Townhomes at Willow buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
This is our buyer’s guide to Townhomes at Willow, written by Jesse McGreevy and Marc Comisar for the buyer who wants the record before signing a builder contract. Townhomes at Willow is a townhome neighborhood inside the master-planned community of Willow in Punta Gorda, Florida. The plat, the history and the governance are covered in our Townhomes at Willow neighborhood guide. What follows is the buyer’s side: what the county has and has not recorded, what the Tuckers Pointe district charges a townhome, what two associations will ask of you, what to check in the builder’s contract, the flood result for the building and the deadlines that decide what you pay. Call Marc at (239) 287-5873, see how we represent buyers, or start your Townhomes at Willow buyer consultation.
Townhomes at Willow is a brand-new townhome plat with no priced sale on the county record yet, a builder still selling, a district assessment you can read to the cent and two associations whose dues and rules are not yet public. These ten points shape every offer we write here.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest sale in the file August 14, 2026; Charlotte County GIS ownership and subdivision layers, queried October 1, 2026; Tuckers Pointe Community Development District fiscal year 2027 adopted budget; Series 2026 offering statement; FEMA National Flood Hazard Layer, queried October 1, 2026; builder marketing seen September 30, 2026).
This Townhomes at Willow buyer guide runs from the record and the builder contract, through the Tuckers Pointe district, the two associations, flood and insurance, to schools, negotiation and financing. Use the list below to jump to the question you need first, and call Marc if you would rather talk it through.
McGreevy and Comisar are the Townhomes at Willow buyer’s agents who read the county’s plat letters, the district’s townhome class, the bond offering and the FEMA map for the building before an offer is written. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012.
At Townhomes at Willow the expensive mistakes are rarely about finishes. They are signing a builder contract without the district’s townhome line in writing, reading a builder’s advertised range as what the phase sells for, assuming a dues figure that no association budget supports, binding the wrong kind of insurance policy before anyone has read the townhome Declaration, or trusting a flood zone printed from a map older than 2025. A first-time buyer of a Florida townhome also meets two associations at once, and each has its own disclosure summary, its own estoppel and its own rules. Our job is to price those differences into the offer while you can still act on them.
If you are weighing us against other agents, our side-by-side look at the best real estate agents in Punta Gorda sets out the yardsticks we think a buyer should use: verified production, years in the market, reviews you can read yourself, and whether the agent who tours with you is the agent who negotiates. At a townhome phase this new, add two tests. Ask whether the agent can show you the district budget line for the townhome class, and ask whether the agent knows which of your questions only the Declaration can answer.
These are the locked credentials we publish on every page we operate, stated exactly as awarded:
Jesse and Marc handle their own buyers, and the person who walks the model and the building with you is the person who negotiates the contract. Marc leads buyer representation and negotiation; Jesse leads listing and seller strategy, which matters if you are selling one home to buy another. Jesse’s direct line is (239) 898-6072 and Marc’s is (239) 287-5873. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we meet Townhomes at Willow buyers at the property or at the builder’s sales center.
Our Townhomes at Willow buyer track record rests on verified team production and on reading every record the phase has. As leaders of Domain Realty Group, McGreevy and Comisar have sold over $2.5 Billion in real estate, with more than $900 million personally between Jesse and Marc. No priced townhome sale exists here yet, and we say so.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, newest sale in the file August 14, 2026; Charlotte County GIS ownership layer, queried October 1, 2026; Tuckers Pointe CDD fiscal year 2027 adopted budget; Series 2026 offering statement).
RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume, and the #1 team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience, and both have been Top 1% Real Estate Agents Nationally Since 2008. Those are the only production figures we publish, and they are the same on every page we operate.
We tracked every recorded transfer on the Willow Townhomes plat through October 1, 2026, and none carried a price. We read the county’s preliminary plat, site plan and final plat letters, PP-24-05, DRC-24-229 and FP-24-05, in full, and the planned development ordinance behind them. We counted all 382 parcels the county’s ownership layer splits from the townhome parent tract, by use code, owner and last-sale date. We read the district’s fiscal 2026 and 2027 budgets, the Series 2026 offering statement and the district’s minutes, the townhome association’s state filings, and FEMA’s flood layer at seven points inside the tract, and we ran five townhome addresses through the school district’s Boundary Locator.
McGreevy and Comisar alone have over $900 million in sales, and the team is the #5 real estate team in Florida in the 2026 RealTrends rankings. We print no townhome median, no price per square foot, no days on market and no sale-to-list ratio, because none exists on the record. We print no dues figure, because neither association has published a budget, and no insurance premium, because no public source gives one. Where a fact is unsettled, we name the document that settles it.
Before the first showing we pull five things for each unit: the lot number on the Willow Townhomes plat and the district’s townhome class for it in writing; the townhome Declaration, the master Declaration and both associations’ budgets; the FEMA zone for the building under the 2025 map and any elevation certificate; the builder’s schedule for the buildings around yours; and the builder’s written list of every recurring charge. Those answers move the real cost of a townhome more than finishes do.
The Townhomes at Willow market in 2026 is a builder market with no priced resale on the county record. Every window we checked, 12, 24, 36 and 60 months and all history, holds zero priced townhome closings, and the county’s ownership layer shows ten townhome-tract transfers from July 31 to August 28, 2026 with no price.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest sale in the file August 14, 2026; Charlotte County GIS ownership layer, queried October 1, 2026; builder marketing seen September 30, 2026).
Our rule is to lead with the first window that holds ten or more sales, and to list the sales one by one when no window does. For Townhomes at Willow every window is empty, so there is nothing to list.
| Window, county recorded and qualified, Willow Townhomes plat | Priced townhome sales | Median |
|---|---|---|
| 12 months to September 26, 2026 | 0 | none |
| 24 months | 0 | none |
| 36 months | 0 | none |
| 60 months | 0 | none |
| All history | 0 | none |
Source: Charlotte County Property Appraiser public sales files, our analysis. The file we index counts qualified improved sales over $1,000, and its newest sale is dated August 14, 2026. Every Willow sale in it is on the Phase 1 plat. The townhome plat was only recorded in February 2026.
The county’s ownership layer is updated more often than the sales file. On October 1, 2026 it showed 11 townhome-tract parcels owned by someone other than the landbank or the builder: 10 on Sweet Meadow Drive and 1 on Serenity Sound Lane, all still coded vacant residential. Ten of the 11 carry a last-sale date between July 31 and August 28, 2026: two on July 31, one on August 14, one on August 18, two on August 27 and four on August 28 (Charlotte County GIS, Ownership layer; our count).
The layer carries no price and no qualification code, so we print these as recorded transfers with no price, never as sales and never as a median. Our reading is that they are likely the first builder closings in the phase, but that is our reading, not a county statement. Sale prices for these transfers: Information not available at time of publishing (checked 2026-10-01). The Property Appraiser’s next public sales extract, or the Clerk’s deed index for a specific lot, will carry the recorded consideration.
Willow’s only plat with recorded sales today is Phase 1, the Tuckers Pointe plat of 354 single-family lots. These are its figures, copied from our Willow guide. They describe single-family homes, not townhomes, and we never present them as townhome figures.
| Window, Tuckers Pointe Phase 1 plat (single-family) | Recorded sales | Median |
|---|---|---|
| September 27, 2025 to September 26, 2026 (12 months) | 93 | Not shown for this window |
| Calendar year 2025 | 86 | $330,000 |
| January 1 to September 26, 2026 | 53 | $320,000 |
| January 1 to September 26, 2026, single-family only | 28 | $327,250 |
Source: Charlotte County Property Appraiser public sales files, our analysis, the same figures our Willow guide prints. Each row is its own window. The 12-month window overlaps both calendar rows, so the counts are never added or averaged.
The 93 Phase 1 sales spread across five price bands: 8 under $250,000, 53 from $250,000 to $349,999, 19 from $350,000 to $449,999, 9 from $450,000 to $549,999 and 4 at $550,000 and up. None of them is a townhome comparable. They tell you what a detached Willow home has recorded, which is the alternative a townhome buyer most often weighs, and the comparison section below sets the two side by side.
| Builder and collection | Advertised price (builder marketing) |
|---|---|
| Lennar, Townhomes | $209,990 to $229,999 |
Source: Lennar’s marketing page for Willow, seen September 30, 2026, as printed in our Willow guide. We do not link to builder pages.
That is an advertised range on one day. It is not a recorded sale, not a floor and not a ceiling. A builder’s list price leaves out lot premiums, options, incentives and closing costs unless the page says otherwise, and a deed records what was actually paid. Compare the builder’s contract price plus options plus closing costs with whatever recorded sales exist when you buy, not with a marketing page.
| Measure | Townhomes at Willow |
|---|---|
| Median days on market | Information not available at time of publishing (checked 2026-10-01). |
| Median sale-to-list ratio | Information not available at time of publishing (checked 2026-10-01). |
Both measures come from the multiple listing service, and no townhome resale exists to measure. We do not borrow a figure from another community, because another community’s days on market says nothing about a builder’s townhome phase.
For a buyer, an empty record cuts two ways. You cannot price a townhome here against recorded comparables, because there are none yet, so the builder’s contract price is tested against the builder’s own current releases, the full carrying cost and the alternatives elsewhere in Willow and Punta Gorda. And when the first resales arrive, they will compete with the builder on the same streets, which gives a buyer a choice of seller. In the last 12 months we read every Willow sale in the county file and every townhome-tract record on the ownership layer, and that record is what we price an offer from.
At Townhomes at Willow you are buying an attached townhome on one of 360 lots of the recorded plat Willow Townhomes, in the southwest corner of Willow in unincorporated Charlotte County, with the district’s offering statement listing plans of 1,343 to 1,392 square feet and two associations above the lot.
Data updated: October 2026 (Charlotte County decision letters PP-24-05, DRC-24-229 and FP-24-05, read October 1, 2026; Charlotte County GIS subdivision and ownership layers, queried October 1, 2026; Series 2026 offering statement).
The Board of County Commissioners approved the preliminary plat, petition PP-24-05, on December 10, 2024, and the final plat, petition FP-24-05, on January 27, 2026. Both letters describe “a subdivision to be named, Willow Townhomes, being a replat of Tract F-3 of Tuckers Pointe Phase 1” with “360 residential lots and 20 tracts” on 31.41 acres, more or less (Charlotte County, FP-24-05 decision letter; PP-24-05 decision letter). The county’s subdivision layer carries it as WILLOW TOWNHOMES under the designator WTH, Plat Book 28, recorded 2026 (Charlotte County GIS, SubDivisions layer). We print the plat book and the month, February 2026, and nothing finer; your title company will pull the recorded sheets for your lot from the Clerk’s plat records.
Both plat letters place the 31.41 acres “generally located north of Tuckers Grade, east of Tamiami Trail, south of Cloverly Lane, and west of Willowleaf Boulevard, within the South County area, and in Commission District II.” The county’s site plan letter gives the project address as 11740 Tamiami Trail, Punta Gorda (Charlotte County, DRC-24-229 decision letter). In plain terms the townhomes fill the corner of Willow nearest U.S. 41 and Tuckers Grade, with Phase 1’s Cloverly Lane homes to the north and Willowleaf Boulevard, the community’s spine, to the east. The county’s planned development approval requires at a minimum a Type B landscape buffer along the U.S. 41 boundary for the residential development (Charlotte County Ordinance 2022-059, PD-22-00008).
The county’s ownership layer names the townhome streets: Sunset Serenade Drive, Sweet Meadow Drive and Sweet Meadow Court, Serenity Sound Lane, Catkin Lane and Crescent Creek Road (Charlotte County GIS, Ownership layer, queried October 1, 2026). The district’s Series 2026 lot list assigns the 360 townhome lots across those streets, with Sunset Serenade Drive and Sweet Meadow Drive holding the large majority. A buyer choosing between buildings should know which street a unit is on before anything else, because the flood result, the view toward U.S. 41 and the construction around it change street by street.
The district’s offering statement lists the townhome plans at 1,343 to 1,392 square feet (Tuckers Pointe CDD, Series 2026 offering statement). The planned development approval permits “Multi-family, including duplexes and townhomes” among its residential uses, and the site plan letter describes the project as “a 360-unit townhome development within Tuckers Pointe.” Bedroom counts, building lengths, garage arrangements and finishes are builder specifications, not public record, and they can change by release. We print none of them as fact. Ask for the plan sheet, the specification list and the building permit for the unit you are offered.
On October 1, 2026 the county’s ownership layer showed 382 parcels split from the townhome parent tract. Of those, 333 were coded vacant residential, 29 carried use code 0102 and 1 carried use code 0100, all 30 owned by Lennar Homes LLC on Crescent Creek Road and Sweet Meadow Drive, and 19 carried use code 0902, all held by the land-banking company, which we do not read as home lots (our count). None of these parcels is on the county’s 2026 tax roll for the Willow plat, which covers Phase 1’s 381 parcels only, so the number of townhomes standing today is not something the roll can tell you yet. Information not available at time of publishing (checked 2026-10-01).
The same layer shows who holds the ground: 321 of the 382 parcels belong to a land-banking company, 50 to Lennar Homes LLC, and 11 to other owners (our count, October 1, 2026). The offering statement explains the pattern. It reports that a land-banking company holds the Area Two land, which includes the townhome phase, and that Lennar Homes, LLC holds an option to take down lots from it. We mention it only so you understand why a landbank name appears on most of the parcels in a title search.
The plat creates 360 lots and 20 tracts, 380 in all, and the ownership layer shows 382 child parcels. We have not reconciled the two-parcel difference. It does not change anything a buyer of a specific lot needs, because your title commitment describes your own lot by its plat lot number, but it is the kind of detail we would rather tell you than smooth over.
Townhomes at Willow is the 360-home townhome phase of Willow, and its most reliable published cost is the Tuckers Pointe district’s townhome class of $1,113.20 a year in the fiscal 2027 budget. A short consultation puts that line, both associations’ paperwork and the flood result for your building in front of you before you sign. Call Marc at (239) 287-5873, book your Townhomes at Willow buyer consultation, or see how we represent buyers in Southwest Florida. If you also own a home you need to sell first, a Townhomes at Willow home valuation or a Willow home valuation lines the sale and the purchase up.
At Townhomes at Willow the choice today is mostly a builder purchase, because no townhome resale with a price has been recorded. Buying new gives you a current-code building, a builder warranty and a plan you choose; waiting for a resale may give you finished upgrades and an estoppel, but nobody can tell you when one will list.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files and GIS ownership layer, our analysis, checked October 1, 2026; builder marketing seen September 30, 2026; Citizens Property Insurance guidance).
A new townhome is permitted under the Florida Building Code in force on its permit date and the current floodplain rules, carries new systems and comes with a written builder warranty. Citizens Property Insurance says a home “may qualify for certain mitigation roof credits due to the year built, but it will not automatically qualify for opening protection credits without a completed wind mitigation inspection form” (Citizens Property Insurance, FAQ answer 3534). You choose the plan and the options, and you are the first owner of record, which matters for the homestead and the tax bill. The trade-off is that you buy on the builder’s form, on the builder’s schedule, with construction around you.
When resales arrive, a resale buyer will be able to inspect a building as it stands, read the seller’s disclosures, hold an estoppel certificate from each association stating what is owed, and sometimes inherit upgrades a builder charges for, such as window coverings, lighting and storm protection. The trade-off is that you buy what the first owner chose, and the builder’s warranty may already be running from the first closing. Until a resale with a price is on the record, we cannot tell you whether resales here will trade above or below the builder’s releases, and we do not guess.
A builder buyer and a future resale buyer pay the same district assessment for the townhome class, live under the same two associations and the same recorded Declaration, and read the same 2025 flood map. The county tax bill resets for both, because a sale ends the previous owner’s assessed value. The practical difference is who drafts the contract, what you can negotiate and how fast you can move in.
Florida’s new-construction deposit statute, Fla. Stat. 501.1375, protects a buyer’s deposit in escrow only up to 10 percent of the price, and the buyer can waive even that protection in writing. Read the builder’s written warranty for what it covers and for how long, and have an independent inspector look at the building before you close. Never sign a builder’s contract that waives the escrow without reading what the deposit pays for.
A builder townhome has a completion date the builder controls. If you must sell a home first, or your lease ends on a fixed date, the two schedules need one plan, and the builder’s remedy if the date slips belongs in writing before you sign. A buyer who needs a home on a fixed date can also look at a finished unit the builder is ready to close, if one is offered, or at a resale elsewhere in Willow, which our Willow buyer guide covers.
Yes. A buyer at Townhomes at Willow can bring their own agent when buying from Lennar, whose name is on the county’s plat petitions, and the time to bring the agent in is before the first model visit or website sign-up. Builders set their own buyer-representation terms in their own paperwork, which we did not read.
Data updated: October 2026 (Charlotte County plat petitions; builder marketing seen September 30, 2026; NAR and Florida Realtors practice guidance; Fla. Stat. 475.278).
In a phase where the builder is the only seller with a price on the street, a buyer can easily meet the builder before meeting an agent. Some builders tie buyer-agent participation to registering the agent at the buyer’s first contact, which can include a website form or a sales-center visit. We did not read Lennar’s buyer-agent terms, so we state no builder’s rule. What we tell every Townhomes at Willow buyer is simple: tell the sales team at your first contact that you are working with a realtor, and ask the builder in writing how it handles buyer representation.
The sales representative at a builder’s model works for the builder. That representative can explain the plans, the options and the schedule. The representative is not there to compare the builder’s price with the rest of Willow, to tell you which district figure belongs in the contract, or to read the townhome Declaration’s insurance article with you. A buyer’s agent works for you, and in Florida the brokerage relationship you sign decides what duties the agent owes, which the compensation section below explains.
Whether a builder pays a buyer’s agent, and on what terms, is set by the builder and by your written agreement with your agent. Since August 17, 2024, an agent who is an MLS participant must have a buyer sign a written agreement before they tour a home together, and that agreement must state compensation that is specific and fully negotiable. Read our compensation section below for the 2026 forms, then read how we represent buyers or call Marc at (239) 287-5873 before you walk a builder’s model.
Our guide to new construction in Punta Gorda walks through builder contracts and what to inspect across the city, and the principles in it apply at Townhomes at Willow as they do anywhere. The difference here is the stack of documents that sits above an attached home: a district, a master association and a townhome association.
A Townhomes at Willow builder contract should name the plat lot number, state the price and what it includes, carry the district’s boldfaced disclosure, state the townhome class and assessment, explain the deposit and escrow, give a completion schedule and attach the warranty. Read it against both Declarations and the district budget before you sign.
Data updated: October 2026 (Tuckers Pointe CDD fiscal year 2027 adopted budget; Series 2026 offering statement; Fla. Stat. 190.048, 720.401 and 501.1375, fetched October 1, 2026).
This is a checklist of questions, not legal advice. A builder’s contract is the builder’s form, and a real estate attorney can tell you what its clauses mean in Florida. We do not state what Lennar’s contract contains, because we did not read it.
Under section 190.048 of the Florida Statutes, every contract for the initial sale of a parcel or residential unit in a community development district must carry, immediately before the purchaser’s signature and in boldfaced type larger than the rest of the contract, a statement that the district “MAY IMPOSE AND LEVY TAXES OR ASSESSMENTS, OR BOTH TAXES AND ASSESSMENTS, ON THIS PROPERTY,” and that they are “IN ADDITION TO COUNTY AND OTHER LOCAL GOVERNMENTAL TAXES AND ASSESSMENTS.” If your builder contract does not carry it, ask why before you sign. Then ask for the townhome class and the dollar figures in writing: $213.20 of operations and maintenance and $900.00 of debt service in fiscal 2027, before collection costs, and the $12,581.23 principal assigned to the lot.
Florida limits how much of a new-construction deposit the law protects in escrow, as covered above under Fla. Stat. 501.1375, and a buyer can waive that protection in writing. Ask who holds the deposit, when it is released to the builder, what it can be spent on, and what you recover if the builder cannot deliver or you terminate under a contract right.
The contract should attach the plan set and a specification sheet that names the roof covering, the windows, the exterior doors and the garage door, with their product approvals. On an attached home, also ask how the walls between units are built and what the Declaration says about maintaining and repairing them, because a shared wall and a shared roof line make some repairs a building matter rather than a unit matter.
Ask for the builder’s written warranty before you sign. Ask what it covers, for how long, when the clock starts, how you submit a claim and whether it transfers to a later owner. On an attached home, ask which parts of the building the warranty treats as yours and which as the association’s.
Look for any clause that sends disputes to arbitration, limits what you can recover, requires you to waive rights or lets the builder substitute materials. A real estate attorney can tell you what each means in Florida.
We read your builder’s contract with you against this checklist, mark every blank that the district budget, the Declarations or the flood file should fill, and tell you which points we would negotiate. We cannot tell you what a contract’s legal effect is, and we say when a question belongs to your attorney.
The Tuckers Pointe Community Development District assesses each Townhomes at Willow lot in its Area Two townhome class: $1,113.20 a year in the fiscal 2027 adopted budget before collection costs, $213.20 for operations and maintenance and $900.00 for debt service, with $12,581.23 of Series 2026 principal assigned to each townhome.
Data updated: October 2026 (Tuckers Pointe CDD fiscal year 2026 and 2027 adopted budgets; Series 2026 offering statement; Florida Statutes chapter 190; read September 30 and October 1, 2026).
A community development district is a unit of special-purpose local government under Chapter 190 of the Florida Statutes. The Tuckers Pointe district was created by Charlotte County Ordinance 2021-030 in July 2021 and covers 507.08 acres (Charlotte County Ordinance 2021-030). It borrowed to build Willow’s roads, drainage and utilities, and it repays those bonds through annual assessments on the lots that benefit. Its assessments are first liens on the property, co-equal with county taxes, as the offering statement notes.
The district assesses Willow in two areas. Area One is Phase 1, the single-family plat already on the county tax roll. Area Two is Phases 2 to 4, and Townhomes at Willow is Phase 4. The two areas carry different bonds and their budget figures are stated on different bases, so a townhome figure and an Area One figure are never compared in one column on this page.
| Area Two class, FY2027 adopted budget, before collection costs | Homes | Operations and maintenance | Debt service | Total |
|---|---|---|---|---|
| Townhome | 360 | $213.20 | $900.00 | $1,113.20 |
| Twin villa | 120 | $213.20 | $1,000.00 | $1,213.20 |
| Single-family, 40 ft class | 187 | $213.20 | $1,200.00 | $1,413.20 |
| Single-family, 50 ft class | 281 | $213.20 | $1,500.00 | $1,713.20 |
| Single-family, 60 ft class | 87 | $213.20 | $1,800.00 | $2,013.20 |
Source: Tuckers Pointe CDD, adopted budget, fiscal year 2027. The 360 townhome homes in this table are the same 360 lots as the plat. The fiscal 2026 budget showed a townhome total of $567.12, before the Series 2026 bonds were issued (Tuckers Pointe CDD, adopted budget, fiscal year 2026).
The district’s methodology allocates benefit by equivalent residential unit, a weight for each product. The offering statement gives the weights as 0.60 for a townhome, 0.70 for a twin villa, 0.80 for a 40-foot lot, 1.00 for a 50-foot lot and 1.20 for a 60-foot lot. A townhome’s $900 of debt service is 0.60 of the 50-foot lot’s $1,500, which is exactly how the weights say it should fall (our arithmetic). The $213.20 operations and maintenance share is the same for every Area Two class.
The offering statement’s assessment table gives three townhome numbers a buyer should know apart (Tuckers Pointe CDD, Series 2026 offering statement):
| Series 2026, townhome | Amount | What it is |
|---|---|---|
| Par (principal) per townhome | $12,581.23 | The share of the bonds assigned to the lot, which is the prepayment balance |
| Annual debt service, principal and interest | $899.86 | What the bonds cost the lot each year before collection costs |
| Annual amount on the county tax bill in March | $957.30 | The same debt service grossed up for collection cost and the 4 percent early-payment discount |
The $957.30 covers debt service only. The operations and maintenance line is added on top, and the documents we read do not state its grossed-up tax-bill figure, so we print no combined bill. Information not available at time of publishing (checked 2026-10-01).
The offering statement says the 2026 assessments were assigned to Area Two lots on a first-platted, first-assigned basis and were initially levied on 641 platted lots and about 98.41 unplatted acres planned for 394 lots. The townhome plat’s 360 lots and Phase 2’s 281 lots add to 641 (our arithmetic; the offering statement does not say which plats make up the 641). Ask the district manager to confirm the assessment roll line for your lot before you sign.
An owner may prepay the entire Series 2026 assessment on a parcel at any time, with interest accrued to the next interest date, and no early-payment discount applies to a prepayment; an owner may also pay the principal balance without interest within 30 days after the project is completed and accepted by the district. The district’s board approved a true-up agreement, a completion agreement, a collateral assignment, a lien of record and a notice of special assessments with the developer and the landbank on June 5, 2026 (Tuckers Pointe CDD, minutes of June 5, 2026). The agreements themselves set who covers a shortfall if fewer lots are platted than planned, and the district manager can tell you how they apply to your lot.
| Series 2026 bonds | Amount | Interest | Maturity |
|---|---|---|---|
| Term bond | $3,875,000 | 4.5 percent | 2036 |
| Term bond | $6,390,000 | 5.45 percent | 2046 |
| Term bond | $7,160,000 | 5.8 percent | 2053 |
| Total | $17,425,000 |
Source: Tuckers Pointe CDD, Series 2026 offering statement. The bonds refunded a $13,500,000 Series 2022 note and funded part of the Area Two project, which the district’s engineer estimates at $26,085,400. They are not rated and were offered to accredited investors.
A Townhomes at Willow owner belongs to two associations: Willow Homeowners Association, Inc., the master association for the whole community, and Townhomes at Willow Homeowners Association, Inc., filed September 10, 2025 for the townhome neighborhood. Neither has published a budget or a dues schedule, and both are led by officers listing the builder’s office.
Data updated: October 2026 (Florida Division of Corporations detail pages and articles, read October 1, 2026; Series 2026 offering statement).
Willow Homeowners Association, Inc., document N23000010778, filed September 7, 2023 and active, is the master association for Willow. Its amended and restated articles of March 19, 2024 make all owners of lots within Willow members, allow it to levy assessments and adopt rules, and make it the entity responsible for the surface water management system permitted by the Southwest Florida Water Management District unless that system is conveyed to another entity (Florida Division of Corporations, Willow Homeowners Association, Inc.; amended and restated articles, filed March 19, 2024). A townhome owner is therefore expected to belong to both associations and to pay both.
The Florida Division of Corporations detail page, read October 1, 2026, shows (Florida Division of Corporations, Townhomes at Willow Homeowners Association, Inc.):
| Field | As filed |
|---|---|
| Name | Townhomes at Willow Homeowners Association, Inc. |
| Type | Florida not-for-profit corporation |
| Document number | N25000011687 |
| Filed | September 10, 2025 |
| Status | Active |
| Principal address | 10481 Six Mile Cypress Parkway, Fort Myers |
| Mailing address | 12734 Kenwood Lane, Suite 49, Fort Myers (changed June 15, 2026) |
| Registered agent | Tropical Isles Management Services, Inc., same Kenwood Lane address (changed June 15, 2026) |
| Officers and directors | Three, all listing 10481 Six Mile Cypress Parkway |
| Annual report | 2026, filed June 15, 2026 |
The principal address and the officers’ address are the same address Lennar Homes, LLC used on its plat petitions, and the same three people serve as officers of the master association. Our reading is that both boards are still under developer control, which is normal for a new Florida community before turnover to the owners.
The association’s articles, filed September 10, 2025, describe a residential homeowners association under Chapter 720 of the Florida Statutes whose job is to enforce the covenants for “the residential neighborhood known as Townhomes at Willow,” with all owners of lots there as members and a perpetual existence (Florida Division of Corporations, articles of incorporation, filed September 10, 2025). The articles say what the association is. The Declaration says what it requires of you, and the Declaration was not available to us.
The state’s record names a registered agent, Tropical Isles Management Services, Inc., not a manager. A registered agent receives legal papers; it may or may not run the association day to day. Manager of record for Townhomes at Willow: Information not available at time of publishing (checked 2026-10-01). Ask the builder or the association, in writing, who manages the association and where its official records are kept.
While the developer controls a board, the developer’s appointees adopt the budget, set the first assessments and approve the first rules. Turnover to the owners comes later under the Declaration and Chapter 720. For a buyer that has two practical effects: the first budget you see may change after turnover, and the reserves and insurance decisions the owners inherit are the ones the developer board made. Ask when turnover is expected, and read the first budget’s reserve lines with that in mind.
The real number lives in three documents, and a buyer is entitled to see them before closing:
Builder marketing pages print their own monthly HOA figures, and the figures we have seen do not reconcile with the offering statement’s annual range or with each other. So we print none of them. Townhomes at Willow association dues: Information not available at time of publishing (checked 2026-10-01).
Owning at Townhomes at Willow means four layers of cost: county property tax at Willow’s 15.0855 mill rate for 2025, the Tuckers Pointe district’s townhome assessment of $1,113.20 a year in the fiscal 2027 budget before collection costs, master association dues the offering statement only estimates, and townhome association dues that are unpublished.
Data updated: October 2026 (Tuckers Pointe CDD fiscal year 2027 adopted budget; Series 2026 offering statement; Charlotte County Property Appraiser 2025 final rates and 2026 proposed rates; read September 30 and October 1, 2026).
| Layer | Amount for a townhome | Period | Source |
|---|---|---|---|
| Tuckers Pointe district, operations and maintenance | $213.20 | Annual, fiscal 2027, before collection costs | FY2027 budget |
| Tuckers Pointe district, debt service | $900.00 | Annual, fiscal 2027, before collection costs | FY2027 budget |
| District total, townhome class | $1,113.20 | Annual, fiscal 2027 | FY2027 budget |
| District principal assigned per townhome (par) | $12,581.23 | Balance, repaid through the debt service | Offering statement |
| Willow Homeowners Association, Inc. (master) | About $2,116 to $3,804 per unit, an estimate covering all Willow products | Annual | Offering statement |
| Townhomes at Willow Homeowners Association, Inc. | Unpublished | Unpublished | Information not available at time of publishing (checked 2026-10-01). |
| County ad valorem tax, tax district 105 | 15.0855 mills for 2025; 2026 proposed 15.4046 mills | Annual | 2025 final rates; 2026 proposed rates |
| County fire rescue and stormwater programs | Unpublished at lot level | Annual | Charlotte County MSBU public site |
| Capital contribution, transfer or resale fees | Unpublished | At closing | Information not available at time of publishing (checked 2026-10-01). |
| Homeowners or walls-in policy and flood insurance | Unpublished (no quotes) | Annual | Information not available at time of publishing (checked 2026-10-01). |
Three cautions. First, the district’s townhome figures are its budget amounts before the gross-up for county collection costs and the early-payment discount; once townhome lots move onto the county tax roll, the bill line will be on a different basis, and the offering statement’s own March tax-bill figure for debt service is $957.30. Second, the master association range is one estimate for every Willow product, from townhomes to 60-foot lots. Third, the county tax depends on your home’s taxable value, which no townhome has yet on the roll, so we show the rate and not a bill.
A mill is $1 per $1,000 of taxable value, so 15.0855 mills is $1,508.55 per $100,000 of taxable value (our arithmetic). Tax district 105 carries no City of Punta Gorda levy, because the townhomes are in unincorporated Charlotte County (Charlotte County Property Appraiser, 2025 final rates). Your taxable value is set by the Property Appraiser after the home is on the roll, less any homestead exemption you qualify for, which the property tax section below explains.
We have documents for step 1 and the rate for step 4. Steps 2, 3 and 5 wait on documents that are not public yet, and we would rather leave them blank than fill them with a marketing number.
A Townhomes at Willow buyer should hold the district’s boldfaced disclosure under section 190.048 in the builder contract, a section 720.401 disclosure summary from each of the two associations before signing, and, on any later resale, an estoppel certificate from each association, plus the property tax and flood disclosures Florida requires.
Data updated: October 2026 (Florida Statutes 2026, Florida Senate, fetched October 1, 2026).
On the first sale of each townhome, the builder’s contract must carry the community development district disclosure in boldfaced type, larger than the rest of the contract, immediately before the buyer’s signature (section 190.048, Florida Statutes). It warns that the district may levy taxes or assessments on the property in addition to county taxes. It does not state the dollar amount, which is why you ask for the townhome class in writing as well.
A buyer of a home in a homeowners association must receive a disclosure summary “before executing the contract for sale.” The contract must carry a conspicuous clause that lets the buyer void it “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” and that right “may not be waived by the purchaser but terminates at closing” (section 720.401, Florida Statutes). At Townhomes at Willow, with two associations, ask for the summary for each.
On a resale, an association must issue an estoppel certificate within 10 business days of a request, and if it fails to deliver in that time, no fee is owed for it. Florida caps what an association may charge, with added amounts for expedited delivery and for a delinquent account (section 720.30851, Florida Statutes). A Townhomes at Willow resale needs one from each association.
Under section 720.3085, a buyer is jointly and severally liable with the seller for assessments that are due when the title transfers. That is why the estoppel figures are paid at closing, and why a closing agent will not close without them.
The contract must warn the buyer not to rely on the seller’s current property taxes, because a sale can change the assessed value (section 689.261, Florida Statutes). On a new townhome the gap can be large: the lot may have been assessed as vacant land, and nothing on the roll yet reflects a finished home.
A residential seller must disclose, at or before the time the sales contract is executed, any flood damage during ownership, any flood insurance claim, including under the National Flood Insurance Program, and any federal assistance for flood damage (section 689.302, Florida Statutes). On a builder sale, ask the builder to answer the same questions in writing for the lot and the building.
At Townhomes at Willow the recorded townhome Declaration decides pets, leasing, parking, exterior maintenance, the roof, the party walls and whether the association or the owner insures the building. It was not in the public record on October 1, 2026, so each answer is governed by the Declaration and rules, read in the disclosure package.
Data updated: October 2026 (Florida Division of Corporations; Charlotte County Clerk of Court official records portal; Florida Statutes chapter 720; read October 1, 2026).
We looked for a recorded Declaration of Covenants, Conditions and Restrictions for Townhomes at Willow, any supplemental declaration under the Willow master Declaration that annexes the townhome plat, the townhome association’s bylaws, its rules and any architectural guidelines. None was retrievable as a public document. Information not available at time of publishing (checked 2026-10-01). The research for our Willow guide reached the same result for the master Declaration.
For an attached townhome, the Declaration answers the expensive questions: whether the association or the owner insures the building, who repairs the roof and the exterior walls, whether there are party-wall rules between units, how reserves are funded, what an owner may change outside, and whether the association can approve or reject a lease or a buyer. A buyer who reads it before signing knows what kind of insurance policy to buy and what the dues will have to pay for.
The number, size and breed limits for pets, leash rules and any restrictions on pets in common areas at Townhomes at Willow: governed by the Declaration and rules, read in the disclosure package. Information not available at time of publishing (checked 2026-10-01). Federal and state fair housing law separately protects assistance animals.
Leasing at Townhomes at Willow is governed by the townhome Declaration and the master Declaration, read in the disclosure package. No minimum lease term, leasing cap, approval process or short-term rental rule appears in any public document we read. Separately from the association, Florida requires vacation rental operators to be licensed by the Department of Business and Professional Regulation and to remit the county’s tourist development tax (Florida DBPR, lodging and vacation rentals; Charlotte County Tax Collector, tourist tax). An association rule can still forbid what the state would license.
How many vehicles a townhome may keep, whether garage parking is required, where guests park, and whether boats, trailers, recreational vehicles or commercial vehicles are allowed: governed by the Declaration and rules, read in the disclosure package. The county’s site plan letter requires roadways with at least 20 feet of clear space for fire access (DRC-24-229); guest parking counts are on the site plan sheets, which were not readable to us.
Who maintains the roofs, exterior walls, paint, lawns and irrigation, who repairs a shared wall, and who insures the building shell at Townhomes at Willow: governed by the Declaration and rules, read in the disclosure package. This is the single most important document question at a townhome community, because it decides your insurance form, your repair budget and what the association’s reserves must cover.
Exterior changes on an attached townhome, from hurricane shutters to screen enclosures, patios and paint colors, normally need association approval and a county permit. At Townhomes at Willow the approval process is governed by the Declaration and rules, read in the disclosure package, and the county permit runs through Charlotte County Community Development.
No age restriction appears in Charlotte County Ordinance 2022-059, the townhome plat letters, the district’s documents or the townhome association’s state filings. A community that wants to qualify for the housing-for-older-persons exemption must say so in its recorded documents and follow published policies, and we found nothing of that kind. The recorded Declaration controls; confirm it there before you rely on the answer.
Insurance at Townhomes at Willow turns on one document. If the townhome Declaration makes the association insure the buildings, an owner typically carries a walls-in policy, often written as an HO-6; if each owner insures the whole unit, a full homeowners policy, often an HO-3, applies. The Declaration was not public on October 1, 2026.
Data updated: October 2026 (Citizens Property Insurance; Florida Office of Insurance Regulation; FEMA; read September 30 and October 1, 2026).
A fee-simple townhome in a Florida homeowners association can be insured either way, depending on the governing documents. Where the association insures the roof and exterior walls under a master policy, the owner’s policy covers the interior, contents, liability and any loss assessment. Where the owner owns and insures the whole structure, the owner needs a full dwelling policy, and the association’s policy covers only common areas. At Townhomes at Willow, HO-3 versus HO-6 is a Declaration question. Do not bind a policy until you have read the insurance article of the townhome Declaration.
A premium depends on the building, the carrier, the year, the deductibles and the policy form. We obtained no quotes, and no public record gives a Townhomes at Willow figure. Information not available at time of publishing (checked 2026-10-01). Ask at least two sources, including an independent agent, to quote the actual unit, and give them the plan, the permit year and the roof and window specifications.
Citizens Property Insurance says a new home may qualify for roof credits due to the year built but will not automatically qualify for opening protection credits without a completed wind mitigation inspection form (Citizens Property Insurance, FAQ answer 3534). The Office of Insurance Regulation says a completed form is valid for up to five years and that insurers must post their mitigation discounts (Florida Office of Insurance Regulation, wind mitigation resources). For a new townhome, ask the builder for the documents an inspector needs: window and door product approvals, roof attachment details and the permit file.
If the association carries a master policy, a large deductible after a storm can become a special assessment on every owner. Many owner policies offer loss assessment coverage for that. Whether it matters at Townhomes at Willow depends on whether a master policy exists, which, again, the Declaration decides.
Zone X does not mean no risk. FEMA reports that 29 percent of National Flood Insurance Program claims from 2014 through 2024 came from outside high-risk areas, that flood insurance is available in every zone, and that most homeowners policies exclude flood (FEMA, flood insurance). Charlotte County’s Community Rating System Class 5 status carries a 25 percent discount on flood premiums (WINK News, September 9, 2025), and FEMA says that discount applies to every policy in the community (FEMA, Risk Rating 2.0).
On a resale, the inspection period is the window to get quotes; on a builder contract, ask whether any insurance contingency exists before you sign. Either way, get binding quotes on the actual unit, on the right policy form, before your deposit goes hard.
Townhomes at Willow sits on FEMA FIRM panel 12015C0430G, effective December 15, 2022, as revised by Letter of Map Revision 24-04-2434P, effective March 24, 2025. Every interior point we tested in the townhome tract on October 1, 2026 returned Zone X; a rear lot-line point on the north end of Sunset Serenade Drive returned Zone AE at 23.9 feet.
Data updated: October 2026 (FEMA National Flood Hazard Layer, flood hazard zones, FIRM panels and LOMR layers, queried October 1, 2026; Federal Register notice of April 17, 2025).
We took points from the county’s parcel layer on each townhome street, placed them inside the parcels and queried FEMA’s National Flood Hazard Layer on October 1, 2026 (FEMA National Flood Hazard Layer).
| Test point | FEMA zone | Base flood elevation (feet, NAVD88) |
|---|---|---|
| Sunset Serenade Drive, southwest end | X, area of minimal flood hazard | none |
| Sunset Serenade Drive, north end, rear lot line | AE | 23.9 |
| Sunset Serenade Drive, north end, same parcel interior | X | none |
| Catkin Lane | X | none |
| Serenity Sound Lane | X | none |
| Sweet Meadow Drive | X | none |
| Crescent Creek Road | X | none |
Source: FEMA National Flood Hazard Layer, our queries of October 1, 2026, every result citing the 2025 map revision. The FIRM panel layer returned 12015C0430G, effective December 15, 2022; the revision layer returned case 24-04-2434P, status Effective, effective March 24, 2025 (FEMA, LOMR layer).
The one special flood hazard result we found sits on the rear lot line of a north-end parcel on Sunset Serenade Drive, and the interior of the same parcel is Zone X. Our reading is that an AE polygon touches the rear edge of some north-end parcels on that street. If you are offered a unit there, ask the lender for its flood zone determination on the building footprint and ask the builder for the elevation certificate before you sign.
Our Willow guide’s intersection of the current FEMA zones with the townhome plat outline, about 31.3 acres, found about 94.0 percent in Zone X, 2.4 percent in Zone AE at 23.7 feet, 1.9 percent in Zone AE at 23.9 feet, 1.4 percent in Zone AH at 22.8 feet and 0.3 percent in Zone D (our analysis of the FEMA layer, September 30, 2026). The special flood hazard ground is mostly at the edges and in stormwater areas.
Under the 2022 flood map the whole Willow area was Zone D, a possible but undetermined hazard. The 2025 Letter of Map Revision re-mapped it into Zones X, AH and AE, and the Federal Register carried the notice on April 17, 2025 for Charlotte County unincorporated areas, community 120061 (Federal Register, April 17, 2025). Several older map layers still show Zone D, so a flyer printed from an old map can be wrong. We could not read the revision’s determination letter, so we do not say why the map changed.
FEMA’s flood requirement turns on where the building sits, not the parcel outline. A lender’s flood zone determination and the building’s elevation certificate settle it for a specific townhome. Charlotte County requires an elevation certificate during construction where one applies (Charlotte County, elevation certificates). Whether one exists for your unit: Information not available at time of publishing (checked 2026-10-01). FEMA’s flood risk explainer is a plain-language starting point.
Townhomes at Willow sits in Charlotte County Evacuation Zone D at both points we queried on October 1, 2026, and no evacuation order we found for Hurricane Ian, Helene or Milton named Zone D. Wind is the larger design factor: our Willow guide interpolates the ASCE 7-22 map to about 151 mph for Willow.
Data updated: October 2026 (Charlotte County StormSurgeEvacuationZones feature service, queried October 1, 2026; Charlotte County Emergency Management; National Hurricane Center reports; Florida Geographic Data Library wind contours; Florida Building Commission).
We queried the county’s evacuation zone service at two points inside the townhome tract, one on Catkin Lane and one at the southwest end of Sunset Serenade Drive, and both returned Zone D (Charlotte County StormSurgeEvacuationZones feature service). The county says zones “are not based solely on the elevation of your residence” (Charlotte County, Know Your Zone), and its address lookup is the authority for any one home.
For Hurricane Ian in 2022 the county ordered Zones A and B, the barrier islands and mobile homes; for Helene in 2024, barrier islands, low-lying areas and manufactured homes; for Milton in 2024, Zones A, B and C plus mobile and manufactured homes (Charlotte County, Storm Recovery). Zone D was not named in any of those orders. That is a record of past orders, not a promise about the next storm.
Hurricane Ian made landfall near Punta Gorda on September 28, 2022 at about 125 knots (National Hurricane Center, Ian report), more than three years before the townhome plat was recorded, and Hurricane Charley struck the same coast in 2004 (National Hurricane Center, Charley report). No Townhomes at Willow building existed for Charley, Ian, Helene or Milton, so there is no storm history to report for these homes.
Our Willow guide interpolates the ASCE 7-22 wind contours to about 151 mph at the center of Willow (Florida Geographic Data Library, wind speed data history). The Florida Building Code’s wind-borne debris region covers anywhere the ultimate wind speed is 140 mph or more (Florida Building Commission, wind-borne debris region report), so on that reading glazed openings need impact protection. That is our reading, not a county determination; the permitted plan set for your building states the design wind speed that governs it.
Attached homes share walls and often share a roof line, so storm preparation is partly a building matter. Who installs shutters on common windows, who secures the roof and who files a claim for a shared element are governed by the Declaration and rules, read in the disclosure package. Ask the builder for the product approval numbers of the windows, doors and garage door on your unit.
Townhomes at Willow is zoned to East Elementary, Punta Gorda Middle and Charlotte High, all in Charlotte County Public Schools. We ran five townhome addresses on four streets through the district’s Boundary Locator on October 1, 2026, and every one returned that trio. The state’s 2025-26 grades are B, A and B.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator, queried October 1, 2026; Florida Department of Education School Grades 2026).
We took townhome addresses from the county’s parcel layer and ran each through the lookup behind the district’s public Boundary Locator with ZIP code 33955 (Charlotte County Public Schools, Boundary Locator service). We do not print house numbers.
| Street | Addresses checked | Result |
|---|---|---|
| Crescent Creek Road | 2 | East Elementary, Punta Gorda Middle, Charlotte High |
| Sweet Meadow Drive | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
| Sunset Serenade Drive | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
| Catkin Lane | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
As a control, a made-up house number on Crescent Creek Road returned no schools, so the tool matches real addresses only. The district calls the tool “only a guide”; use the exact address with ZIP 33955 and confirm with the school.
| School | Address | 2025-26 grade | 2024-25 grade |
|---|---|---|---|
| East Elementary | 27050 Fairway Drive, Punta Gorda | B | B |
| Punta Gorda Middle | 1001 Education Avenue, Punta Gorda | A | C |
| Charlotte High | 1250 Cooper Street, Punta Gorda | B | B |
Source: Boundary Locator results of October 1, 2026; Florida Department of Education, School Grades 2026.
The county’s final plat letter for Willow Townhomes states that it “also serves as your Certificate of Concurrency for the purpose of School Concurrency” (FP-24-05). That certificate is the county’s finding that school capacity was available for the plat; it is not a seat guarantee for any one student. Our Willow buyer guide reports that the district’s 2026-27 capacity pages showed kindergarten and grade 1 at East Elementary closed to new students and every Charlotte High grade closed to choice (East Elementary capacities; Charlotte High capacities). Zoned students are a different question from choice seats; ask the district’s enrollment office.
Choosing between Townhomes at Willow and a Willow single-family home comes down to cost layers, product and record. A townhome carries the lightest Area Two district class, $1,113.20, and a second association; a Phase 1 single-family home carries a larger Area One assessment on the tax bill, one association, a detached lot and a recorded sales history.
Data updated: October 2026 (Tuckers Pointe CDD fiscal year 2027 adopted budget; Series 2026 offering statement; Charlotte County Property Appraiser public sales files, our analysis; FEMA National Flood Hazard Layer; read September 30 and October 1, 2026).
| Question | Townhomes at Willow | Willow single-family home, Phase 1 |
|---|---|---|
| District class and FY2027 total | Area Two townhome, $1,113.20, before collection costs | Area One 40, 50 or 60 ft, $1,573.31 to $2,246.57, on the tax bill |
| District principal per home | $12,581.23 | Not published in the documents we read |
| Associations | Two: Willow master and Townhomes at Willow | One: Willow master |
| Master association dues | Offering statement estimate, about $2,116 to $3,804 a year for all products | Same estimate |
| Townhome association dues | Unpublished | None |
| Product | Attached townhome, 1,343 to 1,392 sq ft plans per the offering statement | Detached home on a 40, 50 or 60 ft class lot |
| Exterior maintenance and roof | Governed by the townhome Declaration, unpublished | Owner, subject to the master Declaration, unpublished |
| Insurance form | Walls-in or full policy, depending on the townhome Declaration | Full homeowners policy |
| Price evidence | Builder marketing only, $209,990 to $229,999 seen September 30, 2026 | 93 recorded sales on the plat in 12 months; 2025 median $330,000 on 86 sales |
| On the county tax roll | Not yet | Yes, 381 parcels |
| Builder still selling nearby | Yes | Yes, in later phases |
| Flood test | Zone X at every interior point we tested | Zone X at 45 of 46 street points in our Willow guide |
Sources: Tuckers Pointe CDD, FY2027 budget; Series 2026 offering statement; Charlotte County Property Appraiser public sales files, our analysis; FEMA National Flood Hazard Layer. The Area One and Area Two figures are on different bases: Area One includes the county’s collection costs and Area Two does not, so read each column on its own.
Choose Townhomes at Willow if the lightest district class, a smaller home, Willow’s amenity plan and an entry price inside Willow matter most, and you are comfortable reading a second association’s Declaration and budget before you sign. A buyer who wants the exterior and the lawn handled for them should also lean this way, but only after the Declaration confirms the townhome association actually does that.
Choose a Phase 1 single-family home if you want a detached lot, one association layer, a resale record you can price against today and the freedom to choose your own insurance form, and the larger district assessment and the higher recorded prices fit your budget. Our Willow buyer guide covers that side in depth.
Price both from documents: the district line, both association budgets, a county tax estimate at the purchase price and two insurance quotes. Then compare the monthly totals and the trade-offs you care about. If the two totals are close, the deciding questions are usually the shared wall, the yard and how long you plan to stay.
Buyers weighing Townhomes at Willow often look at nearby Punta Gorda communities as well. Their figures are single-family recorded sales on their own windows, printed on our guides to Heritage Landing, Burnt Store Village, Deep Creek and Punta Gorda Isles. None of their medians is a townhome median, and we do not rank them against a phase with no recorded townhome sale.
We negotiate Townhomes at Willow purchases from documents, because the county has recorded no priced townhome sale to negotiate from. The builder’s marketing range, the district’s townhome class, both associations’ budgets and the alternatives elsewhere in Willow are the evidence, and days on market and sale-to-list: Information not available at time of publishing (checked 2026-10-01).
Data updated: October 2026 (Charlotte County Property Appraiser public sales files and GIS ownership layer, our analysis; builder marketing seen September 30, 2026; Florida Realtors and The Florida Bar ASIS-7 contract).
With no recorded townhome comparable, an automated estimate has nothing to learn from, so we do not use one. We test a builder’s contract total against the builder’s own releases for the same plan, the full monthly carrying cost, and what the same money buys elsewhere in Willow and Punta Gorda. We do not claim a negotiation discount, because we have no days-on-market or sale-to-list figure for the phase and will not borrow one.
Builder sales are not one-price, and the contract has more to negotiate than the number on the front. Depending on the builder’s terms, which we did not read, we look at any premium for the unit’s position, options, closing-cost credits, rate offers, completion dates, who pays the title policy, the treatment of the district assessment at closing, and what the builder will put in writing about the buildings around yours. We do not tell you what a given builder will accept.
On a resale, price is only one term. We look at the inspection period, repairs or credits, the two estoppels and their cost, who pays each association’s transfer fee, any warranty transfer, the closing date and the personal property that stays. A buyer who has read the district budget and both Declarations can ask for the right credits.
On the Florida AS IS contract used for resales, the initial deposit is due within 3 days of the effective date, the additional deposit within 10 days, the inspection period is 15 days unless the parties change it, the loan application is due within 5 days and the loan approval period defaults to 30 days (Florida Realtors and The Florida Bar, ASIS-7 contract). A builder’s own contract may use different dates and different remedies, which is why the contract checklist above matters. We calendar every deadline in writing on day one.
A Declaration that makes the owner insure the whole building, a district figure that differs from the one in the contract, an association budget higher than the estimate, or an AE line across the rear of a lot are all negotiating points. They carry more weight inside the contract’s review periods than after them.
On a resale the deposit is held in escrow by a title company, attorney or broker and is returned if you terminate in time under the contract’s provisions. On a builder contract, Florida’s escrow protection under Fla. Stat. 501.1375 reaches only 10 percent of the price and can be waived, so we read the deposit clause before you sign. We never let a deadline pass on a deposit without a written extension in hand.
A Townhomes at Willow buyer who finances pays Florida’s documentary stamp tax on the mortgage at 35 cents per $100, the 2-mill intangible tax on the loan, recording, lender, title and inspection charges, and any association or district charges the contract assigns. In Charlotte County the seller customarily pays the owner’s title policy, and the contract controls.
Data updated: October 2026 (Florida Statutes; Florida Administrative Code; Charlotte County Clerk of the Circuit Court; retrieved September 30 and October 1, 2026).
Under Fla. Stat. 201.08 the documentary stamp tax on a recorded mortgage is $0.35 per $100 of the amount secured, and Fla. Stat. 199.133 adds a nonrecurring intangible tax of 2 mills on the loan. The deed stamp of $0.70 per $100 under Fla. Stat. 201.02 is customarily a seller cost, but the contract decides. Charlotte County’s Clerk charges $10.00 to record the first page and $8.50 for each additional page.
We use $200,000 here only because it is a round number for arithmetic. It is not a Townhomes at Willow price, and no townhome sale price is on the county record. With 20 percent down, the loan is $160,000. Mortgage stamps are $560 and the intangible tax is $320, which is $880 in state taxes on the loan. Deed stamps on a $200,000 sale would be $1,400, customarily a seller cost. This is our arithmetic from the statutory rates, not a closing estimate; your lender’s Loan Estimate is the document that binds.
| Item at a $200,000 round figure, 20 percent down | Amount | Who customarily pays |
|---|---|---|
| Mortgage documentary stamps on a $160,000 loan | $560 | Buyer |
| Intangible tax on a $160,000 loan | $320 | Buyer |
| Deed documentary stamps on $200,000 | $1,400 | Seller |
| Association capital contribution or transfer fees, each association | Information not available at time of publishing (checked 2026-10-01). | Set by the Declarations and the contract |
| District assessment proration | Depends on the lot’s billing basis | Set by the contract |
| Impact fees | Unpublished | Set by the builder’s contract |
Source: Fla. Stat. 201.08, 199.133 and 201.02, our arithmetic on a round figure.
In Charlotte County the seller customarily pays for the owner’s title insurance policy, and the contract controls; a builder’s contract may assign it its own way and may name its own closing agent. Florida sets title insurance premiums by rule, so the premium for the same coverage is the same at every title company (Rule 69O-186.003); the settlement and search fees are what vary. A buyer who is paying for a lender’s policy pays that premium separately.
Florida property taxes are paid in arrears, so the seller credits you at closing for the part of the year the seller owned the property. On a new townhome, the lot may have been assessed as land for part of the year, and the district assessment and both association fees are prorated as the contract says. Budget separately for an independent inspection, a wind mitigation report, an elevation certificate if none is on file, and a survey if your lender or title company requires one.
Townhomes at Willow property taxes start fresh: the townhome lots are not yet on the county’s 2026 roll as finished homes, so your first full bill will reflect the Property Appraiser’s value for your home and your own exemptions. The bill has an ad valorem half, at 15.0855 mills for 2025, and a non-ad valorem half.
Data updated: October 2026 (Charlotte County Property Appraiser 2025 final rates and 2026 proposed rates; Florida Statutes; retrieved September 30, 2026).
The ad valorem half multiplies each taxing authority’s millage by your taxable value after exemptions. The county’s 2025 rate chart for tax district 105 lists the county general fund at 6.0394 mills, county law enforcement at 2.1449, the Greater Charlotte Street Lighting District at 0.1907, environmentally sensitive lands at 0.2000, West Coast Inland Navigation at 0.0394, the Southwest Florida Water Management District at 0.1831 and the school levies at 3.0400 and 3.2480, for a total of 15.0855 (Charlotte County Property Appraiser, 2025 final rates). The non-ad valorem half carries service assessments and, once the townhome lots are billed on the roll, the district’s assessment. Association dues are not on the county bill, because each association bills its owners directly.
For 2026, the county’s notice of proposed taxes lists rates for district 105 that sum to 15.4046 mills, our arithmetic on the proposed rates (Charlotte County Property Appraiser, 2026 proposed rates). The final adopted 2026 rate was not available when we checked. Information not available at time of publishing (checked 2026-10-01). The tax collector’s property tax page is where to look once a parcel is assessed.
To claim homestead in Charlotte County you must hold title, be a Florida resident living in the home as your permanent residence on January 1, and file between January 1 and March 1 after the deed is recorded (Charlotte County Property Appraiser, Exemptions). The exemption is $25,000 on all levies plus an inflation-indexed additional exemption of about $25,000 on non-school levies under Fla. Stat. 196.031. A buyer who closes late in the year should plan the filing, because the first January 1 after closing sets the first exemption year.
On a new townhome, the prior bill on the lot, if any, was likely for vacant land, which is why it is a poor guide. The Florida property tax disclosure summary in Fla. Stat. 689.261 tells you not to rely on the seller’s current taxes. Budget from your purchase price and current millage, not from a lot bill or a builder’s estimate.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit, up to $500,000 of the difference, to a Townhomes at Willow homestead established within three years of January 1 of the year you left the old one, filing Form DR-501T by March 1 (Form DR-501T; Fla. Stat. 193.155). That is a timing question we plan with you before either contract is signed.
Amendment 3 is on the November 3, 2026 ballot and needs 60 percent to pass. It is not law until the voters act. The Charlotte County Property Appraiser explains the proposal on its Property Tax Amendment 3 page.
Since August 17, 2024, an MLS participant must have a Townhomes at Willow buyer sign a written agreement before they tour a home together, and that agreement must state compensation that is specific and fully negotiable. Offers of compensation no longer appear on the MLS, and a seller or builder may still agree to pay it.
The National Association of Realtors’ practice changes require MLS participants working with a buyer to sign a written agreement prior to touring a home, stating compensation that is objectively ascertainable and not open-ended, barring payment above the agreed amount from any source, and stating conspicuously that broker fees are not set by law and are fully negotiable (NAR, Summary of 2024 MLS Changes; NAR Settlement FAQs). Florida Realtors adds that a range is not allowed (Florida Realtors, NAR settlement FAQs).
Florida Realtors released updated forms effective January 5, 2026. Buyer brokerage agreements come in four versions, one for each brokerage relationship, and the single agent version includes a clause that compensation the broker receives from a seller reduces what the buyer owes (Florida Realtors, updated forms; Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa).
Fla. Stat. 475.278 presumes that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing. A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you, say so and sign the single agent version; the national settlement did not change Florida brokerage relationship law.
At Townhomes at Willow the builder is the likeliest first contact. Bring us in before the first model visit or sales call and we put you on record with the builder on its published terms, which we ask the builder to state in writing. Read how we represent buyers or call Marc at (239) 287-5873 before you walk a builder’s model.
Your lender’s rate, loan program and review of the property set what a Townhomes at Willow purchase costs each month, so we build the full monthly number from the lender’s quote, the district’s townhome line, both associations’ budgets and insurance on the right policy form. With no recorded townhome comparable yet, the appraisal deserves early attention.
Data updated: October 2026 (Federal Housing Finance Agency; U.S. Department of Housing and Urban Development; Tuckers Pointe CDD fiscal year 2027 adopted budget; retrieved September 30, 2026).
We print no loan-limit figure here. The Federal Housing Finance Agency publishes the conforming loan limit (FHFA, conforming loan limit), and HUD publishes FHA limits by area (HUD, FHA 2026 areas above the floor). The limit that applies to your loan: Information not available at time of publishing (checked 2026-10-01).
An appraiser values a home from comparable sales, and Townhomes at Willow has no priced townhome sale on the county record yet. The appraiser may reach for sales outside the phase, and a builder’s contract price may sit above or below what the appraiser finds. Ask your lender early how it handles an appraisal on a new townhome with no comparables in the same plat, and ask the builder what happens to your deposit if the appraisal comes in under the contract price.
Lenders review the property as well as the borrower. Ask your lender how it classifies a fee-simple townhome in a homeowners association, what it needs from the associations, and whether a new association with developer control and no published budget changes its review or its timeline. Bring the disclosure summaries and budgets to that conversation as soon as you have them.
Lenders count the housing payment, which for most programs includes the district assessment and the association fees along with principal, interest, taxes and insurance. Ask your lender how it will treat the townhome’s district line on the basis that applies to your lot in its first year, and bring the district’s budget page.
If the builder offers a closing-cost credit or a rate offer tied to its lender, compare the total cost over the years you expect to own the home with an outside lender’s Loan Estimate, and read what you give up, such as a choice of closing agent, to get it.
Daily life at Townhomes at Willow runs through Tuckers Grade: about 13 minutes to Punta Gorda Airport, 14 to downtown Punta Gorda and 26 to Fort Myers in free-flow driving from the Willow origin our guides measure, with the Willow master amenity plan listed in the offering statement and central water and sewer required by the county.
Data updated: October 2026 (OSRM routing measured September 30, 2026 from 11486 Willowleaf Boulevard; Series 2026 offering statement; Charlotte County Ordinance 2022-059; read September 30 and October 1, 2026).
| Destination | Minutes, free-flow | Miles |
|---|---|---|
| Punta Gorda Airport (PGD) | 13.0 | 6.6 |
| Downtown Punta Gorda, City Hall | 14.3 | 7.8 |
| Fishermen’s Village | 15.0 | 7.7 |
| Fort Myers, City Hall | 26.1 | 17.9 |
| Port Charlotte, Town Center area | 28.6 | 16.0 |
| Babcock Ranch, Founders Square | 30.4 | 22.8 |
| Cape Coral, City Hall | 30.7 | 20.2 |
| Southwest Florida International Airport (RSW) | 40.1 | 32.6 |
| Sarasota, City Hall | 71.8 | 59.8 |
Method: drive times measured with the OSRM open routing engine on September 30, 2026, from an origin at 11486 Willowleaf Boulevard near Willow’s main entrance, free-flow with no traffic. The townhome tract lies about a third of a mile south of that origin in a straight line (our arithmetic). Add time for season traffic and signals. Punta Gorda Airport lists its carriers on its own site.
Townhomes at Willow owners share Willow’s master amenity package. The offering statement lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn, with construction commenced in October 2025 and completion expected by August 2026 (Tuckers Pointe CDD, Series 2026 offering statement). We found no county or district record confirming completion, so we state no opening date, and use rights for townhome owners are set by the two Declarations. No amenity of the townhome association’s own appears in any public record we read.
The nearest full hospitals are in Port Charlotte: AdventHealth Port Charlotte at about 23.0 minutes and HCA Florida Fawcett Hospital at about 23.5 minutes, with Lee Health’s Cape Coral Hospital at about 28.0 minutes, from the same Willow origin (AdventHealth Port Charlotte; HCA Florida Fawcett Hospital; Lee Health locations). AdventHealth has announced an expansion of emergency care in Punta Gorda with no published opening date (AdventHealth, emergency care expansion in Punta Gorda).
Publix at Burnt Store Marketplace is the closest grocery our Willow buyer guide measured, at about 7.5 minutes (Publix, Burnt Store Marketplace), and Fishermen’s Village on the harbor is about 15 minutes away (Fishermen’s Village). Charlotte Harbor Preserve State Park is about 9 minutes away (Florida State Parks, Charlotte Harbor Preserve State Park), and Charlotte Flatwoods Environmental Park about 8 (Charlotte County, Charlotte Flatwoods Environmental Park). No golf course, marina or private club appears in Willow’s plat, ordinance or district documents.
The county’s planned development approval requires central potable water and sanitary sewer for every building and non-potable irrigation for common areas (PD-22-00008), and the townhome site plan letter says the plans were approved by Charlotte County Utilities (DRC-24-229). Rates for a townhome account, and which companies serve electricity, internet and trash, and whether mail is delivered to the door or to a cluster box: Information not available at time of publishing (checked 2026-10-01). Ask the builder for every provider in writing before closing.
Townhomes at Willow sits in Willow’s busiest corner for public works. Charlotte County is building Fire Station 17 at U.S. 41 and Tuckers Grade, a traffic signal at Willow’s main entrance is a condition of the approvals, a county water tower is approved nearby, and Willow’s own later phases are still under construction around the townhomes.
Data updated: October 2026 (Charlotte County project pages and decision letters; Tuckers Pointe CDD; read September 30 and October 1, 2026).
The county’s project page describes a 12,983-square-foot station at the northwest corner of Tamiami Trail, Green Gulf Boulevard and Tuckers Grade, funded by the 2020 sales tax, with construction projected from February 15, 2025 to March 27, 2027 (Charlotte County, Fire Station 17). Until it opens, Station 05 responds to Willow. A projected date is not a completion, and we report no opening.
County development review letters require a traffic signal at Willow’s main entrance and Tuckers Grade, at the developer’s cost, turned over for county acceptance before the 354th residential certificate of occupancy is issued (Charlotte County, DRC-24-046). Whether it has been built is not stated in any record we read. Information not available at time of publishing (checked 2026-10-01).
The Board of Zoning Appeals approved a special exception and a height variance on October 8, 2025 for a county water tower of up to 190 feet at 27544 Green Gulf Boulevard (Charlotte County, SE-25-009; Charlotte County, water tower project), on county land near the U.S. 41 and Tuckers Grade corner. A buyer who cares about the view west from Sunset Serenade Drive should look at the site plan file.
Willow’s Phase 2 plat was recorded in March 2026, Phase 3 appears on the county’s subdivision layer as a 2026 plat, and the district’s engineer describes about 71 acres of stormwater lakes still to be excavated for Area Two (Tuckers Pointe CDD, agenda packet of March 19, 2026). A Townhomes at Willow owner should expect construction traffic and noise nearby for as long as the later phases take; no schedule is published.
The county adopted a route on September 24, 2024 to extend Tuckers Grade west from U.S. 41 to Burnt Store Road, and states that design, right of way and construction are unfunded (Charlotte County, Burnt Store Road East-West Connector). It would begin at the corner nearest the townhomes. No construction schedule is published.
The pros of Townhomes at Willow for a buyer are the lightest Area Two district class, new construction, a Zone X result at every interior point we tested and Willow’s amenity plan. The cons are unpublished dues, an unread Declaration, no recorded townhome sale to price from, two associations and a builder still building around you.
Data updated: October 2026 (Tuckers Pointe CDD; Series 2026 offering statement; FEMA National Flood Hazard Layer; Charlotte County; Charlotte County Public Schools; read September 30 and October 1, 2026).
The pros are mostly about the home and the district line: new, light on district debt and mapped out of the special flood hazard area for the most part. The cons are mostly about documents that are not public yet. None of the cons is a reason to walk away. Each is a reason to ask for a document before you sign, and we will help you gather them.
We find the right Townhomes at Willow unit by screening each lot for what a sales sheet does not show before you tour it: the district class in writing, both associations’ paperwork, the flood result for the building, the construction schedule around it and the builder’s recurring charges. Then we tour the few that survive.
We start with the full monthly carrying cost you are comfortable with: the mortgage at your lender’s quoted rate, the county tax at the post-sale value, the district’s townhome line, both associations’ assessments, and insurance on the policy form the Declaration requires. Where a figure is still unpublished, we tell you which number is open.
We compare buildings and streets: an end unit or an interior unit, the street’s flood result, what faces the unit, and where it sits relative to U.S. 41, the water tower site and the later phases. Those differences decide daily life in an attached home more than a finish package does.
For every unit that survives we pull the plat lot number, the district class, the FEMA zone for the building under the 2025 map, any elevation certificate, the tracts that touch the lot on the plat and the permit history. Units we hear about before they are released go through the same screen.
A Townhomes at Willow tour looks at the shared walls and the roof line, the garage, the grading and drainage around the building, what is built and what is vacant nearby, and the state of construction. We also ask the sales team about the amenity center’s status, because a model is not the community you will live in.
If you want us to start the file, call Marc at (239) 287-5873 or book a Townhomes at Willow buyer consultation.
If you are also selling a Florida home to buy at Townhomes at Willow, the two transactions need one plan: the sale funds the purchase, the closing dates must line up with the builder’s schedule, and a Florida homestead may carry portable Save Our Homes savings into the new home. We run both sides so neither date surprises you.
If you are moving within the community, start with a free Townhomes at Willow home valuation or, for a single-family home, a free Willow home valuation. When you are ready to list, our guides to selling your home in Townhomes at Willow and selling your home in Willow explain how we price a resale against the builder next door. Call Jesse direct at (239) 898-6072.
A to-be-built townhome has a schedule the builder controls, and a sale you must close first has a date you control. We map both before you sign, and we ask the builder for the completion estimate and the remedy if it slips, as covered in the contract section above.
For a home in the city or another Punta Gorda neighborhood, start with a Punta Gorda home valuation or read how we sell homes in Punta Gorda. Jesse runs the pricing conversation, and he can be reached direct at (239) 898-6072.
A custom Townhomes at Willow listing alert tells you about the right unit the day it reaches the market. With the builder releasing its own buildings and the first owner resales still to come, the buyers who see a correctly priced townhome first are the ones who get to tour it and write the first offer.
Price and bedrooms are the least useful filters at Townhomes at Willow. The ones that matter are the street, because the flood result and the surrounding construction change street by street, end unit or interior unit, whether the listing is a resale or a builder release, and whether the seller has both associations’ documents ready.
To see every active home, browse our team’s search on DomainRealtyGroup.com, or tell us your criteria and we will build the saved search and send you the link. The alerts route to Jesse and Marc as well, so when something matches you hear from a person. Call Marc at (239) 287-5873, or use the Townhomes at Willow buyer consultation form.
The Townhomes at Willow buyer consultation is a working session, not a sales meeting: we take your monthly carrying number, set the townhome against a Willow single-family home, flag the units that need a closer look at the flood file, and give you the document list for the buildings you like. There is no charge and no obligation.
A carrying-cost model with the district’s townhome line and both associations separated from the mortgage; the builder’s current price evidence set against the rest of Willow; the FEMA zone and any elevation certificate for any address you name; a read of the builder contract against the checklist in this guide; and an estimate of your cash to close from the state figures in this guide.
Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home and might have portability to carry, whether you want an attached home or a detached one, and whether the amenity center, the school assignment or the drive to Punta Gorda Airport decides it for you.
Use the Townhomes at Willow buyer consultation form, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar is a top-reviewed Townhomes at Willow realtor on Google, and the quotes below are five-star Google reviews from clients McGreevy and Comisar represented, reproduced word for word. They are not Townhomes at Willow transactions unless the client says so, and we do not display an aggregate rating.
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” Verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Verified Google review
These are the Townhomes at Willow questions a buyer will ask that no public primary source we could read on October 1, 2026 answered. We would rather name the gap and the document that closes it than print a number from a sales sheet, and each item below names who settles it.
These Townhomes at Willow buyer questions are answered from the county’s plat and site plan letters, its GIS layers, the Tuckers Pointe district’s budget and bond offering, the state’s corporate records, FEMA’s map and the Florida Statutes, read September 30 and October 1, 2026. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer every one from the record, and where the record stops the answer says so.
Townhomes at Willow is the 360-home townhome phase of Willow in Punta Gorda, recorded as the plat Willow Townhomes in Plat Book 28 in February 2026, with its own association, Townhomes at Willow Homeowners Association, Inc., under the Willow master association. Our Townhomes at Willow guide covers the plat and its history in full.
North of Tuckers Grade, east of U.S. 41, south of Cloverly Lane and west of Willowleaf Boulevard, in unincorporated Charlotte County with a Punta Gorda 33955 address, per the county’s plat letters.
No. Townhomes at Willow is in unincorporated Charlotte County, tax district 105, so the county handles permits and zoning and no City of Punta Gorda tax applies.
360 lots on 31.41 acres, plus 20 tracts, per the county’s plat letters, and the district counts the same 360 homes in its townhome class.
The district’s offering statement lists the townhome plans at 1,343 to 1,392 square feet. Bedroom counts and layouts are builder specifications; ask for the plan sheet for the unit you are offered.
The county’s plat petitions were filed by Lennar Homes, LLC, and the offering statement reports that Lennar holds an option to take down lots from the land-banking company that owns most of them.
Lennar’s marketing page advertised Townhomes at $209,990 to $229,999 when seen September 30, 2026. That is builder marketing, not a recorded sale; no townhome sale with a price is on the county record yet.
No priced townhome sale is in the county sales file we index, in any window from 12 months to all history. The ownership layer shows ten townhome-tract transfers dated July 31 to August 28, 2026, with no price, which we treat as transfers, not sales.
No. With zero priced townhome closings on the record, there is nothing to take a median of. Willow’s Phase 1 single-family figures, such as the 2025 median of $330,000 on 86 sales, are community context for detached homes, not townhome figures.
Today a buyer’s practical choice is a builder purchase, because no resale with a price has been recorded. Buying new gives you a current-code building and a warranty; a resale, when one lists, may offer finished upgrades and estoppels. We help you weigh both against your date.
Yes. Tell the builder’s sales team at your first contact that you are working with a realtor, and ask in writing how the builder handles buyer representation. Since August 17, 2024 you also sign a written agreement with your agent before touring. See how we represent buyers.
$1,113.20 a year in the Tuckers Pointe CDD fiscal 2027 adopted budget before collection costs: $213.20 of operations and maintenance and $900.00 of debt service, the lightest of the five Area Two classes.
$12,581.23 per townhome from the Series 2026 bonds, which an owner may prepay with interest to the next interest date, or without interest within 30 days after the project is completed and accepted.
The offering statement puts the townhome’s grossed-up debt service at $957.30 a year on the March tax bill; the operations and maintenance line is added on top, and its grossed-up figure is not stated in the documents we read. Confirm your lot’s line with the district manager.
Section 190.048 requires a boldfaced statement immediately before your signature on the initial sale contract that the district may impose taxes or assessments in addition to county taxes. Ask for the dollar figures for your lot as well.
Unpublished. The offering statement estimates master association fees at about $2,116 to $3,804 per unit a year across all Willow products, and the townhome association has published no budget. We print no builder dues figure.
Yes: Townhomes at Willow Homeowners Association, Inc., document N25000011687, filed September 10, 2025, active on the state’s records, under the Willow master association.
Not stated on the public record. Its registered agent since June 15, 2026 is Tropical Isles Management Services, Inc.; a registered agent is not necessarily the manager, so ask in writing who manages it.
Our reading of the state’s records is yes: both associations’ officers list the builder’s Fort Myers office address. Ask when turnover to the owners is expected.
The district disclosure in the contract, a section 720.401 disclosure summary from each association, both Declarations, bylaws, rules and budgets, the lot’s district class in writing, the flood determination and insurance quotes on the right policy form.
Under section 720.401 you may void the contract within 3 days after receiving the disclosure summary or before closing, whichever comes first, and that right cannot be waived.
Leasing is governed by the Declaration and rules, read in the disclosure package. No leasing rule is public yet, so confirm minimum terms, caps and approvals before you buy to rent.
Governed by the Declaration and rules, read in the disclosure package. Assistance animals are separately protected by fair housing law.
Governed by the Declaration and rules, read in the disclosure package. Guest parking counts are on the site plan sheets, which were not readable to us.
Governed by the townhome Declaration, which we could not read. Ask before you sign, because the answer decides your insurance form and repair budget.
That is a Declaration question. If the townhome association insures the buildings, a walls-in policy, often an HO-6, typically applies; if you insure the whole unit, a full homeowners policy, often an HO-3, applies.
No age restriction appears on any public record we read, including the county ordinance and the plat letters. The recorded Declaration controls.
Willow’s master amenity plan lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn. Use rights are set in the Declarations, and we found no record confirming the center’s opening.
Zone X at every interior point we tested on October 1, 2026, on FIRM panel 12015C0430G as revised by LOMR 24-04-2434P, effective March 24, 2025. A rear lot-line point on the north end of Sunset Serenade Drive returned Zone AE at 23.9 feet.
A lender may not require it, but FEMA reports that 29 percent of flood claims from 2014 through 2024 came from outside high-risk areas, and Charlotte County’s CRS Class 5 discount applies to every policy. Get a quote.
Zone D at both points we queried in the tract on October 1, 2026. Zone D was not named in the county’s orders for Ian, Helene or Milton.
East Elementary, Punta Gorda Middle and Charlotte High, confirmed on five townhome addresses through the district’s Boundary Locator on October 1, 2026, graded B, A and B for 2025-26.
About 13 minutes to Punta Gorda Airport and 14 to downtown Punta Gorda, free-flow, from the Willow origin our guides measure, which sits about a third of a mile north of the tract.
Mortgage documentary stamps at $0.35 per $100 of the loan, the 2-mill intangible tax, recording, lender, title and inspection charges, and any association or district charges the contract assigns.
The seller customarily pays for the owner’s title policy in Charlotte County, and the contract controls; a builder’s contract may assign it its own way.
The Property Appraiser assigns a value once the home is on the roll, and the millage, 15.0855 for 2025 in tax district 105, applies to that value less exemptions. A lot’s prior bill is a poor guide.
Yes, up to $500,000 of the Save Our Homes difference can be ported to a new homestead established within three years, by filing Form DR-501T with the Property Appraiser by March 1.
It can be. With no priced townhome sale in the plat, the appraiser may use sales elsewhere. Ask your lender how it handles that, and ask the builder what happens to your deposit if the appraisal is short.
Under section 501.1375 escrow protection reaches only up to 10 percent of the price, and a buyer can waive it in writing, so read the deposit clause before you sign.
Lighter district class, a second association, an attached product, no recorded sales history yet and an insurance form set by the Declaration; the comparison section has the full decision table.
Yes. Browse our team’s search on DomainRealtyGroup.com or tell us your criteria and we build the saved search, filtered by street and by resale or builder release.
Call Marc at (239) 287-5873 or book a Townhomes at Willow buyer consultation. The first conversation is a carrying-cost session with the district, flood and association paperwork for any unit you name, at no charge.
Every document below links to the body that issues it rather than to a copy we host, so it stays current when the issuer updates it. A Townhomes at Willow buyer is handed several of these during a purchase, and reading them before the offer costs nothing. The townhome Declaration, bylaws, rules and budgets are not posted publicly; buyers receive them with the section 720.401 disclosure summary.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Final plat decision letter, FP-24-05 | Charlotte County Board of County Commissioners | February 5, 2026 | 360 lots and 20 tracts, developer’s agreement, recording, school concurrency | County PDF |
| Preliminary plat decision letter, PP-24-05 | Charlotte County Board of County Commissioners | December 13, 2024 | Replat of Tract F-3, location, five conditions | County PDF |
| Townhome site plan decision letter, DRC-24-229 | Charlotte County Zoning Division | March 28, 2025 | 360-unit townhome site plan, fire access, utilities, landscaping | County PDF |
| Ordinance 2022-059, PD-22-00008 | Charlotte County | November 22, 2022 | Permitted uses, setbacks, buffers, utilities | County PDF |
| Adopted budget, fiscal year 2027 | Tuckers Pointe Community Development District | 2026 | The townhome class assessment and every other class | District PDF |
| Series 2026 offering statement | Tuckers Pointe Community Development District, via FMS Bonds | May 2026 | Bonds, par per townhome, tax-bill figure, landbank | Offering statement |
| Establishing ordinance 2021-030 | Charlotte County, posted by the district | July 2021 | The Tuckers Pointe district’s creation and limits | District PDF |
| Articles of incorporation, Townhomes at Willow Homeowners Association, Inc. | Florida Division of Corporations | September 10, 2025 | The association’s purpose and membership | Sunbiz PDF |
| Flood map revision notice, LOMR 24-04-2434P | Federal Register, for FEMA | April 17, 2025 | The 2025 re-mapping of Willow from Zone D | Federal Register PDF |
| 2025 final rate chart by tax district | Charlotte County Property Appraiser | 2025 | The 15.0855 mill rate for tax district 105 | Final rates |
| AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | 2024 | The standard resale contract and its deadlines | Florida AS IS contract |
| Form DR-501T, portability application | Charlotte County Property Appraiser | Current | Moving a homestead benefit to a new home | Portability form DR-501T |
Every source below for this Townhomes at Willow buyer guide was read or checked on September 30 or October 1, 2026. Where a figure is our own tabulation, the text says so beside it. No competitor brokerage, listing portal or builder page appears here, by policy.
McGreevy and Comisar are the Southwest Florida team Townhomes at Willow buyers call when a purchase has to be priced from the record. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and read the plat letters, district budget and association filings first.
If you are searching for the best buyer’s agent for Townhomes at Willow, Punta Gorda, Florida, McGreevy and Comisar represents homebuyers across Punta Gorda, Charlotte County, Cape Coral, Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. Whether you are relocating, snowbirding, buying your first home, buying new construction or downsizing into a townhome, our team provides honest market guidance, partner-level negotiation and a clear plan to help you buy confidently.
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida Realtors with Domain Realty, regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes; either license can be checked on the state’s licensee search. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.
The neighborhood guide for this purchase is our Townhomes at Willow guide, and the community guide is our Willow neighborhood guide. Selling first? Read how we sell homes in Townhomes at Willow, or call Jesse direct at (239) 898-6072. Ready to buy? Start your Townhomes at Willow buyer consultation or call Marc at (239) 287-5873. Owners can also see what their Townhomes at Willow home is worth.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Updated October 2026. This guide is general information about buying a townhome at Townhomes at Willow, Punta Gorda, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. County data from the Charlotte County Property Appraiser and GIS, checked October 2026. Brokered by Domain Realty.