
Every figure on this page traces to one of the sources below. County sales come from the Charlotte County Property Appraiser public roll and recorded sales in a local index built October 28, 2026, with the newest qualified sale on August 31, 2026. Pages were retrieved October 29, 2026 unless the entry says otherwise. Data updated: October 2026.
County, tax and market records
- Charlotte County Property Appraiser, 2026 final millage rates by tax district (retrieved October 29, 2026)
- Charlotte County Property Appraiser, 2025 final millage rates by tax district (retrieved October 29, 2026)
- Charlotte County Property Appraiser, public roll and sales downloads (roll of October 28, 2026, retrieved October 29, 2026)
- Charlotte County Tax Collector, property tax (retrieved October 29, 2026)
- Charlotte County, factors affecting your tax bill (retrieved October 29, 2026)
- Florida Statutes 196.031, homestead exemption (2025, retrieved October 29, 2026)
- Florida Statutes 193.155, homestead assessments (2025, retrieved October 29, 2026)
- Florida Department of Revenue, Form PT-113 (retrieved October 29, 2026)
- Lee County Property Appraiser, general exemption information showing the 2026 additional homestead amount (retrieved October 29, 2026)
Tern Bay Community Development District
- Tern Bay Community Development District, home page (retrieved October 29, 2026)
- Tern Bay CDD, about the district (retrieved October 29, 2026)
- Tern Bay CDD, frequently asked questions (retrieved October 29, 2026)
- Tern Bay CDD, meeting information (retrieved October 29, 2026)
- Tern Bay CDD, documents for fiscal year 2026 to 2027, including board meeting records (retrieved October 29, 2026)
- Tern Bay CDD, adopted FY2027 budget of July 22, 2026 (retrieved October 29, 2026)
- Tern Bay CDD, FY2027 notice to homeowners mailed June 17, 2026 (retrieved October 29, 2026)
- Tern Bay CDD, Asset Manager's Report for September and October 2026 (retrieved October 29, 2026)
- Florida Administrative Code 42VV-1.001, establishment of the Tern Bay CDD (effective September 15, 2004, retrieved October 29, 2026)
- Florida Statutes 190.005, establishment of districts (2025, retrieved October 29, 2026)
- Florida Statutes 190.048, contract disclosure for initial sales (2025, retrieved October 29, 2026)
- Florida Statutes 197.3632, non-ad valorem assessments (2025, retrieved October 29, 2026)
Development order, builder and community history
- Charlotte County Resolution 2019-134, renaming the Tern Bay development of regional impact as Heritage Landing (October 8, 2019, retrieved October 29, 2026)
- Charlotte County Resolution 2022-146, amending the Heritage Landing development order (October 25, 2022, retrieved October 29, 2026)
- Charlotte County, Heritage Landing development of regional impact page (retrieved October 29, 2026)
- Lennar, Heritage Landing announcement (November 28, 2018, retrieved October 29, 2026)
- Lennar newsroom, 18-hole course opening at Heritage Landing (February 27, 2020, retrieved October 29, 2026)
- Lennar community page, archived February 14, 2026 (retrieved October 29, 2026)
- Lennar community page, archived August 4, 2025 (retrieved October 29, 2026)
- Lennar community page, archived September 14, 2024, for collection size ranges (retrieved October 29, 2026)
- Lennar Coach Homes collection page, archived September 28, 2022 (retrieved October 29, 2026)
- Lennar Manor Homes collection page, archived October 6, 2022 (retrieved October 29, 2026)
- Lennar Executive Homes collection page, archived August 5, 2025 (retrieved October 29, 2026)
- Lennar resource center article on the Terrace condominiums at Heritage Landing, dated April 8, 2025 (read October 29, 2026; Lennar has since removed the page)
- Lennar, limited warranty (retrieved October 29, 2026)
Golf club and master association
- Heritage Landing Golf and Country Club, home page (retrieved October 29, 2026)
- Heritage Landing Golf and Country Club, course (retrieved October 29, 2026)
- Heritage Landing Golf and Country Club, 2026 rates (page modified May 11, 2026, retrieved October 29, 2026)
- Heritage Landing Golf and Country Club, facilities (retrieved October 29, 2026)
- Heritage Landing Golf and Country Club, book tee times (retrieved October 29, 2026)
- Heritage Landing Golf Club rules and regulations (amended May 9, 2024, retrieved October 29, 2026)
- Heritage Landing Master Association, owner portal and management contact (retrieved October 29, 2026)
Condominium and homeowners' association law, and lending
- Florida DBPR, condominium public records and register extract (retrieved October 28, 2026)
- Florida Statutes 718.503, buyer disclosure and cancellation (2025, retrieved October 29, 2026)
- Florida Statutes 718.116, assessments and estoppel (2025, retrieved October 29, 2026)
- Florida Statutes 718.112, bylaws and structural integrity reserve studies (2025, retrieved October 29, 2026)
- Florida Statutes 718.301, turnover (2025, retrieved October 29, 2026)
- Florida Statutes 718.203, warranties (2025, retrieved October 29, 2026)
- Florida Statutes 553.899, milestone inspections (2025, retrieved October 29, 2026)
- Florida Statutes 720.401, homeowners' association disclosure summary (2025, retrieved October 29, 2026)
- Florida Statutes 720.30851, homeowners' association estoppel certificates (2025, retrieved October 29, 2026)
- Florida enrolled HB 623 (2024), creating F.S. 553.837 builder warranties (retrieved October 29, 2026)
- HUD, FHA condominium project search, results as of October 28, 2026 (retrieved October 29, 2026)
- HUD, condominium search help and single-unit approval (retrieved October 29, 2026)
- Fannie Mae Lender Letter LL-2026-03 (March 18, 2026, retrieved October 29, 2026)
- Fannie Mae Selling Guide B4-2.1-03, ineligible projects (retrieved October 29, 2026)
Flood, insurance and storms
- Charlotte County, flood information (retrieved October 29, 2026)
- Charlotte County, 50 percent FEMA rule (retrieved October 29, 2026)
- Charlotte County, elevation certificates (retrieved October 29, 2026)
- Charlotte County, Forerunner flood and elevation certificate portal (retrieved October 29, 2026)
- Charlotte County elevation certificate for a Heritage Landing Phase II-A residence, certified December 20, 2023 (retrieved October 29, 2026)
- FEMA Map Service Center (retrieved October 29, 2026)
- FEMA, Community Rating System (retrieved October 29, 2026)
- Charlotte County, Know Your Zone evacuation lookup (retrieved October 29, 2026)
- Florida Division of Emergency Management, Know Your Zone (retrieved October 29, 2026)
- Charlotte County, Burnt Store drainage study (final report May 2026, retrieved October 29, 2026)
- Citizens Property Insurance, 2026 recommended rate filing (retrieved October 29, 2026)
- Citizens Property Insurance, wind mitigation inspection (retrieved October 29, 2026)
Utilities, closing costs and services
- Charlotte County Utilities, water rates (retrieved October 29, 2026)
- Charlotte County Utilities, sewer rates (retrieved October 29, 2026)
- Florida Power and Light, residential rate schedule effective January 2026 (retrieved October 29, 2026)
- NextEra Energy, FPL rate settlement announcement (November 20, 2025, retrieved October 29, 2026)
- Florida Statutes 201.02, deed documentary stamps (2025, retrieved October 29, 2026)
- Florida Statutes 201.08, mortgage documentary stamps (2025, retrieved October 29, 2026)
- Florida Statutes 199.133, intangible tax (2025, retrieved October 29, 2026)
- Florida Statutes 627.782, title insurance rates (2025, retrieved October 29, 2026)
- Florida Administrative Code 69O-186.003, title insurance premiums (retrieved October 29, 2026)
Location, health care, roads and boating
- Charlotte County Fire/EMS, Station 5 (retrieved October 29, 2026)
- AdventHealth, ShorePoint Port Charlotte becomes AdventHealth Port Charlotte (March 3, 2025, retrieved October 29, 2026)
- AdventHealth, emergency care expansion in Punta Gorda (September 5, 2025, retrieved October 29, 2026)
- HCA Florida Cape Coral Emergency (retrieved October 29, 2026)
- HCA Florida Fawcett Hospital (retrieved October 29, 2026)
- Lee Health, Cape Coral Hospital (retrieved October 29, 2026)
- Punta Gorda Airport (retrieved October 29, 2026)
- Charlotte County Utilities, Burnt Store water treatment plant (retrieved October 29, 2026)
- City of Punta Gorda, boating and public ramps (retrieved October 29, 2026)
- Florida State Parks, Charlotte Harbor Preserve State Park (retrieved October 29, 2026)
- FDOT, Burnt Store Road project 436928-1 (retrieved October 29, 2026)
- Charlotte County, Burnt Store Road East-West Connector (retrieved October 29, 2026)
- Charlotte County, Impact Fee Update Study draft, agenda of September 15, 2026 (retrieved October 29, 2026)
- Charlotte County, Sage Pointe planned development petition PD-25-13 (retrieved October 29, 2026)
- Charlotte County Public Schools, boundary locator (retrieved October 29, 2026)
- FCC National Broadband Map (retrieved October 29, 2026)
- US Census Bureau, geocoder used for route origins (retrieved October 29, 2026)
- Project OSRM, the open routing engine used for drive times (retrieved October 29, 2026)
- Valhalla, the open routing engine used for drive times (retrieved October 29, 2026)