Bradenton, FL
A master-planned community along the Manatee River east of I-75, and more accurately an umbrella over three distinct neighborhoods: River Strand, Stoneybrook and Lighthouse Cove, each with its own association, its own fees and its own amenity package. There are two golf courses inside it, not one, a private 27-hole Arthur Hills layout at River Strand and an 18-hole course at Stoneybrook. The shared centerpiece is a 39,000 square foot clubhouse with dining, a large fitness center, a resort-style pool and eight Har-Tru tennis courts, and the master plan adds a 70-acre lake, sports fields, trails and a riverfront kayak launch. Establish which neighborhood a listing sits in before quoting anything, because the three are not interchangeable.
Home Types
Single-family, villas, townhomes and condominiums
Amenity Level
Resort
HOA (Yearly) Est.
$4,252 - $8,568
CDD (Yearly) Est.
$1,589 - $2,274
Flood Zone
X / AE
Fee estimates may vary by lot size and sub-association. View all community fees →
Community size
~841
homes, approximately
community record
884
completed homes on the county roll
Manatee County property appraiser roll, read October 2026
1,101
recorded residential lots
Manatee County property appraiser roll, read October 2026
Michael’s Take
FOUR districts, not one and not two: the North district states that the Heritage Harbour DRI contains four community development districts. Heritage Harbour North CDD ($1,589-$2,274 assessed) covers River Strand and the master plats; Heritage Harbour South CDD covers Stoneybrook ($941-$1,389) and Lighthouse Cove ($806); Heritage Harbour Market Place CDD covers commercial parcels rather than housing; the fourth is undeveloped land under another owner. Never quote a single Heritage Harbour fee.
From the county records
$585,000
Median of 149 recorded sales since October 2023, the middle eighty percent between $385,000 and $875,000.
67%
Of the 884 matched residential units here claim a homestead exemption, which reads as most homes here are claimed as a permanent residence.
Newest completion recorded 2019. The roll records no completions here in the last three years. Most of what trades is resale, though an absence of recent completions is not by itself proof a community is closed to new building.
Arm’s-length sales recorded with Manatee County, read October 2026. Quitclaims, foreclosures, family transfers and pre-construction sales are excluded. Homestead requires the property to be a permanent residence, so the share carrying one is reported here as a share of matched residential units rather than as a count of who lives here. Homestead is a tax filing, not an occupancy count. A rented home can house full-time residents and will never carry the exemption, and an owner who lives here but never filed does not appear in it either. Read it as what share of matched residential units claim the exemption, not as who lives here.
At an estimated $8,342 a year in combined HOA and CDD, Heritage Harbour sits about 368% above the Bradenton median of $1,783, ranking 21 of the 23 Bradenton communities whose fees this site tracks.
Estimates from the same dataset behind the fee pages and the True Cost Index. Fees vary by lot size and sub-association, and change with each budget.
Heritage Harbour also appears in
Governing Documents
6 documents published by the association, plus district records, and linked to the page each one lives on. Nothing is copied here, so you read whatever they publish today.
Matched to Heritage Harbour because: Florida’s Division of Corporations register records this as an ACTIVE not-for-profit corporation, document number N00000001432, filed on 6 March 2000, with its principal address at 2654 Cypress Ridge Boulevard, Suite 101, Wesley Chapel, FL 33544. THE CONFIRMING FACT IS A SIBLING FILING. On the SAME DAY, 6 March 2000, the same developer filed Heritage Harbour Market Place Association, Inc. (N00000001434), whose principal address is 5540 State Road 64 East, Suite 220, Bradenton 34208 — State Road 64 East is Heritage Harbour’s own road. One of the two same-day filings is registered inside the development, which is what ties the pair to this place rather than to a Heritage Harbour elsewhere. The year also matches: the Heritage Harbour districts were created from 2000 onward.
Applicability not settled. THIS IS THE MASTER ASSOCIATION FOR THE HERITAGE HARBOUR DEVELOPMENT, BUT WHICH NEIGHBOURHOODS ARE MEMBERS HAS NOT BEEN READ. This site lists River Strand, Stoneybrook at Heritage Harbour, Lighthouse Cove, The Crossings, River Heritage and Westhaven at Heritage Harbour inside the development. A master association normally binds every residential parcel in a development and would then apply ON TOP OF each neighbourhood’s own association, but that has to come from the recorded declaration and the declaration has not been read. Do not assume it covers a specific address, and do not assume it does not.
Who to contact
No officer, director or registered agent is listed here. The corporate register publishes all three by name, and several give a home address; none of that belongs in a public directory of community documents.
Board members and officers are not listed here. They change often, and their names are on the association’s own records and in the state’s corporate filings, which is where they should be read from rather than from a page that cannot keep up.
Heritage Harbour Master Association, Inc.
THIS IS THE MASTER ASSOCIATION FOR THE HERITAGE HARBOUR DEVELOPMENT, BUT WHICH NEIGHBOURHOODS ARE MEMBERS HAS NOT BEEN READ. This site lists River Strand, Stoneybrook at Heritage Harbour, Lighthouse Cove, The Crossings, River Heritage and Westhaven at Heritage Harbour inside the development. A master association normally binds every residential parcel in a development and would then apply ON TOP OF each neighbourhood’s own association, but that has to come from the recorded declaration and the declaration has not been read. Do not assume it covers a specific address, and do not assume it does not.
Nothing found is not the same as nothing in force. Every community in Florida with an association has governing documents; this says only that they have not been found in a public place.
A community development or stewardship district is a unit of local government, not an association. Its assessment is billed with your property taxes rather than by the association, and its rules are public records of a different kind. Shown separately for that reason.
Heritage Harbour North Community Development District
Matched to Heritage Harbour because: The district’s own official website opens by naming River Strand Golf and Country Club as this district, in those words, and states that it sits in Manatee County and was created by Manatee County Ordinance 06-71. THIS SITE PREVIOUSLY RECORDED RIVER STRAND UNDER HERITAGE HARBOUR SOUTH, which was wrong. The correction rests on three independent things agreeing: the district naming River Strand itself; the Heritage Harbour South adopted budget pricing no River Strand product at all, only Stoneybrook and Lighthouse Cove ones; and the River Strand figure on the certified roll falling inside this district’s assessed range and outside South’s.
Created on 13 November 2006 by Manatee County Ordinance 06-71, amended on 21 October 2010 by Ordinance 10-45 and again on 13 September 2013 by Ordinance 13-34. The district describes itself as the third of FOUR community development districts inside the Heritage Harbour Development of Regional Impact, which is worth knowing because this site had recorded two. The third identified, Heritage Harbour Market Place Community Development District, files its own budget with the county and covers commercial parcels rather than housing. One trap on this district’s assessment table: the per-unit comparison covers the general fund only, at $844.84 for every product type, while two separate bond series are assessed on the same tax roll in funds of their own. The general-fund figure alone understates what a lot pays.
Who to contact
No individual supervisors or managers are listed here. The board is named in the district’s own agendas and minutes, which its website publishes.
Board members and officers are not listed here. They change often, and their names are on the association’s own records and in the state’s corporate filings, which is where they should be read from rather than from a page that cannot keep up.
Issued by Heritage Harbour North Community Development District
The district as a whole. The performance measures and standards every Florida special district must publish.
Executed and published by the district for 2026.
Issued by Heritage Harbour North Community Development District
Every parcel inside the district boundary. Carries the per-unit assessment comparison by product type and the amortisation schedules for both outstanding bond series.
Filed with Manatee County for the fiscal year beginning 1 October 2026 and published by the county.
PROPOSED, not adopted, and labelled as such. It is recorded because it is the newest figure the district has filed and because it carries the per-unit table; it is not evidence of what was finally adopted.
Issued by Heritage Harbour North Community Development District
Every parcel inside the district boundary, which the district states is River Strand.
Linked from the district’s own home page as its adopted budget, with a first amendment.
Hosted on the district manager’s file server rather than on the district site itself, which is how this district publishes. The district links to it over plain HTTP; the same file is served over HTTPS and that is what is recorded here, because this site does not publish an insecure link.
Heritage Harbour South Community Development District
Matched to Heritage Harbour because: The district’s own official website names it and states that it serves the Heritage Harbour South homeowners association in Manatee County. Its adopted budget settles WHICH communities: the assessment schedule prices Stone Harbour condominiums, twin villas and club homes, and two Lighthouse Cove products by name. Those are Stoneybrook and Lighthouse Cove. No River Strand product appears anywhere in it.
Established on 31 August 2001 by Manatee County Ordinance 01-45. Its adopted assessment schedule is unusually specific and worth reading before an offer: it prices thirteen products separately, from a 55-foot single-family lot down to a Lighthouse Cove condominium, and the spread between them is wide. Note that the site at heritageharborcdd.org, spelled without the u, is a DIFFERENT district and not this one.
Who to contact
No individual supervisors or managers are listed here. The board is named in the district’s own agendas and minutes, which its website publishes.
Board members and officers are not listed here. They change often, and their names are on the association’s own records and in the state’s corporate filings, which is where they should be read from rather than from a page that cannot keep up.
Issued by Heritage Harbour South Community Development District
The district as a whole. An audited statement of what it raised and spent.
The most recent audit published by the district as of the last check.
Issued by Heritage Harbour South Community Development District
Each assessed product separately, from a 55-foot single-family lot to a Lighthouse Cove condominium, with the prior year alongside for comparison.
Published by the district alongside its FY2025-2026 adopted budget.
The most useful single page for a buyer in Stoneybrook or Lighthouse Cove. It prices thirteen products separately and shows the change from the year before, so a quoted figure can be checked against the district’s own schedule rather than against a range.
Issued by Heritage Harbour South Community Development District
Every parcel inside the district boundary, which its own schedule shows is Stoneybrook, Lighthouse Cove and the parcels around them.
The newest adopted budget published by the district as of the last check.
The governing body is known and nothing it publishes is public. That is a gap in what has been published, not evidence that the community has no restrictions. This list records what has been found in public, not everything that governs the property. Before an offer I pull the full document set for the specific address along with the association’s budget and financials.
The full document directory →I'll send current listings and pricing in Heritage Harbour, line up private showings, and give you an honest read on value, HOA/CDD costs, and resale before you commit, no pressure, no obligation.
Prefer to pick a time instead? Schedule a consult
Heritage Harbour offers single-family, villas, townhomes and condominiums. Attached homes carry an association that maintains the building itself, so the fee covers more than it would on a single-family home and the association's reserves matter to you directly. What a specific home includes, and what the association maintains, is set out in that community's documents and is worth reading before an offer rather than after.
Golf is central to Heritage Harbour, but living in a golf community and holding a golf membership are two different things and the distinction costs real money. Membership structures vary: some are required with the home, some optional, some sold separately to non-residents, and some carry a waiting list. Confirm which applies to the specific address, and the current dues, directly with the club before relying on it.
Heritage Harbour offers Two golf courses: 27 holes at River Strand, 18 at Stoneybrook, 39,000 sq ft clubhouse with dining, Resort-style pool, Large fitness center, Eight Har-Tru tennis courts, among others. Worth separating two things that often get blurred together: amenities the HOA maintains and which every owner pays for, and club or golf facilities that may require a separate membership on top. Which category each amenity falls into determines your actual annual cost, and it is set out in the community documents rather than in any listing.
149 arm's-length sales have been recorded in Heritage Harbour since October 2023, at a median of $585,000. The middle eighty percent of those sales fell between $385,000 and $875,000, which is a better guide to the range than the extremes. These are prices recorded with Manatee County, not asking prices, so they describe what buyers and sellers actually agreed. Figures read October 2026; quitclaims, foreclosures and family transfers are excluded.
67% of the 884 matched residential units in Heritage Harbour claim a homestead exemption, which Florida grants only on an owner's permanent residence, read from the Manatee County roll in October 2026. That reads as most homes here are claimed as a permanent residence. Homestead is a tax filing, not an occupancy count. A rented home can house full-time residents and will never carry the exemption, and an owner who lives here but never filed does not appear in it either. Read it as what share of matched residential units claim the exemption, not as who lives here.
The most recent home the county records in Heritage Harbour was completed in 2019, across 1,101 platted parcels of which 884 carry a finished home. The county records no completions in Heritage Harbour in the last three years, so what trades is resale. An absence of recent completions is not by itself proof that no further building is permitted. Build year matters more in Florida than buyers expect, because insurers weight roof age heavily and it drives what a property costs to carry rather than just what it costs to buy.
Yes. Heritage Harbour carries an estimated CDD assessment of $1,589 - $2,274, on top of an HOA fee estimated at $4,252 - $8,568 yearly. A community development district assessment can have two components, and they behave differently: debt service repays the bonds that funded the roads, drainage and amenities, and ends when those bonds are retired, while an operations and maintenance charge pays to run what the bonds built and does not. Both are billed with your property taxes rather than by the association, and both are separate from the HOA. Assessments are set annually and vary by home and phase, so confirm the current components for the specific address.
The flood zone recorded for Heritage Harbour is X / AE. Zones beginning A or V are the higher-risk categories, where a federally backed mortgage generally requires flood insurance, while zone X is lower risk and coverage is usually optional. Flood zone is assigned per property rather than per community though, and elevation can change both the requirement and the premium substantially, so get the zone and the elevation certificate for the exact address rather than relying on a community-level figure.
