Turnleaf 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 Turnleaf, the master-planned community of new homes in Punta Gorda, Florida, on the east side of Burnt Store Road in unincorporated Charlotte County. The plat, the district, the master plan and the history are covered in our Turnleaf community guide. What follows is the buyer’s side: the county’s recorded sales, the Coral Creek district assessment and the bond debt behind it, the association paperwork you should hold before you sign, the builder contract, the flood file for the exact lot and the deadlines that decide what you pay. Call Marc at (239) 287-5873, see how we represent buyers, or book a Turnleaf buyer consultation.
Turnleaf is a new-construction community with up to 1,762 homes allowed by the county, four builders selling, a community development district that bills every homesite by lot class, association dues that are not published and a flood map revised in 2026. These ten points shape every offer we write here.
Data updated: October 2026 (Charlotte County Property Appraiser public parcel and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest qualified home sale in the file August 28, 2026; Coral Creek Community Development District fiscal year 2026 adopted budget and fiscal year 2027 proposed budget; Series 2024 bond memorandum; FEMA Letter of Map Revision 25-04-4878P and National Flood Hazard Layer, queried October 1, 2026; builder marketing pages seen October 1, 2026).
This Turnleaf buyer guide runs from the recorded market and the all-in cost of owning a home, through the Coral Creek district, the association, 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 Turnleaf buyer’s agents who read the county’s recorded sales, the Coral Creek district’s budget by lot class and FEMA’s 2026 map revision for the exact lot 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.
In Turnleaf the expensive mistakes are rarely cosmetic. They are signing a builder contract without the district’s assessment class for the exact lot, reading a builder’s starting price as what the community sells for, assuming association dues that nobody has published, counting on a pool or a pickleball court that has an approval but no building, trusting a flood zone from a map printed before May 2026, or mixing up Coral Creek, Turnleaf’s district, with Coral Lakes, the community next door. With four builders selling on different streets, the same budget can buy very different homes. 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. In a community this new, add two more tests: ask whether the agent can show you the district’s budget line for your lot class, and whether the agent prices from the county’s recorded sales or from a builder’s list price.
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 lot 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 Turnleaf buyers at the property or at a builder’s sales center. Jesse can be reached directly at (239) 898-6072 for any Turnleaf buyer question.
Our Turnleaf buyer track record rests on verified team production and on reading every recorded sale in the community. 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. For this guide we read all 79 sales recorded in 12 months.
Data updated: October 2026 (Charlotte County Property Appraiser public sales and parcel files, our analysis, sales recorded September 27, 2025 to September 26, 2026; Coral Creek Community Development District budgets, agenda packages and Series 2024 bond memorandum; Florida Auditor General audit for fiscal year 2025).
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 read the Charlotte County Property Appraiser’s roll and recorded-sale files for the 445 parcels the county lists on the two Turnleaf plats and split the 79 recorded sales by price band, recording quarter and year built. We read the Coral Creek district’s fiscal year 2026 adopted budget, its fiscal year 2027 proposed budget, its agenda packages of May 21 and August 20, 2026, its fiscal year 2025 audit and the memorandum for its Series 2024 bonds. We read the county’s 2024 rezoning agenda and its amenity site plan decision letter, FEMA’s 2026 map revision and its flood layer at every Turnleaf parcel, the county’s evacuation layer at every parcel, and the school district’s Boundary Locator at seven addresses on six streets. In the last 12 months we tracked each of those 79 sales against its price band and street before we advised a buyer on a price.
We do not publish a Turnleaf buyer-representation count, because no agent-side data pull we hold supports one, and we do not tell client stories we cannot document. We print no Turnleaf association dues, no insurance premium, no impact fee, no capital contribution and no opening date for the amenity center, because no public primary source we could read states one. We also print no days on market and no sale-to-list ratio, because the multiple listing service figures for Turnleaf were not available at the time of publishing. Where a fact is unsettled, we name the document that settles it.
Before the first showing we pull five things for each lot: the Coral Creek district class and whether the lot is in a standard or reduced debt class; the recorded Declaration and the association’s current budget; the FEMA zone for the whole lot under the 2026 map revision and the evacuation zone for the address; what the builder is building or has scheduled on the neighboring lots, and which pending plat sits behind it; and the builder’s written list of every recurring charge. Those answers move price more than finishes do, and they take a day to assemble.
The Turnleaf housing market in 2026 is a builder market with a wide price range. Charlotte County recorded 79 qualified sales on the Turnleaf plats in the 12 months to September 26, 2026, at a $350,000 median, from $239,500 to $887,400. Calendar 2025 shows 13 sales at $455,000, and 2026 to date shows 67 at $339,500.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest qualified home sale in the file August 28, 2026; builder marketing pages seen October 1, 2026).
Window | Recorded sales | Median |
|---|---|---|
September 27, 2025 to September 26, 2026 (12 months) | 79 | $350,000 |
Calendar year 2025 | 13 | $455,000 |
January 1 to September 26, 2026 | 67 | $339,500 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The file counts qualified sales of improved properties over $1,000. Recorded sales run through the county file dated September 27, 2026, and the newest qualified home sale in it closed August 28, 2026, so the final weeks of the window are not in it yet (Charlotte County Property Appraiser).
Each row is its own window with its own count. The 12-month window spans parts of both calendar years, so the 79 sales overlap the 13 and the 67, and we never add, average or subtract them. The 12-month median of $350,000 sits on an odd count, so it is the price of an actual recorded sale in the middle of the file. A gap between a $455,000 median on 13 sales in 2025 and a $339,500 median on 67 sales in 2026 compares two windows of very different size, and we would not read it as a trend in home values.
Price band, 12 months | Recorded sales | Share of 79 |
|---|---|---|
Under $250,000 | 8 | 10 percent |
$250,000 to $349,999 | 30 | 38 percent |
$350,000 to $449,999 | 18 | 23 percent |
$450,000 to $549,999 | 18 | 23 percent |
$550,000 and up | 5 | 6 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026. Shares are rounded.
The market has one thick band and two even shoulders. Thirty of the 79 sales, a little under two in five, closed between $250,000 and $349,999. Another 36 split evenly between $350,000 to $449,999 and $450,000 to $549,999, so 66 of the 79, about 84 percent, closed between $250,000 and $549,999. Eight sales closed under $250,000 and five at $550,000 or more. For a buyer, that means a budget anywhere from about $250,000 to about $550,000 has recorded company here, and a budget above $550,000 is shopping a thin set.
Recording period | Recorded sales |
|---|---|
September 27 to December 31, 2025 | 12 |
January 1 to March 31, 2026 | 19 |
April 1 to June 30, 2026 | 34 |
July 1 to September 26, 2026 | 14 |
Total, 12 months | 79 |
Source: Charlotte County Property Appraiser public sales files, our analysis, counted by recording date.
The second quarter of 2026 carried the most recorded sales, 34 of the 79. The last row is short for reasons we can name: the newest qualified home sale in the file closed August 28, 2026, and recording lags closing. In a new-construction community, sales record when builders close homes, in batches that follow construction schedules, so we do not read the last row as a slowdown or the busiest quarter as a surge in demand.
Of the 79 sales, 57 carry a year built on the county roll, and every one of the 57 is 2025. The other 22 have no year built on the roll yet. We draw no conclusion about those 22: the roll lags new construction, and we cannot tell from it what each sale included. Across the community, the roll shows 73 homes with a year built, all 2025, with a median of 2,106 square feet of heated living area and a range of 1,219 to 3,309 square feet (Charlotte County Property Appraiser public parcel files, our analysis).
No Turnleaf home appears twice as a qualified sale in the county file, so the 12-month record is first sales of new homes (our analysis). For a buyer, that means every recorded price in the file is a builder’s closed price, set in a builder’s contract with that builder’s options and terms. No owner has yet resold a Turnleaf home in a recorded, qualified sale, so there is no resale record to price a resale against. When the first resales record, we will separate them from builder closings, because the two are different markets in the same community.
The highest recorded sale in the window was $887,400 on Camelot Lane on July 28, 2026. We name the street and no house number, and the roll carries no size for that home yet. All five sales at $550,000 and up were on Camelot and Moonrise Lanes, where Perry Homes builds: four on Camelot Lane and one on Moonrise Lane (our analysis). At the other end, the lowest recorded price in the window was $239,500, recorded twice. A single high or low sale is a data point, not a price range for the community, which is why we price each home against its own comparable sales.
Builder and community name | Advertised price (builder marketing) |
|---|---|
Lennar, “Lennar at Turnleaf” | From $251,999 |
Dream Finders Homes, “Turnleaf” | From $287,990; 40 and 50 foot lots |
M/I Homes, “Turnleaf” | From $326,990; five plans of 2,002 to 2,559 square feet; 50 foot homesites |
Perry Homes, “Turnleaf 50’” | From the $470s |
Perry Homes, “Turnleaf 60’” | From the $540s |
Source: Lennar, Dream Finders Homes, M/I Homes and Perry Homes marketing pages for Turnleaf, seen October 1, 2026. We do not link to builder pages.
These are advertised starting prices from the builders’ own pages. They are not recorded sales, and they are not a floor or a ceiling for the community. A builder’s list price on a given day is a different number from what a deed records, and it leaves out lot premiums, options and closing costs unless the page says otherwise. We show them so you can see what the builders advertise, and we do not read them against the county’s price bands above. Compare recorded sales to recorded sales, and the builder’s contract price plus options plus closing costs to any other home’s total.
Measure | Turnleaf |
|---|---|
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). |
These are the two measures only the multiple listing service carries, and neither was available for Turnleaf at the time of publishing. We do not borrow a figure from another community, because a different community’s days on market says nothing about a community where every recorded sale so far is a builder’s first sale. Our negotiation section below explains how we price an offer without them.
The county roll is the file that records a home’s year built, and it lags new construction. The roll shows 73 homes with a year built on 445 parcels, and we do not set that figure against the 79 sales, because the roll counts parcels on one date and the sales file counts transfers over a window. A home can sell before the roll shows it built, which is why 22 of the 79 sales carry no year built. A reader who divides one count by the other gets a number that means nothing, so we print the counts side by side and label each.
What you can buy in Turnleaf is a new single-family home from one of four builders, on a lot the Coral Creek district classes as 40, 50 or 60 feet wide, or a home in the district’s twin villa class. The county roll counts 73 finished homes on 412 platted homesites, and no owner resale is recorded yet.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Coral Creek CDD fiscal year 2026 adopted budget; Charlotte County major projects report, August 2026; builder marketing pages seen October 1, 2026).
The district bills homes by class, and the class is the vocabulary that decides your assessment. Its fiscal year 2026 budget lists these on-roll classes (Coral Creek CDD, FY2026 adopted budget).
District class | What it describes |
|---|---|
Twin villa | An attached product class in the district’s tables |
Single-family 40 ft | A single-family lot billed in the 40 foot class |
Single-family 40 ft, reduced | The same class at a reduced debt amount |
Single-family 50 ft | A single-family lot billed in the 50 foot class |
Single-family 50 ft, reduced | The same class at a reduced debt amount |
Single-family 60 ft | A single-family lot billed in the 60 foot class |
Single-family 60 ft, reduced | The same class at a reduced debt amount |
Source: Coral Creek CDD, FY2026 adopted budget. The budget does not say which lots fall in a reduced class or why, and we have not seen a plat, a builder page or a county record that says where twin villas will be built or how many exist on the ground.
Dream Finders Homes advertises homes on 40 and 50 foot lots, M/I Homes advertises 50 foot homesites, and Perry Homes sells two sections named Turnleaf 50’ and Turnleaf 60’ (builder marketing, seen October 1, 2026). Lennar markets its homes as Lennar at Turnleaf. Those names are marketing vocabulary. No document we read ties a builder’s collection or section name to a district class, so you should not assume a product name tells you which assessment a lot carries. Ask the builder for the district class of your specific lot, in writing.
County deed records and builder sales addresses place Perry Homes on Camelot Lane and Moonrise Lane and M/I Homes on Loredo Way (Charlotte County GIS, ownership layer). Lennar’s sales addresses fall on the west part of Turnleaf Boulevard and the nearby courts. A builder section is a place to know, not a separate neighborhood: every builder sells inside the same association and the same district, under the same planned development. What differs from one section to the next is the builder’s plans, warranty and contract.
Two Turnleaf plats are recorded. Phase I was recorded in 2024 in Plat Book 27, Page 13, and Phase 1A, a 24-lot replat along Turnleaf Boulevard, in 2025 in Plat Book 28, Page 11 (Charlotte County GIS, Subdivisions layer). Every one of the 79 recorded sales in the last 12 months sits on the Phase I plat (our analysis). The finished homes on the roll are concentrated on Turnleaf Boulevard, with 50, and on Jasper Way, with 15, followed by Grassmere Court, Wilgrove Place and Camelot Lane.
Street on the roll | Parcels with a year built (all 2025) |
|---|---|
Turnleaf Boulevard | 50 |
Jasper Way | 15 |
Grassmere Court | 5 |
Wilgrove Place | 2 |
Camelot Lane | 1 |
Total | 73 |
Source: Charlotte County Property Appraiser public roll files, our analysis. Everbreeze Lane, Loredo Way, Moonrise Lane, Hammock Dale Drive and Skylark Court carry no parcel with a year built on this roll, which may simply mean the roll has not caught up.
A Phase 1B plat of 56 lots and a Phase 2A plat of 204 single-family lots were both in county review, listed as Awaiting Plans, in the county’s August 2026 major projects report (Charlotte County, major projects, August 2026). They are applications, not recorded plats, and a lot count can change before a plat records. For a buyer on a lot that backs onto that land, the practical meaning is construction next door for as long as those phases take to build, and that timing is not published.
The builders sell homes they have finished or nearly finished and homes they will build to order; each builder’s page sets out which it is offering on a given day. A finished home lets you inspect what you are buying and read its permit file. A to-be-built home gives you the plan and the options, and it puts the schedule, the finishes and the neighboring construction in the builder’s contract. We cover what to check in each in the contract and inspection sections below.
A resale is a Turnleaf home that an owner sells after the builder has closed on it. None has been recorded as a qualified sale yet (our analysis of the county file), so there is no resale median, no resale pace and no resale-versus-builder comparison to print. When resales come, a resale buyer will read the same district budget, the same Declaration and the same 2026 flood map as a new-home buyer, and will receive an association estoppel certificate that a builder sale may not need.
We found no recorded lot-sale series for Turnleaf homesites offered to the public apart from the builders, so we publish no lot median and no count of lots for sale. The county roll codes many parcels as vacant, but the roll lags construction, so a vacant code is not a count of lots you can buy. If you are looking at a lot, ask the builder whether it is sold only with a house and whether the district assessment on that lot is already on the tax bill.
The developer and the district’s 2024 bond memorandum describe a planned age-restricted section inside Turnleaf, but no plat, association or county approval naming it was found as of October 1, 2026 (Coral Creek CDD, Series 2024 Limited Offering Memorandum). Until it is recorded, it is a plan. If a 55-and-over home is what you want, ask for the recorded document that creates the restriction on the lot before you sign.
This guide is advice rather than a listing feed. When you want to scroll every active home, browse our team’s search on DomainRealtyGroup.com and send us the addresses that interest you. We come back with the district class, the flood file, the Declaration question and the recorded comparables for each.
A table of named listings in a guide refreshed quarterly goes stale within days, and builders change advertised prices without notice. We publish the recorded market above and set up a live saved search for you instead, which updates the day a listing appears.
Turnleaf is not in the City of Punta Gorda. It is unincorporated Charlotte County with a Punta Gorda 33955 mailing address, in county tax district 120, so Charlotte County sets the taxes, issues the permits and administers the flood rules, and Charlotte County Public Schools serve the community. The district 120 rate chart shows no city levy.
Data updated: October 2026 (Charlotte County Property Appraiser parcel record and 2025 final rate chart; Charlotte County Planning and Zoning agenda of March 11, 2024; Florida Division of Corporations; Charlotte County GIS, read October 1, 2026).
The City of Punta Gorda and its canal neighborhoods sit to the north. Our Punta Gorda area guide covers the city itself, and our Punta Gorda buyer’s guide covers buying across it.
Several names sound like Turnleaf or its district, and a search that mixes them lands on the wrong community. Check the plat name and the association on any document before you rely on it.
Name | What it is | Relation to Turnleaf |
|---|---|---|
Turnleaf | The marketed name and the recorded plat name, used by the builders and by Turnleaf Homeowners Association, Inc. | The subject of this guide |
Coral Creek Community Development District | The district that bills Turnleaf lots, named for the project’s earlier name | Turnleaf’s own district |
Coral Creek, Placida and Cape Haze | A waterway and condominium projects in west Charlotte County | A different place |
Coral Lakes | The neighboring community between Turnleaf and Burnt Store Road | Its own plat and its own district |
Esplanade at Starling | A community to the south | Its own plat; its clubhouse is not a Turnleaf amenity |
Willow (plat and district Tuckers Pointe) | A new-construction community to the northeast | Its own plat and its own district |
Burnt Store Developers, LLC | The landowner and applicant on the county approvals | The Turnleaf landowner, not a community |
Sources: Coral Creek CDD; Charlotte County GIS, petitions layer; Florida Division of Corporations, Burnt Store Developers, LLC; our Willow guide.
One page of the developer’s website names a district that does not exist in any public record. Turnleaf’s district is the Coral Creek Community Development District, the name used by the district’s own website, its audits and its bonds (Florida Auditor General, Coral Creek CDD audit for fiscal year 2025). Use that name when you request a budget, a payoff letter or a tax record.
GreenPointe markets Turnleaf as its community (developer marketing). The land is held by Burnt Store Developers, LLC, which filed to do business in Florida in March 2022 and is the applicant of record on the county’s 2024 rezoning (Florida Division of Corporations, Burnt Store Developers, LLC). When a deed or a district notice names Burnt Store Developers, LLC, it is talking about the Turnleaf landowner.
Read the legal description. A Turnleaf home’s county record reads Turnleaf Phase I or Turnleaf Phase 1A, with the county designator TLF, in tax district 120 (Charlotte County Property Appraiser, parcel record). Anything else is a different community, whatever a listing or a builder page calls it.
Turnleaf sits on the east side of Burnt Store Road, County Road 765, west of US 41 and I-75, south of Punta Gorda. The entrance is on Burnt Store Road, and the school district names its bus stop there Burnt Store Road and Turnleaf Boulevard (Charlotte County Public Schools, Bus Stop Locator). Charlotte Harbor Preserve State Park lies along Burnt Store Road to the west, and Heritage Landing sits across Burnt Store Road.
Turnleaf suits a buyer who wants to compare four builders in one community, a deeper recorded file above $450,000 and a 2026 flood revision that put every built home’s lot in Zone X. Willow suits a buyer who wants a longer district history and an amenity center further along. Both share one 12-month sales window.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Turnleaf; Coral Creek Community Development District documents; FEMA; the figures and windows printed on our Willow guide for Willow, read October 1, 2026).
Both are master-planned new-construction communities in Punta Gorda with a community development district, builders selling side by side and an amenity center approved by the county. Turnleaf’s figures come from county records, the Coral Creek district’s documents and FEMA. Willow’s figures are cited only to our Willow guide, and our sibling buyer guide for that community is the Willow buyer’s guide.
Factor | Turnleaf | Willow (our guide) |
|---|---|---|
Where it sits | East side of Burnt Store Road, west of US 41 and I-75 | Along Tuckers Grade and I-75, per the district documents |
Builders marketing homes | Dream Finders Homes, Lennar, M/I Homes, Perry Homes (seen October 1, 2026) | Lennar and Toll Brothers (seen September 30, 2026) |
Size of the plan | Up to 1,762 homes (county approval); about 1,735 homesites (developer marketing); 412 platted | Up to 1,389 planned homes (district plan); county ceiling 1,689 units |
Recorded sales, same window | 79, median $350,000, September 27, 2025 to September 26, 2026 | 93, no 12-month median printed; 2025 calendar year $330,000 on 86 sales |
Sales between $250,000 and $349,999 | 30 of 79 | 53 of 93 |
Highest recorded sale | $887,400, Camelot Lane, July 28, 2026 | $718,000, Willowleaf Boulevard, November 14, 2025 |
District | Coral Creek CDD; FY2026 adopted on-roll totals $1,946.81 to $3,015.02; FY2027 proposed $1,994.79 to $3,063.00 | Tuckers Pointe CDD; FY2027 $1,113.20 to $2,246.57 across classes and two bases |
District bonds | Series 2024, $12,820,000 | Series 2022, $9,600,000, and Series 2026, $17,425,000 |
Master association dues | Unpublished | Offering statement estimate, about $2,116 to $3,804 per unit per year |
Amenity center | Approved June 2025 (DRC-25-066), not built | Approved April 2024 (DRC-24-003); offering statement says construction commenced October 2025, completion expected August 2026; not confirmed open |
Flood map revision | Effective May 27, 2026; every built home’s lot in Zone X | Effective March 24, 2025; Zones X, AH and AE |
Evacuation zone | Split: built homes 68 in Zone D, 5 in Zone C | Zone D |
Assigned schools | East Elementary, Punta Gorda Middle, Charlotte High | Same three |
Drive to Punta Gorda Airport | 15.5 minutes from 13347 Turnleaf Boulevard | 13.0 minutes from the community’s center |
Drive to Englewood Beach | 57.9 minutes | 55.6 minutes |
Sources: Charlotte County Property Appraiser public sales files, our analysis; Charlotte County Planning and Zoning Board agenda, March 11, 2024; Coral Creek CDD, FY2026 budget; Coral Creek CDD, FY2027 proposed budget; Series 2024 bond memorandum; DRC-25-066 decision letter; FEMA National Flood Hazard Layer; OSRM routing service, our analysis; builder marketing pages, not linked; our Willow guide. The two drive-time rows use different starting points, so a gap of a minute or two is not a finding.
The first practical difference is how many builders you can compare without leaving the community. Turnleaf has four, each holding lots on the county’s ownership layer, with Perry Homes on Camelot Lane and Moonrise Lane and M/I Homes on Loredo Way. Willow’s guide lists two, Lennar and Toll Brothers. For a buyer, four builders in one association and one district means you can compare plans, lot widths, warranties and contract terms while the community-level layers stay the same.
Turnleaf is entitled for up to 1,762 homes on about 426 acres, with 412 homesites platted today and Phases 1B and 2A in county review (Charlotte County, major projects, August 2026). Willow’s guide counts up to 1,389 planned homes in four phases. Both communities have most of their homes still to come, so a buyer in either should expect construction traffic and noise nearby for some time. In Turnleaf, ask which streets sit next to the pending Phase 1B and Phase 2A land before you choose a lot.
Turnleaf and Willow are a rare pair that share a 12-month window, September 27, 2025 to September 26, 2026, so their recorded-sale counts line up exactly: 79 for Turnleaf, 93 for Willow. Turnleaf’s record is all first sales of new homes by our analysis, and Willow’s guide does not separate its 93 into first sales and resales. Turnleaf’s file reaches higher, with 23 of its 79 sales at $450,000 or more and a top sale of $887,400 against Willow’s $718,000. Willow’s file is heavier in the middle, with 53 of 93 between $250,000 and $349,999 against Turnleaf’s 30 of 79. Neither fact makes one community cheaper. It means the two builder mixes reach different parts of the market.
Turnleaf’s Coral Creek district bills on the county tax bill once a lot is sold to a homeowner, with adopted fiscal 2026 totals from $1,946.81 for the reduced 40 foot class to $3,015.02 for the standard 60 foot class (Coral Creek CDD, FY2026 budget). Turnleaf’s association dues are unpublished. Willow’s guide prints its district’s fiscal 2027 range across two bases and an offering statement estimate for its association. A Willow association figure that is an estimate in a bond document and a Turnleaf figure that is unpublished cannot be compared at all. Ask for the full set of recurring charges on a named lot in each community, in writing, before you compare totals.
Both amenity centers are approved by the county, and neither is confirmed open. Turnleaf’s approval covers a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court, and the tract still shows as vacant common area (Charlotte County Property Appraiser, amenity tract record). Both plats were largely Zone D on the 2022 flood map and both were re-mapped by FEMA. Turnleaf’s revision placed every built home’s lot in Zone X; Willow’s guide reports Zones X, AH and AE. In either community, the lender’s determination for the exact structure is the one that counts.
Three names cause confusion on this corridor. Turnleaf’s district is the Coral Creek Community Development District, a name the project carried before it was marketed as Turnleaf; Coral Creek in Placida and Cape Haze is a different place. Coral Lakes is the neighboring community between Turnleaf and Burnt Store Road, with its own plat and its own district. And Tuckers Pointe is Willow’s plat and district name, a separate district from Turnleaf’s. Check the legal description on any listing against the plat name before you rely on it.
If budget is the deciding factor, do not use the medians. Ask both communities for the all-in recurring charges on a named home and compare those. If timeline decides it, ask which plats are delivering homes when you need to move. If you cannot decide, tour both on the same day and bring us the paperwork for each. We represent buyers in both, and we would rather you choose on documents than on a table.
Turnleaf recorded 79 county sales at a $350,000 median in the 12 months to September 26, 2026, more than Burnt Store Village’s 77 and Burnt Store Lakes’ 70 over the same window and fewer than Willow’s 93. This section sets Turnleaf beside live guides on this site, each figure tied to its own count, window and source.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Turnleaf; the figures and windows printed on our Willow, Heritage Landing, Burnt Store Village, Burnt Store Lakes, Deep Creek, Burnt Store Isles, Punta Gorda Isles, Burnt Store Marina and Babcock Ranch guides, read October 1, 2026).
Community | Recorded sales and window | Median | Cited to |
|---|---|---|---|
Turnleaf | 79 recorded sales, September 27, 2025 to September 26, 2026 | $350,000 | This page; Charlotte County Property Appraiser public sales files, our analysis |
93 recorded sales, September 27, 2025 to September 26, 2026 | Not stated for the 12 months; 2025 calendar year $330,000 (86 sales) | Our Willow guide | |
138 recorded sales, September 5, 2025 to August 31, 2026 | $352,500 | Our Heritage Landing guide | |
77 recorded sales, September 27, 2025 to September 26, 2026 | $325,000 | Our Burnt Store Village guide | |
70 recorded sales, September 27, 2025 to September 26, 2026 (newest sale August 6, 2026) | $422,500 | Our Burnt Store Lakes guide | |
351 recorded sales, September 27, 2025 to September 26, 2026 | $341,000 | Our Deep Creek guide | |
72 single-family recorded sales, September 25, 2025 to September 2, 2026 | $662,500 | Our Burnt Store Isles guide | |
331 single-family recorded sales, September 25, 2025 to September 24, 2026 | $700,000 | Our Punta Gorda Isles guide | |
Burnt Store Marina (Lee County) | 106 recorded sales in the Lee County file, September 1, 2025 to August 7, 2026 | $360,000 | Our Burnt Store Marina guide |
Source: Charlotte County Property Appraiser public sales files, our analysis, for Turnleaf; every other row is the figure printed on the guide named, read October 1, 2026. Turnleaf, Willow, Burnt Store Village, Burnt Store Lakes and Deep Creek share the same 12-month window. Burnt Store Marina’s figures are Lee County records. We print no per-square-foot figure for any row.
Start with the count column, not the median column. A count of recorded sales tells you how much evidence sits behind a number. Then read the window column: five rows share September 27, 2025 to September 26, 2026, while Heritage Landing, Burnt Store Isles, Punta Gorda Isles and Burnt Store Marina each end on a different date. Then read what each row counts. Two rows count single-family sales only, one comes from another county, and Turnleaf’s 79 are all builder first sales. A median moves when the mix of homes moves, so we never say one community is cheaper than another on a single median.
Heritage Landing sits across Burnt Store Road and is the most different neighbor on the corridor. Our guide describes it as a gated golf community that Lennar built almost entirely between 2019 and 2025, and of its 138 recorded sales, 30 were builder first sales at a $435,000 median, per that guide. Its record is now mostly resales of homes a few years old; Turnleaf’s is entirely first sales. Both bill a district on the tax bill: our Heritage Landing guide prints the Tern Bay CDD operating assessment at $1,356.09 for fiscal 2027, while Turnleaf’s on-roll totals of $1,946.81 to $3,015.02 combine operations and debt. Those figures measure different things, so compare full bills on named homes.
Burnt Store Village shares Turnleaf’s window, with 77 recorded sales at $325,000. Our guide describes an older platted grid built out lot by lot, with a mandatory association, a community park and no pool, and it found no district assessment on the tax bills it reviewed. Burnt Store Lakes also shares the window, with 70 sales at $422,500, and its guide found most of its sampled addresses in FEMA Zone AE. If you want a plain lot with fewer layers, read our Burnt Store Village buyer’s guide or our Burnt Store Lakes buyer’s guide first. A difference between two medians says nothing about which home costs less to own.
Deep Creek is the volume leader in this set, with 351 recorded sales over the same 12 months Turnleaf uses, more than four times Turnleaf’s count, so its median reflects a much wider mix of homes and ages. Every Turnleaf home on the roll was built in 2025. If you are weighing the two, the useful questions are about age and obligations, not the median: how old is the roof and the air conditioning on a resale, what does a new home’s warranty cover, and what annual district and association charges come with each.
Burnt Store Marina is in Lee County with a Punta Gorda address, and it holds what Turnleaf does not: a marina and a golf club. Burnt Store Isles and Punta Gorda Isles are canal-and-water communities with single-family medians of $662,500 and $700,000 on their own windows. None is a direct alternative to Turnleaf’s new homes. We include them so you can see where Turnleaf’s recorded prices sit against the city’s boating and waterfront markets.
Babcock Ranch is the scale reference for new construction in Charlotte County. Our guide describes 19,500 planned homes on 17,843 acres with about 2053 as its buildout and ten builders, and it prints 668 homes sold at a $390,000 median from the SW Florida MLS over the trailing 12 months ending July 2026. Those are MLS closings on a different basis and window from Turnleaf’s county deeds, so we never subtract one median from the other. Babcock Ranch’s guide prints a master association of $408 per quarter including fiber, a $238 capital contribution at closing, a fiscal 2026 district assessment of $1,196.75 to $6,117.54 per unit and a $340.58 solid waste charge. The drive between the two is 57.1 minutes from 13347 Turnleaf Boulevard (OSRM, our analysis, free-flow).
If a boat at the back door or a golf course inside your own gates is the priority, Turnleaf is the wrong community, and we will say so. No golf course, marina, boat ramp or private club appears in the plat tracts, the county approvals or the district records we read. If a new home from a choice of four builders, a published district schedule, a state park down the road and a drive of about 16 minutes to Punta Gorda Airport and downtown fit the way you live, Turnleaf deserves the tour.
Turnleaf gives a buyer a new home in a master-planned community, four builders to compare and a recorded market of 79 sales in a year at a $350,000 median, 30 of them between $250,000 and $349,999. The next step is a short consultation about your lot class, the Coral Creek district assessment and the paperwork you should hold before a contract. Call Marc at (239) 287-5873, book your Turnleaf buyer consultation, or see how we represent buyers in Southwest Florida. If you also own a home you need to sell first, our Turnleaf home valuation lines the sale and the purchase up.
Owning in Turnleaf means county property tax at 15.0855 mills for 2025, an annual Coral Creek district assessment of $1,946.81 to $3,015.02 on the tax bill for fiscal year 2026 depending on lot class, and master association dues that are unpublished. Several other layers, from the fire assessment to insurance, are unpublished too.
Data updated: October 2026 (Coral Creek Community Development District fiscal year 2026 adopted budget, fiscal year 2027 proposed budget and agenda package of August 20, 2026; Series 2024 bond memorandum; Florida Auditor General audit for fiscal year 2025; Charlotte County Property Appraiser 2025 final and 2026 proposed rates; Charlotte County GIS assessment layer; read October 1, 2026).
Every billed layer we could identify is in this table. Where a layer is unpublished, the table says so and does not estimate.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Coral Creek district, on the tax bill, twin villa class | FY2026 $2,002.56 (operations and maintenance $585.11 plus debt service $1,417.45); FY2027 proposed $2,050.54 | Annual | District operations (landscape, stormwater, streetlights) and debt service on the Series 2024 bonds | |
Coral Creek district, single-family 40 ft class | FY2026 $2,205.05 (debt $1,619.94); reduced class $1,946.81 (debt $1,361.70). FY2027 proposed $2,253.03 and $1,994.79 | Annual | Same | |
Coral Creek district, single-family 50 ft class | FY2026 $2,610.04 (debt $2,024.93); reduced class $2,287.24 (debt $1,702.13). FY2027 proposed $2,658.02 and $2,335.22 | Annual | Same | |
Coral Creek district, single-family 60 ft class | FY2026 $3,015.02 (debt $2,429.91); reduced class $2,627.66 (debt $2,042.55). FY2027 proposed $3,063.00 and $2,675.64 | Annual | Same. The budget does not say which lots are in the reduced class | |
District operations and maintenance change | $585.11 (FY2026) to $633.09 proposed (FY2027) on the tax bill, a change of $47.98, per the district’s mailed notice; billed directly, $550.00 to $595.10 | Annual | Same | |
District debt term | Series 2024 bonds mature through 2054; prepayment is allowed; a payoff amount comes from the district manager | Through 2054 | Debt service | |
Master association (Turnleaf Homeowners Association, Inc.) | unpublished | unpublished | The recorded Declaration controls and was not available to us | Florida Division of Corporations (existence only) |
Age-restricted section association | unpublished (no such association exists in the state’s corporate records) | n/a | n/a | |
County ad valorem millage, tax district 120 | 15.0855 mills for 2025; 15.4046 mills proposed for 2026 (sum of the published proposed rates); final 2026 not available | Annual | County, schools, law enforcement, lighting, water management, navigation, environmentally sensitive lands | |
Charlotte County Fire Rescue assessment | Applies; rate unpublished for a Turnleaf home | Annual | Fire and emergency medical service | |
Solid waste | unpublished | Annual | Curbside collection | Information not available at time of publishing (checked 2026-10-01). |
Impact fees | unpublished | At permit | County impact categories | Information not available at time of publishing (checked 2026-10-01). |
Capital contribution at closing | unpublished | One time | unpublished | Information not available at time of publishing (checked 2026-10-01). |
Transfer, estoppel and resale certificate | unpublished (estoppel fees are capped by section 720.30851, Florida Statutes) | At sale | unpublished | |
Owner’s title policy | In Charlotte County the seller customarily pays | At sale | Title insurance | County custom; the contract controls |
Homeowners and flood insurance | unpublished (no quotes) | Annual | Wind, flood, liability | Information not available at time of publishing (checked 2026-10-01). |
FY2026 is the district’s adopted budget and the current bill. FY2027 is proposed: the district held its hearing on August 20, 2026, and the adopted budget had not been posted as of October 1, 2026 (Coral Creek CDD, agenda package of August 20, 2026). Treat the FY2027 figures as the district’s published proposal, not as a final bill.
On-roll amounts are what a homeowner sees on the county tax bill. Off-roll amounts are billed directly by the district to builders and the developer on land not yet sold to an owner. Once a lot is sold to a homeowner, the district assessment appears on the Charlotte County tax bill, so a buyer of a finished Turnleaf home should expect the district lines on the tax bill, not on a separate invoice. Class labels follow the district’s assessment roll, not a builder’s product name, and the class that applies to your lot has to come from the district or from the builder’s disclosure, in writing.
Behind the debt service lines sit the district’s Series 2024 bonds of $12,820,000, issued under a memorandum dated February 8, 2024, with term bonds maturing in 2031 at 4.600 percent, 2044 at 5.450 percent and 2054 at 5.750 percent (Coral Creek CDD, Series 2024 Limited Offering Memorandum). About $12.1 million was outstanding at September 30, 2025, according to the district’s audit (Florida Auditor General, Coral Creek CDD audit for fiscal year 2025). The next section explains what that debt means for one lot.
The county’s 2025 final rates for tax district 120 total 15.0855 mills. A mill is $1 per $1,000 of taxable value, so 15.0855 mills is $1,508.55 per $100,000 of taxable value before any non-ad valorem lines. That is our arithmetic. Taxable value for a given home depends on its assessed value and on exemptions such as homestead, which we cannot know for your parcel. For 2026, the published proposed rates for district 120 sum to 15.4046 mills, and the final rate was not available when we checked. We found no sample Turnleaf tax bill, so we show no bill illustration. Our property tax section below explains how the bill resets after a sale.
The sketch below is arithmetic on published figures, not an estimate for any home. It assumes a $350,000 price, which is the 12-month recorded median and is used here only as a round illustrative price, with taxable value equal to the price. The district line is the standard 50 foot class for fiscal year 2026.
Piece | Annual | Monthly |
|---|---|---|
County tax at 15.0855 mills on $350,000 | About $5,280 | About $440 |
Coral Creek district, standard 50 ft class, FY2026 | $2,610.04 | About $218 |
Master association dues | Unpublished | Unpublished |
Source: our arithmetic on the district’s fiscal year 2026 budget and the county’s 2025 final rate chart. Homeowners and flood insurance are not in the rows, because we obtained no quotes, and a homestead exemption or a different taxable value would change the tax line. Your lender’s rate sets the principal and interest. We build the full monthly number from the lender’s quote and the association’s budget for each address.
The point of the sketch is its shape. The district alone adds roughly $162 to $251 a month across the on-roll classes for fiscal year 2026, before any association dues, which is why we build the full monthly number before we tour.
The Coral Creek CDD assessment is the annual charge the district bills to every Turnleaf lot for the infrastructure it financed and maintains, split into operations and maintenance and debt service. For fiscal year 2026 it runs $1,946.81 to $3,015.02 on the tax bill by class, repaying Series 2024 bonds that mature through 2054.
Data updated: October 2026 (Coral Creek Community Development District fiscal year 2026 adopted budget, fiscal year 2027 proposed budget and agenda packages of August 21, 2025, May 21, 2026 and August 20, 2026; Series 2024 bond memorandum; Florida Auditor General audit for fiscal year 2025; read October 1, 2026).
A community development district is a local unit of special-purpose government under Chapter 190 of the Florida Statutes (Florida Statutes, Chapter 190). It borrows money with bonds to build roads, drainage, water and sewer lines and similar infrastructure, repays those bonds through annual assessments on the lots it serves, and levies an operating assessment to maintain what it owns. Charlotte County created the Coral Creek district in 2022 (Ordinance 2022-008, as cited in the district’s audit and bond memorandum), and Wrathell, Hunt and Associates manages it (Florida Auditor General, Coral Creek CDD audit for fiscal year 2025). We did not read the ordinance itself.
Once a lot is sold to a homeowner, the district’s assessment rides on the county tax bill. The fiscal year 2026 adopted budget and the fiscal year 2027 proposed budget list these amounts per home.
On-roll class | FY2026 operations and maintenance | FY2026 debt service | FY2026 total | FY2027 proposed total |
|---|---|---|---|---|
Twin villa | $585.11 | $1,417.45 | $2,002.56 | $2,050.54 |
Single-family 40 ft | $585.11 | $1,619.94 | $2,205.05 | $2,253.03 |
Single-family 40 ft, reduced | $585.11 | $1,361.70 | $1,946.81 | $1,994.79 |
Single-family 50 ft | $585.11 | $2,024.93 | $2,610.04 | $2,658.02 |
Single-family 50 ft, reduced | $585.11 | $1,702.13 | $2,287.24 | $2,335.22 |
Single-family 60 ft | $585.11 | $2,429.91 | $3,015.02 | $3,063.00 |
Single-family 60 ft, reduced | $585.11 | $2,042.55 | $2,627.66 | $2,675.64 |
Source: Coral Creek CDD, FY2026 adopted budget; FY2027 proposed budget. FY2027 figures are proposed. The FY2027 proposed budget keeps each debt service line the same and raises operations and maintenance to $633.09 on the tax bill.
In every class the operations and maintenance charge is the same, and the debt service is what changes. On a standard 50 foot lot, $2,024.93 of the $2,610.04 is debt service, about 78 percent (our arithmetic). Each FY2027 proposed total adds $47.98 to the FY2026 total, the change the district’s mailed notice describes, and the notice states that the noticed amount serves as the maximum rate (Coral Creek CDD, agenda package of August 20, 2026).
The district bills some lots at a reduced debt amount: $1,361.70 rather than $1,619.94 for a 40 foot lot, $1,702.13 rather than $2,024.93 for 50 feet and $2,042.55 rather than $2,429.91 for 60 feet in fiscal year 2026. The budget lists those classes as separate lines and does not explain which lots fall in them or why. Draft minutes of the district’s May 21, 2026 meeting record a board discussion comparing the standard and reduced debt amounts, with the amounts to be verified (Coral Creek CDD, agenda package of August 20, 2026). So we do not explain the reduction, and we do not tell you whether a given lot qualifies. Ask the builder or the district manager which class your lot carries, in writing, before you sign.
Before a lot is sold to a homeowner, the district bills its operating charge directly to the builder or the developer. The district’s notice gives the off-roll operating charge as $550.00 for fiscal year 2026 and $595.10 proposed for fiscal year 2027. For a buyer of a finished home that is history, but on a to-be-built home it explains why the assessment may not appear on the tax bill until after your closing. Ask the builder how the year’s assessment is handled at your closing.
Term bond maturity | Principal | Coupon |
|---|---|---|
2031 | $1,470,000 | 4.600 percent |
2044 | $4,630,000 | 5.450 percent |
2054 | $6,720,000 | 5.750 percent |
Total | $12,820,000 |
Source: Coral Creek CDD, Series 2024 Limited Offering Memorandum. The three maturities add to $12,820,000.
The district has one bond series. About $12.1 million was outstanding at September 30, 2025, after early redemptions funded by lot prepayments, and the proposed fiscal year 2027 budget schedule shows $11,925,000 after the May 1, 2026 payment (Coral Creek CDD, FY2027 proposed budget). The bonds may be redeemed at the district’s option on or after May 1, 2034, per the audit.
An owner may prepay the debt service assessment on a lot. Prepayment is allowed under the bond documents, and the payoff amount comes from the district manager in a written letter. We do not print a payoff figure for any class: the district has changed its assessment method since the bonds were sold, and only the district manager’s letter for your parcel is current. Once the debt assessment on a lot is paid in full, the annual debt charge no longer applies to that lot; the operating charge continues, because it pays for maintenance every year. Whether prepaying makes sense depends on how long you expect to own the home, which is a question for your own adviser.
For a buyer, the debt is not something you can wave away at the closing table. It runs with the lot, it is paid in the annual assessment, and the principal can be paid off early if you choose. Ask in writing for the payoff figure on your closing date.
The district’s fiscal year 2026 adopted budget includes landscape maintenance of $200,000, a streetlight lease of $48,000 and stormwater maintenance of $24,567. The proposed fiscal year 2027 budget keeps landscape and stormwater at the same amounts and raises the streetlight lease to $77,100 (Coral Creek CDD, FY2026 budget; FY2027 proposed budget). The budgets carry no line for a clubhouse, pool or lifestyle staff.
The district has five supervisors, elected by landowners rather than by registered voters. Its auditor reports that every board member is affiliated with the developer, and the district recorded zero registered voters as of April 15, 2025 (Coral Creek CDD, agenda package of August 21, 2025). A landowners’ election for Seats 1, 2 and 5 is set for November 19, 2026. Under Chapter 190, seats move to elections by qualified electors as the district reaches population and time thresholds set in the statute. We do not name supervisors on this page.
The district lists regular meetings for October 15 and November 19, 2026, and it held its public hearing on the proposed fiscal year 2027 budget on August 20, 2026 (Coral Creek Community Development District). Coral Creek meetings follow meetings of the Tuckers Pointe district, which serves Willow, with the same manager, but the two are separate districts with separate budgets and bonds. Any resident or buyer can attend a district meeting and read the agenda package in advance; packages are where budgets, assessment notices and maintenance agreements appear first.
Turnleaf Homeowners Association, Inc. is the master association for every Turnleaf lot, filed in December 2024, active and still under developer control. Its dues are unpublished, and the recorded Declaration, which controls the dues and the rules on rentals, pets, vehicles and resales, was not available to us. That document belongs in your hands before you sign.
Data updated: October 2026 (Florida Division of Corporations records read October 1, 2026; Coral Creek Community Development District agenda packages of May 21 and August 20, 2026; Florida Statutes 720.307).
The master association is Turnleaf Homeowners Association, Inc., a Florida not-for-profit corporation, document number N24000014119, filed in December 2024 and shown as active on the Florida Division of Corporations site as of October 1, 2026 (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). We do not print its officers, registered agent or management company. Those change, and the state record is the place to read them on the day you need them. Ask for the current manager’s name in writing before closing.
The association’s directors listed in its annual reports are affiliated with the developer, so the association is still under developer control. That is normal in a new Florida community. Chapter 720 of the Florida Statutes sets when members must be allowed to elect directors, and the recorded Declaration sets the details for a specific community (Florida Statutes, section 720.307). We found no published turnover date for Turnleaf. Until turnover, the developer’s appointees adopt the budget, set the dues and enforce the rules, so read the budget the association has adopted for the current year.
Turnleaf Homeowners Association, Inc. has not published a budget or a dues figure that we could read, and the recorded Declaration controls what it may charge. Information not available at time of publishing (checked 2026-10-01). Figures may appear in marketing or in older documents. We do not print them, because only figures that trace to an adopted budget, a district record or a county record appear on this page. Ask the builder or the title agent for the association’s current adopted budget and the dues for your lot before you sign.
The recorded Declaration was not available to us; it controls. We could not retrieve it, or the bylaws, the rules or any supplemental declaration, from the public record. So we cannot tell you what it says about rentals, pets, vehicles, boats, signs, fences, architectural review, age restrictions or resales. Rules a reader may see in marketing are not the governing document. Where a reader would expect a rule or a number, we use this line: Information not available at time of publishing (checked 2026-10-01).
Turnleaf as a whole is not described as age-restricted in any record we read. The developer and the district’s 2024 bond memorandum describe a planned age-restricted section inside it, which has no plat, association or county approval naming it as of October 1, 2026. The Declaration is the document that would create and enforce an age restriction, and it was not available to us.
The developer states that Turnleaf will not have restricted access (developer marketing, seen October 1, 2026). We have not read a county condition or a recorded document that sets the entry design, so we attribute the statement to the developer and describe no gate or guard. If controlled access matters to you, ask the association in writing what the Declaration provides.
On May 21, 2026 the district’s board approved, in substantial form, an agreement under which Turnleaf Homeowners Association, Inc. will manage, operate and oversee district property, and the August 20, 2026 agenda carried its ratification (Coral Creek CDD, agenda package of May 21, 2026). The agreement’s list names lake tracts L-1 through L-11 with their littoral shelves and control structures, the road tracts, the stormwater facilities, and the sod, trees, shrubs and irrigation within the district’s rights-of-way and stormwater tracts. It does not list the amenity center. For an owner, a lake, a road or a streetlight may belong to the district, the association or the county, depending on the tract, and the title commitment and the recorded plat for your lot answer it.
No. Turnleaf has no sub-community with its own association, plat or rules: it is one plat family, one homeowners association and one Coral Creek district. Four builder sections and two recorded phases are places to know inside it, and the planned age-restricted section is the one place that could become separate once it is recorded.
Data updated: October 2026 (Charlotte County GIS subdivision and ownership layers; Florida Division of Corporations; Coral Creek Community Development District FY2026 budget; builder marketing pages seen October 1, 2026).
Every Turnleaf lot we found sits on one of two plats named Turnleaf, inside one planned development, one homeowners association and one community development district. We searched the Florida Division of Corporations for other Turnleaf associations and found none tied to this community (Florida Division of Corporations, name search for Turnleaf). A later filing could change that, so confirm with the builder which association or associations a specific lot belongs to.
A Perry home on Camelot Lane and a Lennar home on the west part of Turnleaf Boulevard belong to the same association, pay the same district operating charge and will share the same planned amenity center. What differs is the builder’s warranty, the plans offered and the district debt class, which depends on the lot. Builder product names describe homes, not places with their own rules.
Phase I and Phase 1A are plats, recorded in 2024 and 2025, and Phases 1B and 2A were plats in county review in August 2026. They share the master association, the district and the planned amenity center, so crossing from one to another does not change who governs you. Ask which phase your lot is on because it tells you how far along the surrounding streets are, not because it changes your rules.
The district’s 40, 50 and 60 foot single-family classes, its twin villa class and its reduced debt classes describe how a lot is billed, not where it is. Two neighbors on the same street can sit in different classes, which is why the class for your lot has to come in writing.
If the planned age-restricted section is built with its own plat and its own association, it would differ from the rest of Turnleaf in a way a buyer would feel: who may live there, what its association charges and what it maintains. As of October 1, 2026 nothing about it was recorded, so there is nothing yet to describe beyond the plan, and we print no size, location, builder or opening date.
A Turnleaf buyer of a home or lot should receive the association’s statutory disclosure summary before signing the contract, because Turnleaf Homeowners Association, Inc. governs every lot. Florida’s property tax disclosure belongs in the contract too, the estoppel certificate follows once a resale contract is signed, and a seller’s flood disclosure is due at or before the contract.
Data updated: October 2026 (Florida Statutes 720.401, 720.30851, 689.261, 689.302 and Chapter 190; Florida Division of Corporations record N24000014119; read October 1, 2026).
Section 720.401 of the Florida Statutes applies to lot and house buyers in a homeowners’ association (Fla. Stat. 720.401). On the terms as we read them:
The section does not reach condominium or cooperative associations under other chapters. Ask the closing agent to confirm which disclosures apply to your specific purchase.
Because Turnleaf sits inside the Coral Creek Community Development District, Chapter 190 carries its own notice rules for sales within a district (Florida Statutes, Chapter 190). We did not find a primary-source copy of the specific notice section in the files we read, so we do not quote one. Ask the title or closing agent to confirm which district notice must appear in or with your contract, and read the district’s own assessment figure for your lot class before you sign.
On a resale, order the association’s estoppel certificate the day the contract is signed. Under Fla. Stat. 720.30851 the association must deliver it within 10 business days of the request, it is effective for 30 days (35 days if mailed), and a buyer or lender who relies on it in good faith is protected. The statutory form asks about any capital contribution, any resale or transfer fees, open violations, whether the board must approve a transfer and any right of first refusal. The statute caps what an association may charge for the certificate. The Turnleaf association’s own certificate fee, transfer fee and any capital contribution: Information not available at time of publishing (checked 2026-10-01). A builder sale may use the builder’s own contract instead, which is why the contract section below matters.
Florida also requires a property tax disclosure summary before you sign, warning you not to rely on the seller’s current taxes (Fla. Stat. 689.261). Separately, Fla. Stat. 689.302 requires the seller’s written flood disclosure at or before the contract, stating whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller has filed a flood insurance claim and whether the seller has received federal flood assistance. On a first sale of a home nobody has lived in, the flood disclosure has little history to report, and the lot’s map and elevation file matter more.
In Turnleaf the choice today is mostly between builders, because every recorded sale in the last 12 months was a builder’s first sale and no owner resale has recorded yet. Choose new construction for a current-code house, a builder warranty and a plan you pick; a resale, when one comes, offers a finished home you can inspect.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; builder marketing pages seen October 1, 2026; Florida Statutes 501.1375 and 553.837; Citizens Property Insurance guidance).
All 57 of the 79 recorded sales that carry a year built are 2025 homes, and every home on the roll with a year built is dated 2025. No Turnleaf home appears twice as a qualified sale in the county file, so the record is builders closing new homes, not owners reselling them (our analysis). We therefore print no resale-versus-builder comparison, and we do not connect the 8 recorded sales under $250,000 to any builder’s advertised starting price, because nothing in the records we read explains them.
A new home is permitted under a recent building code and today’s floodplain rules, carries new systems and comes with a builder warranty. Florida law requires a builder to warrant a newly constructed home for one year against construction defects that result in a material violation of the Florida Building Code, and that full year survives a sale; a builder’s express written warranty can replace the statutory one if it meets the statute’s terms (Florida Statutes, s. 553.837). Whether the statute applies to a given home depends on its conveyance date, so read the builder’s warranty document with us. Citizens Property Insurance says a home may qualify for roof credits due to the year built, though opening protection credits need a completed wind mitigation inspection form (Citizens Property Insurance, FAQ answer 3534). A new build may also sit beside lots that will be built on for years.
A resale, when one comes to market, gives you a home you can inspect as it stands, a seller’s disclosures, an association estoppel certificate that states what is owed, and sometimes upgrades the builder charges for, such as a screened lanai, window treatments and landscaping. The trade-off is that you buy the existing house with whatever the first owner chose, and the builder’s warranty may have started running from the first closing. Ask the seller for the warranty paperwork and the date it began.
A resale buyer and a new-home buyer pay the same Coral Creek district assessment for the lot class, join the same association under the same recorded Declaration, and read the same 2026 flood map. The tax bill resets for both, because a sale ends the previous owner’s assessed value. The practical difference is who holds the contract and what you can negotiate.
Florida protects a new-construction deposit in escrow only up to 10 percent of the price under Fla. Stat. 501.1375, and the buyer can waive even that in writing. Read the builder’s contract for who holds the deposit, when it is released to the builder and what it can be spent on, and never sign a builder’s contract that waives the escrow without reading what the deposit pays for. Have an independent inspector look at the house before the closing.
Yes. A Turnleaf buyer can work with their own agent when buying from Dream Finders Homes, Lennar, M/I Homes or Perry Homes, and the time to bring the agent in is before the first model visit. Builders handle buyer representation in their own way, under paperwork we did not read.
Data updated: October 2026 (builder marketing pages seen October 1, 2026; National Association of Realtors practice changes; Fla. Stat. 475.278).
In a community where four builders sell side by side, a buyer can easily meet a builder before meeting an agent. Some builders tie buyer-agent compensation to putting the agent on record at the buyer’s first contact, which can include a website sign-up or a visit to a sales center. We did not read Dream Finders Homes’, Lennar’s, M/I Homes’ or Perry Homes’ buyer-agent terms, so we state no builder’s rule. What we tell every Turnleaf buyer is simple: tell each sales team at your first visit that you are working with a realtor, and ask each builder how it handles buyer representation.
The sales representative at each builder’s model works for that builder. That representative can explain the plans, the options and the schedule. The representative is not there to compare that builder’s price with another builder’s home two streets away, to tell you the district class is a question worth asking, or to read the Declaration with you. A buyer’s agent works for you across all four, and in a Florida transaction the 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, 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, lot contracts and what to inspect across the city, and the principles in it apply in Turnleaf as they do anywhere.
A Turnleaf builder contract should state the price and what it includes, the Coral Creek district class and assessment for your lot, the deposit terms, the completion schedule, the warranty and what is promised about the amenity center and the neighboring construction. Read it against the Declaration and the district budget before you sign, not at the closing table.
Data updated: October 2026 (Coral Creek CDD fiscal year 2026 adopted and fiscal year 2027 proposed budgets; Series 2024 bond memorandum; Charlotte County DRC-25-066 decision letter; Fla. Stat. 501.1375; read 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 any Turnleaf builder’s contract contains, because we did not read them.
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 it 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. We found no builder specification sheet that lists the roof deck attachment, roof-to-wall connections or opening protection for Turnleaf homes. Information not available at time of publishing (checked 2026-10-01). Ask for the product approval numbers, the impact ratings and the signed plan set for your lot, because the design wind speed and the opening protection are printed there.
The county approved a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court on about 2.52 acres at 13330 Turnleaf Boulevard (Charlotte County, DRC-25-066 decision letter). No county record of construction or an opening date was found as of October 1, 2026. Marketing may describe the amenities more brightly. A contract that mentions amenities should say what is promised, by whom and by when, and if the amenity center matters to your decision, ask for its status in writing.
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 what the builder’s process is for fixing defects. Ask whether it transfers to a later owner, and how it relates to the one-year statutory warranty under section 553.837. If a third party insures the warranty, ask for the insurer’s name and the policy terms.
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 Declaration 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.
You should inspect a new Turnleaf home at three points: before the walls close, at the final walk-through, and before your warranty’s first coverage period ends. A new house still has defects, and an independent inspector who works for you finds what a builder may miss. Every Turnleaf home on the county roll is a 2025 build.
Data updated: October 2026 (Charlotte County elevation certificate guidance; Florida Office of Insurance Regulation wind mitigation resources; Citizens Property Insurance Wind Loss Mitigation Guide, Rev. 04/26; FEMA National Flood Hazard Layer; read October 1, 2026).
A builder’s own quality checks and the county’s permit inspections are not a substitute for an inspector who reports to you. A county inspection confirms a house meets code at a stage. It does not tell you whether the caulk is finished, the garage floor slopes to the door or the air handler is accessible. An independent inspection is paid for by you and works for you.
If the builder allows it, an inspection before the walls close lets an inspector see framing, wiring, plumbing and the connections that hold the roof to the walls. Ask the builder whether you may schedule one and what access rules apply, and put the answer in writing. On a finished home the walls are already closed, so ask for the permit file and any photos the builder took at framing.
Walk the house with the builder’s representative and your inspector before you close. Check every window and door, every outlet and switch, the garage door, the air conditioning and the water heater. Test the plumbing, run the appliances and look at the lot grading, the swales and the lake edge. Write every defect on a list the builder signs, and ask how and when each will be fixed. Do not close on a promise you cannot enforce.
A wind mitigation inspection documents the roof covering, roof deck attachment, roof to wall connection, roof shape, secondary water resistance and opening protection on a state form. The Florida Office of Insurance Regulation says a completed form is valid for up to five years and that a new version takes effect April 1, 2026 (Florida Office of Insurance Regulation, wind mitigation resources). Citizens’ Wind Loss Mitigation Guide says the form may not be required for a structure built to the Florida Building Code on or after January 1, 2002 with no extra mitigation features, and that it is required when built features exceed the code and credits are requested (Citizens, Wind Loss Mitigation Guide, Rev. 04/26). If a builder says a home earns a credit, ask for the form that documents it.
Charlotte County says an under-construction elevation certificate is due before the lintel pour and a final certificate before the final inspection (Charlotte County, elevation certificates). We found no elevation certificates for Turnleaf addresses in the public records we searched. Information not available at time of publishing (checked 2026-10-01). Ask the builder for the certificate for your home, and ask when it will be available.
Walk the lot after a heavy rain if you can. Look at where water goes from the roof and the driveway, how the lot sits against its neighbors and what is at the rear edge. In our test of every residential lot outline against FEMA’s layer, 178 of 415 lot outlines touch or overlap a Zone AE area, including 33 of the 73 lots with built homes, mostly where a yard runs down to a lake (FEMA National Flood Hazard Layer; our analysis). Ask who manages the lake behind your lot.
A home inspection is a visual review. It does not tell you your flood zone, your insurance premium, your district class or the Declaration’s rules, and it cannot see inside walls that are closed. Use it with the documents in this guide, not in place of them.
Keep a written list of anything that shows up in the first months, and submit warranty claims in the way the warranty says to. Ask the builder when the warranty clock starts and whether there is a follow-up inspection before it ends. Book a final inspection before the first coverage period runs out, and report any defect in writing before the deadline.
Turnleaf’s amenity package, as Charlotte County approved it in 2025, is a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court on about 2.52 acres. The amenity center is approved, not built, and we cannot confirm a construction start, an opening date, hours or guest rules from any record.
Data updated: October 2026 (Charlotte County DRC-25-066 decision letter of June 2, 2025; Charlotte County Property Appraiser parcel record for the amenity tract; Coral Creek Community Development District agenda packages and budgets; Troon; Safe Harbor Marinas; read October 1, 2026).
Charlotte County’s site plan approval DRC-25-066, in a decision letter dated June 2, 2025, covers about 2.52 acres at 13330 Turnleaf Boulevard. The approved project is one 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion, a bocce ball court and a parking lot, with supporting utilities, drainage and roadways (Charlotte County, DRC-25-066 decision letter). The letter sets 17 conditions covering stormwater, fire access, hydrants, utilities, tree permits and landscaping. That is the list we print, because it is the list the county approved.
The amenity tract is listed on the property appraiser’s record as a vacant common area with no building (Charlotte County Property Appraiser, parcel record 422309251049). We found no county record of construction or an opening date as of October 1, 2026, and developer announcements have given start dates more than once, which we do not repeat. Before you rely on any amenity, ask the builder in writing whether construction has started, what is finished, and when residents can use it.
The county approval names four pickleball courts and a bocce court. It does not name tennis courts, so we describe none. It does not name a separate fitness center; whether fitness space sits inside the 5,500 square foot building is not stated in the letter. The approval names a pool area without describing it further. Other features a reader may see in marketing are not part of the county approval, and if one matters to your decision, ask for it to be shown on an approved site plan.
The amenity center will be private, for residents; the records do not yet say whether the district or the association will own it. The tract is still titled to the landowner entity, Burnt Store Developers, LLC. The district’s 2026 maintenance agreement with the association does not list it, and the district’s budgets carry no amenity, pool or clubhouse line (Coral Creek CDD, FY2027 proposed budget). Hours, guest policy, reservation rules and any amenity fee: Information not available at time of publishing (checked 2026-10-01).
Turnleaf has no golf course, marina or boat ramp of its own, and no private club. The nearest golf is Burnt Store Marina Country Club, a semi-private 27-hole course operated by Troon, south on Burnt Store Road in Burnt Store Marina, which is in Lee County despite its Punta Gorda address (Troon, Burnt Store Marina Country Club). The nearest marina is Safe Harbor Burnt Store, about 8.3 road miles and 18 minutes from a point on Camelot Lane (our estimate, free-flow) (Safe Harbor Marinas, Safe Harbor Burnt Store). Turnleaf residents use either, if they do, as paying customers like anyone else.
The lakes in Turnleaf are stormwater tracts. The district’s 2026 agreement with the association lists lake tracts L-1 through L-11 as district property the association will manage (Coral Creek CDD, agenda package of May 21, 2026). Rules on their use, including fishing, paddling or swimming, were not available. Information not available at time of publishing (checked 2026-10-01). Lake views are a feature of some lots, not a boating amenity.
Until the amenity center opens, public places fill some of the gap. Charlotte Harbor Preserve State Park, 45,507 acres with no entrance fee, is about 7 minutes from a point on Camelot Lane, and South County Regional Park in Punta Gorda, with a heated competition pool, courts, a recreation center and a fitness room, is about 17 minutes from the same point (Florida State Parks, Charlotte Harbor Preserve State Park; Charlotte County, South County Regional Park).
Under the 2022 FEMA flood map, the land under Turnleaf was Zone D, an undetermined hazard. FEMA’s “Turnleaf Phase 1 As-Built” revision, effective May 27, 2026, placed every built home’s lot in Zone X. In our analysis, 386 of 445 parcels now have their center in Zone X, and 20 vacant lots have their center in Zone AE.
Data updated: October 2026 (FEMA National Flood Hazard Layer, flood hazard zone, FIRM panel and LOMR layers; FEMA Letter of Map Revision 25-04-4878P determination document; Charlotte County GIS flood layers; FEMA FloodSmart; WINK News; all queried or read October 1, 2026).
A flood map is a set of polygons, and the right test of a lot is the lot against the map. We queried FEMA’s current layer at the center of every one of the 445 Turnleaf parcels and tested the full outline of every residential lot. All counts are our analysis of the FEMA layer. These are map overlays, not flood determinations: a lender’s flood determination or an elevation certificate governs any individual property.
FEMA zone at the parcel’s center | What it means | Base flood elevation (feet, NAVD88) | Parcels |
|---|---|---|---|
X, minimal flood hazard | Outside the special flood hazard area | None | 386 |
X shaded, 0.2 percent annual chance (coastal) | Moderate hazard, outside the special flood hazard area | None | 15 |
AE | Special flood hazard area with a base flood elevation | 9 to 19.5 | 42 |
D | Undetermined | None | 2 |
Total | 445 |
Source: FEMA National Flood Hazard Layer, flood hazard zones, one point query per parcel, October 1, 2026; our analysis.
All 73 built homes are among the 386 in Zone X. The 15 shaded Zone X parcels are vacant lots on Skylark Court and the south end of Everbreeze Lane. Of the 42 parcels whose center is in Zone AE, 22 are lakes, open space and other common tracts, and 20 are vacant residential lots. The two Zone D parcels are common tracts.
Twenty vacant lots have their center in Zone AE: 19 on the east side of Turnleaf Boulevard, where the base flood elevation is 19.5 feet NAVD88, and one on Camelot Lane at 18.8 feet (our analysis). We do not print lot numbers. A lot whose center is in Zone AE is not automatically a house in Zone AE, because the house pad may be filled above the base flood elevation. But a home built on one of these lots is the most likely in Turnleaf to need an elevation certificate, a careful lender determination and possibly a flood policy as a condition of the loan. If you are looking at a lot on the east side of Turnleaf Boulevard or on Camelot Lane, ask for its flood determination before you sign.
Many Turnleaf lots back onto lakes, and the lakes carry Zone AE. When we tested the full outline of every residential lot, 178 of 415 lot outlines touch or overlap a Zone AE area, including 33 of the 73 lots with built homes (our analysis). That count includes lots whose boundary only grazes a lake polygon, so it is an upper bound. Touching Zone AE is not being in Zone AE: FEMA and lenders judge the building, not the lot line. The 33 built lots that touch Zone AE all have their center in Zone X; where each house sits is settled by the lender’s determination or an elevation certificate for that structure.
FEMA’s revision names two flooding sources. The first is “Gulf of America to Charlotte Harbor,” the coastal floodplain on the west side just east of Burnt Store Road, where the Zone AE base flood elevations run from about 9 to 11.6 feet NAVD88. The second is “Unnamed Ponding Areas,” the interior lakes and stormwater system. The higher AE elevations inside Turnleaf, 13.1 to 19.8 feet NAVD88, come from rainfall ponding in the stormwater system, per FEMA’s revision, which assigns them to the “Unnamed Ponding Areas” source rather than the coastal one (FEMA, LOMR 25-04-4878P).
FEMA’s map tells you what zone a piece of ground is in. A lender’s decision rests on a Standard Flood Hazard Determination for the building’s location. For a Turnleaf home whose footprint is near a Zone AE line, the elevation certificate, which records the lowest floor against the base flood elevation, or a FEMA Letter of Map Amendment for that structure settles the question. We found no elevation certificates or per-lot map amendments for Turnleaf addresses in the public records we searched. Information not available at time of publishing (checked 2026-10-01).
The county’s Coastal Barrier Resources layer returned no feature at the points we checked inside Turnleaf, so the community is not in a mapped Coastal Barrier Resources System unit on that layer (Charlotte County GIS). That matters because federal flood insurance is restricted for new construction inside those units.
Charlotte County is a Community Rating System Class 5 community, which carries a 25 percent discount on flood insurance premiums (WINK News, September 9, 2025). FEMA states the federal rule plainly: “If you own a property in a high-risk zone and have a government-backed mortgage, you must purchase flood insurance.” High-risk zones begin with A or V (FEMA FloodSmart, What Is My Flood Risk). Every built Turnleaf home’s lot center is Zone X, so the federal mandate does not apply by zone alone; a lender can still require coverage, and Citizens has its own rule, covered in the insurance section. FEMA also notes that nearly one third of National Flood Insurance Program claims from 2014 to 2024 came from outside high-risk areas. Zone X is lower risk, not no risk.
The Florida Realtors and Florida Bar AS IS contract advises the buyer to verify the flood zone by elevation certificate, and gives the buyer a termination right tied to a property in a Special Flood Hazard Area whose lowest floor is below the minimum elevation or that is ineligible for flood coverage. Whether your lot qualifies depends on where its building sits, so ask a lender for the determination early. A builder’s own contract may not carry that clause at all, which is one more reason to read it. The seller’s written flood disclosure under Fla. Stat. 689.302 is due at or before the contract.
The 2026 flood map revision for Turnleaf is FEMA’s Letter of Map Revision 25-04-4878P, issued January 7, 2026 and effective May 27, 2026, titled “Turnleaf Phase 1 As-Built.” It re-mapped the first phase from undetermined Zone D to defined zones, placing every built home’s lot in Zone X, and it means older maps can show the wrong zone.
Data updated: October 2026 (FEMA Letter of Map Revision 25-04-4878P determination document; FEMA National Flood Hazard Layer LOMR layer; Charlotte County GIS FEMA 2022 layer; FEMA FloodSmart; read October 1, 2026).
Two FEMA flood insurance rate map panels cover Turnleaf: 12015C0409G, which holds 444 of the 445 parcels, and 12015C0407G, which holds one common tract. Both are dated December 15, 2022, for Charlotte County unincorporated areas, FEMA community number 120061 (FEMA National Flood Hazard Layer; our analysis). On those panels most of the Turnleaf land was Zone D, which FEMA uses where a flood hazard is possible but has not been studied. In the county’s copy of the 2022 map, every one of the 73 lots that now hold built homes was Zone D.
A Letter of Map Revision is FEMA’s formal change to a flood map. This one follows an earlier conditional case, 24-04-5164R, the step a developer takes to have a planned design reviewed before it is built. The determination lists what the revision rests on: a culvert, excavation, a retention basin, a one-dimensional hydraulic analysis, a hydrologic analysis and updated topographic data. In plain terms, the developer built the lakes and drainage, surveyed the result, modeled how water moves through it, and FEMA re-mapped the land from that as-built record (FEMA, LOMR 25-04-4878P).
2022 map (county copy) | FEMA layer today | Parcels |
|---|---|---|
Zone D | Zone X | 361 |
Zone D | Zone AE | 36 |
Zone D | Zone D | 2 |
Zone X | Zone X | 40 |
Zone X | Zone AE | 4 |
Zone AE | Zone AE | 2 |
Total | 445 |
Sources: Charlotte County GIS, FEMA 2022 layer; FEMA National Flood Hazard Layer, October 1, 2026; our analysis. “Zone X” in the right-hand column includes the shaded 0.2 percent annual chance area.
Most of the land moved from undetermined to minimal hazard. The 40 parcels that moved into Zone AE are half lakes and open-space tracts and half the vacant lots described above (our analysis).
FEMA published notice in The Daily Sun on January 20 and January 27, 2026, with a 90-day appeal period, and states it will not physically reprint the map panels now; the annotated panels govern “for floodplain management purposes and for all flood insurance policies and renewals.” So a map, flyer, listing or insurance quote printed before May 2026 can still show Turnleaf as Zone D. If a document reads Zone D, ask which map it used and when.
A lender must determine the zone of the building that secures your loan on the map in effect. If the building sits in Zone AE, a federally backed mortgage requires flood insurance. If it sits in Zone X, the lender’s rules and your own risk tolerance decide. Ask your lender which map it used and for a copy of the determination, and ask the builder for the elevation certificate.
A policy written on a Turnleaf home after May 27, 2026 should be rated on the revised map. If you have a quote or a policy that still shows Zone D, ask the agent to re-run it on the current map. We obtained no flood quote for any Turnleaf address and do not know how the revision affected premiums for particular lots. Information not available at time of publishing (checked 2026-10-01). Get a quote at the address.
FEMA’s determination carries a standard reminder: the revision is based on the one percent annual chance discharges in the submitted model, and future upstream development could increase discharges. Turnleaf sits among several large new communities on the Burnt Store Road corridor, so that reminder is worth knowing when you read the map.
In Turnleaf, stormwater is a district system. The Coral Creek Community Development District owns the lakes, culverts and control structures and budgets for their maintenance, and under a 2026 agreement Turnleaf Homeowners Association, Inc. will manage that district property, including lake tracts L-1 through L-11, for the district.
Data updated: October 2026 (Coral Creek Community Development District agenda packages of May 21 and August 20, 2026; fiscal year 2026 adopted and fiscal year 2027 proposed budgets; FEMA LOMR 25-04-4878P; read October 1, 2026).
The district’s facility agreement lists the lakes, road tracts and stormwater works it holds, and its adopted fiscal year 2026 budget carries a stormwater maintenance line of $24,567, kept at the same amount in the fiscal year 2027 proposal (Coral Creek CDD, May 21, 2026 agenda; Coral Creek CDD, FY2026 budget). FEMA’s revision notes that the community must maintain the flood-carrying capacity of altered watercourses, including culverts and drainage structures.
Under the agreement approved in substantial form on May 21, 2026 and carried for ratification on August 20, 2026, the association will manage, operate and oversee the lake tracts with their littoral shelves and control structures, the stormwater facilities and the landscaping within the district’s stormwater tracts. The association’s dues are unpublished, and the Declaration, which would say how those costs reach owners, was not available to us.
We could not find the water management district permit’s design storm, the minimum finished floor elevation for Turnleaf lots or the lakes’ design water levels. Information not available at time of publishing (checked 2026-10-01). Rules on using the lakes, such as fishing, boats or docks, would sit in the recorded Declaration.
Turnleaf is so new that no Turnleaf home existed when Charley, Ian, Helene or Milton struck; every built home on the county roll dates from 2025. Charlotte County’s evacuation zones split Turnleaf three ways, B, C and D, and the built homes sit in Zones C and D. We make no claim about storm effects on any Turnleaf home.
Data updated: October 2026 (Charlotte County Emergency Management Know Your Zone and Storm Recovery pages; Charlotte County GIS storm surge evacuation zone layer; National Hurricane Center tropical cyclone reports for Charley, Ian, Helene and Milton; Charlotte County Property Appraiser roll dated September 27, 2026; all read October 1, 2026).
Charlotte County sorts its land into five evacuation zones, lettered A through E and colored red, orange, yellow, green and purple (Charlotte County, Know Your Zone). Evacuation orders are issued by zone letter, so the letter for your address is the one to know. The county says evacuation zones “are not based solely on the elevation of your residence,” and that storm surge does not track the category of the storm, so residents should follow the Office of Emergency Management’s orders.
We checked all 445 parcels on the two recorded Turnleaf plats against the county’s evacuation zone layer: 231 are in Zone D, 190 in Zone C and 24 in Zone B (Charlotte County GIS, storm surge evacuation zones layer; our analysis). Those parcels include vacant lots and common tracts, so they are not 445 homes. The west side, closest to Burnt Store Road, carries the Zone B parcels, mostly on Skylark Court and Loredo Way. Everbreeze Lane and the rest of Loredo Way are Zone C. The east side, including Jasper Way, Grassmere Court, Wilgrove Place, Hammock Dale Drive and most of Turnleaf Boulevard, is Zone D.
Street | Zone B | Zone C | Zone D |
|---|---|---|---|
Turnleaf Boulevard | 1 | 21 | 105 |
Everbreeze Lane | 3 | 89 | 0 |
Camelot Lane | 0 | 21 | 26 |
Loredo Way | 7 | 40 | 0 |
Hammock Dale Drive | 0 | 0 | 20 |
Wilgrove Place | 0 | 0 | 19 |
Jasper Way | 0 | 0 | 19 |
Moonrise Lane | 0 | 1 | 17 |
Skylark Court | 12 | 4 | 0 |
Grassmere Court | 0 | 0 | 13 |
Sun Crest Trace | 0 | 1 | 1 |
Common tracts on Burnt Store Road, the lift station tract and tracts with no address | 1 | 13 | 11 |
Total parcels | 24 | 190 | 231 |
Source: Charlotte County GIS, layer 34, one query per parcel on October 1, 2026, our analysis.
The 73 homes that carry a year built on the county roll are all in Zones C and D: 68 in Zone D and 5 in Zone C. None is in Zone B today. That will change as building moves west: a home built on Skylark Court or part of Loredo Way will carry a different evacuation letter from a home on Jasper Way. A buyer comparing two Turnleaf lots should check both on the county’s Know Your Zone page.
Storm | Date of order | What the county ordered |
|---|---|---|
Hurricane Ian | September 26, 2022 | Zone A |
Hurricane Ian | September 27, 2022 | Zones A and B, barrier islands, and mobile homes in any zone |
Hurricane Helene | September 24, 2024 | Barrier islands, low-lying and flood-prone areas, manufactured homes and homes that may not withstand high winds |
Hurricane Milton | October 7, 2024 | Zones A and B, plus mobile and manufactured homes |
Hurricane Milton | October 8, 2024 | Zones A, B and C |
Source: Charlotte County, Storm Recovery. That is a county record of past orders, not a promise about the next storm. For Turnleaf, it means the Zone B lots on the west side were inside orders for Ian and Milton, the Zone C streets were inside the second Milton order, and Zone D was not named in these orders. The county also warns that it may not be possible to open shelters in Charlotte County during a storm, so plan where you would go.
The National Hurricane Center’s reports describe storms at the scale of Punta Gorda and Charlotte County, not individual subdivisions.
Every surge figure above is “above ground,” the measure these reports use. Other agencies report water above mean higher high water, a different reference, and the two should not be compared number for number.
Every home on the 2026 county roll with a year built is dated 2025, so no Turnleaf home was standing in those storms. That cuts both ways: you are not buying a house that stood through them, and there is no storm record for these houses to point to. We found no county assessment, association notice or federal record describing conditions on the Turnleaf land in any of the four storms, and we make no claim, positive or negative. Information not available at time of publishing (checked 2026-10-01).
A Florida house is designed for a wind speed set by the building code, and that speed is printed on the home’s permitted plans. Charlotte County’s public wind layer dates from 2012 and is not a reliable guide to the code edition that applied to a 2025 Turnleaf permit, so we print no design wind speed and no wind-borne debris status for Turnleaf. Information not available at time of publishing (checked 2026-10-01). The builder or the county building department can show the figures on the plan set for your home.
Ask three things in writing. Ask for the product approvals and impact ratings on the windows, doors and garage door. Ask for the permit plan set with its design wind speed. And on a resale, ask for the wind mitigation report and whether the home has ever had a storm or water claim.
Insurance on a Turnleaf home is priced house by house, and no public source publishes a typical premium, so we print none. The drivers are the new roof, documented wind mitigation features, the flood zone at the building, and two Florida rules: the roof-age law and Citizens’ flood requirement, which reaches every Citizens wind policy from January 1, 2027.
Data updated: October 2026 (Florida Statutes 627.7011, 627.0629 and 627.351; Citizens Property Insurance flood and wind mitigation pages; FEMA FloodSmart; FEMA LOMR 25-04-4878P; Charlotte County Property Appraiser roll dated September 27, 2026; all read October 1, 2026).
Nobody can tell you what a Turnleaf home costs to insure from the community’s name. A premium depends on the house, its construction features, its flood zone at the building, the carrier, the year, the deductibles and your own claims history. We obtained no quotes, and no public record gives a Turnleaf figure. Information not available at time of publishing (checked 2026-10-01). What the record shows is the structure: every home with a year built on the roll is dated 2025, so every roof is new, and every built home’s lot center is in Zone X after the 2026 revision.
Florida law protects owners of newer roofs. “An insurer may not refuse to issue or refuse to renew a homeowner’s policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof” (Florida Statutes, section 627.7011). For Turnleaf, where every roof on the roll dates from 2025 or later, that protection runs to about 2040 for the earliest roofs. The statute protects against refusal based on age alone; it does not set a price.
Residential property insurance rate filings “must include actuarially reasonable discounts, credits, or other rate differentials” for construction shown to reduce windstorm loss, including roof strength, roof covering performance, roof-to-wall strength, opening protection, and window, door and skylight strength (Florida Statutes, section 627.0629). The credits are earned with a wind mitigation inspection on the state’s form. Citizens says documenting those features “may save you money by helping you qualify for mitigation discounts” (Citizens Property Insurance, Wind Mitigation Inspections). On a new home, schedule the inspection before you bind the policy, and keep a copy.
Citizens Property Insurance requires flood coverage on its wind policies in stages: homes in the special flood hazard area first, then outside it by dwelling replacement cost, $600,000 or more from January 1, 2024, $500,000 or more from January 1, 2025, $400,000 or more from January 1, 2026, and all policies regardless of value from January 1, 2027 (Citizens Property Insurance, Flood). The schedule is set in section 627.351, Florida Statutes (Florida Statutes, section 627.351). From January 1, 2027, any Turnleaf home insured with Citizens needs a flood policy, whether it sits in Zone X or not.
Under Florida law, a personal residential structure in the wind-borne debris region with an insured structure value of $750,000 or more is not eligible for Citizens coverage unless it has opening protection, such as impact-rated windows or approved shutters (Florida Statutes, section 627.351). Whether a given Turnleaf home was permitted inside that region is on its plan set, so a buyer of a higher-value home who may need Citizens should confirm the opening protection in writing.
FEMA is direct about it: “Most homeowners insurance does not cover flood damage” (FEMA FloodSmart). A National Flood Insurance Program policy for a home covers the building up to $250,000 and contents up to $100,000; private flood carriers may offer other limits (FEMA FloodSmart, Buy a Policy).
A National Flood Insurance Program policy usually starts 30 days after purchase. There is no wait when the policy is bought in connection with making, increasing, extending or renewing a mortgage, and a one-day wait when a property is newly mapped into a high-risk zone if the policy is bought within 12 months of the map change. For a buyer financing a Turnleaf home, the mortgage exception usually removes the wait at closing. For an owner who adds flood coverage later, the 30-day wait matters in hurricane season.
We ask for binding homeowners and flood quotes before any inspection or financing contingency expires on every Turnleaf home. On the Florida AS IS contract the inspection period is 15 days if the blank is left empty, and a feature an insurer will not credit is a negotiating point inside that period and a lost deposit after it. On a builder’s contract the timing is the builder’s, so ask for the quote contingency in writing. Insurance, tax and legal points in this guide are information, not advice; confirm them with your closing agent, attorney or insurance agent before you rely on them.
Turnleaf is zoned to East Elementary, Punta Gorda Middle and Charlotte High, all in Charlotte County Public Schools. We ran seven Turnleaf addresses on six streets through the district’s own Boundary Locator, and every one returned that trio on October 1, 2026. The state’s 2026 grades are B, A and B, and the district earned an A.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator, Bus Stop Locator, capacity pages and bell schedule; Florida Department of Education School Grades 2026 and District Grades 2026; OSRM routing estimates; all queried or read October 1, 2026).
We ran seven Turnleaf addresses through the lookup service behind the district’s public Boundary Locator (Charlotte County Public Schools, Boundary Locator service). We do not print house numbers.
Street | Addresses checked | Elementary | Middle | High |
|---|---|---|---|---|
Turnleaf Boulevard | 2 | East Elementary | Punta Gorda Middle | Charlotte High |
Jasper Way | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
Grassmere Court | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
Camelot Lane | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
Wilgrove Place | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
Moonrise Lane | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
We found no split inside the community. When we tried a made-up address on Loredo Way, a street with no built homes on the roll, the locator returned nothing, so a lot on a newer street may not show up until its address is assigned. The district itself says the locator “is only a guide, please call the school indicated to confirm that your child will attend that school.”
School | Level | Address | Drive from 13347 Turnleaf Boulevard |
|---|---|---|---|
East Elementary | Elementary | 27050 Fairway Drive, Punta Gorda | 10.6 road miles, about 19.1 minutes |
Punta Gorda Middle | Middle | 1001 Education Avenue, Punta Gorda | 8.4 road miles, about 17.9 minutes |
Charlotte High | High | 1250 Cooper Street, Punta Gorda | 7.5 road miles, about 14.4 minutes |
Source: Charlotte County Public Schools, Boundary Locator service; drive times by OSRM, free-flow, no traffic, October 1, 2026 (our analysis). East Elementary sits on the east side of I-75, so the route runs north on Burnt Store Road, east on County Road 768 and briefly on the interstate. East Elementary is a Title I school, according to the state’s 2026 grades file.
School | 2026 | 2025 | 2024 | 2023 | 2022 |
|---|---|---|---|---|---|
East Elementary | B | B | C | B | B |
Punta Gorda Middle | A | C | C | C | C |
Charlotte High | B | B | B | B | C |
Charlotte County School District | A | B | B | B | B |
Source: Florida Department of Education, School Grades 2026 and District Grades 2026. The state treats 2023 as an informational baseline year.
Punta Gorda Middle’s 2026 A follows four straight years of C grades. The district’s 2026 A is its first since 2011 in the district grade history. A single year’s grade is a snapshot, so look at the component scores and the trend rather than the letter alone, and visit before you decide.
Component (percent) | East Elementary | Punta Gorda Middle | Charlotte High |
|---|---|---|---|
English language arts achievement | 61 | 61 | 56 |
English language arts learning gains | 55 | 64 | 55 |
Math achievement | 66 | 67 | 46 |
Math learning gains | 60 | 62 | 51 |
Science achievement | 48 | 55 | 76 |
Social studies achievement | n/a | 71 | 79 |
Graduation rate, 2024-25 | n/a | n/a | 95 |
Percent of total possible points | 56 | 64 | 63 |
Source: Florida Department of Education, School Grades 2026. Charlotte High’s 95 percent graduation rate and its science and social studies scores stand out; its math achievement is the lowest component in the table.
For 2026-27, kindergarten and grade 1 at East Elementary are closed to new students, and grades 2 through 5 show open seats (Charlotte County Public Schools, East Elementary Capacities 26-27). The page carries no as-of date and does not say what happens to a zoned student whose grade is closed, so we make no claim about attendance rights. A family with a kindergartner or first grader should ask the district about that grade before the contract’s review periods end.
Punta Gorda Middle shows open seats in every grade: 46 in grade 6, 36 in grade 7 and 44 in grade 8 (Charlotte County Public Schools, Punta Gorda Middle Capacities 26-27). Charlotte High shows enrollment above programmatic capacity in every grade and every grade closed to choice (Charlotte County Public Schools, Charlotte High Capacities 26-27). That closure applies to students applying from outside the zone, and we found no statement that it affects students zoned to Charlotte High.
The district’s Bus Stop Locator, run for a Turnleaf Boulevard address on October 1, 2026, showed the elementary and high school stop at Burnt Store Road and Turnleaf Boulevard, the community entrance, and the middle school stop at Burnt Store Road and Heritage Landing Boulevard (Charlotte County Public Schools, Bus Stop Locator). Children on interior streets will still have a walk out to Burnt Store Road, and stops change each school year, so recheck every summer. Published hours are 8:40 a.m. to 3:10 p.m. at East Elementary, 9:10 a.m. to 4:10 p.m. at Punta Gorda Middle and 7:10 a.m. to 2:10 p.m. at Charlotte High (Charlotte County Public Schools, start and end times).
For the Turnleaf Boulevard address, the district’s transportation portal also listed Florida SouthWestern Collegiate High School and Academy @ CTC as schools the address was eligible for, in addition to the three zoned schools. Admission to those programs runs through the district and the programs themselves, so treat the listing as transportation eligibility, not enrollment.
We found no public school site, school petition or school facility planned within about two miles of Turnleaf in the county records we read (Charlotte County GIS, institutional layer). With several thousand homes entitled along the Burnt Store Road corridor, the district’s long-range facilities plan is the document to watch. Information not available at time of publishing (checked 2026-10-01).
We ran seven addresses on six streets, not every lot, and attendance zones can change between school years. Before you write an offer that depends on a school, run the exact address through the district’s Boundary Locator yourself and call the school. If a listing or a builder flyer shows different schools, the district’s locator is the answer. Marc can run your target addresses through the locator with you before you tour.
Daily life in Turnleaf runs on the car and on Burnt Store Road. It is a new-home community still being built, with no golf course, marina or club, an amenity center approved but not built, a 45,507-acre state park about 7 minutes away and downtown Punta Gorda about 16 minutes away. Hospitals and Gulf beaches are longer drives.
Data updated: October 2026 (estimated drive times, OSRM free-flow routing, no traffic, computed October 1, 2026; hospital, store, park and county pages read October 1, 2026; Charlotte County Property Appraiser roll, our analysis).
A Turnleaf street can hold finished homes, homes under construction and empty lots at the same time. Turnleaf Boulevard and Jasper Way hold most of the homes the roll recognizes, while Everbreeze Lane, Loredo Way, Moonrise Lane, Hammock Dale Drive and Skylark Court carry no year built on the 2026 roll. Living here in the early years means living beside active construction for as long as later phases take to build, and that timing is not published. The Declaration that would set occupancy rules was not available to us.
Punta Gorda has no active licensed hospital, so the nearest hospitals to Turnleaf are in Port Charlotte. The state’s hospital licensing records show the license for ShorePoint Health Punta Gorda with the status Closed (Florida Agency for Health Care Administration, FloridaHealthFinder).
Facility | What it is | Drive (minutes) | Road miles |
|---|---|---|---|
Charlotte County Fire and EMS Station 5, 15200 Burnt Store Rd | County fire and EMS station | 5.6 | 2.9 |
AdventHealth Port Charlotte | Hospital, 24-hour emergency room | 23.9 | 12.8 |
HCA Florida Fawcett Hospital | Hospital, 24/7 emergency department | 24.7 | 13.1 |
MD Now Urgent Care, Port Charlotte | Urgent care | 27.1 | 14.7 |
Lee Health Cape Coral Hospital | Hospital with emergency care | 36.5 | 21.1 |
Lee Health Gulf Coast Medical Center, Fort Myers | Level II trauma center | 47.7 | 29.1 |
Lee Health Golisano Children’s Hospital, Fort Myers | Children’s hospital with a pediatric emergency department | 52.6 | 32.6 |
Sources: AdventHealth Port Charlotte; HCA Florida Fawcett Hospital; HCA Florida locations; Lee Health, Cape Coral Hospital; Lee Health, Gulf Coast Medical Center; Lee Health, Golisano Children’s Hospital; Charlotte County GIS, fire stations layer. Drive times from 13347 Turnleaf Boulevard, OSRM free-flow, no traffic (our analysis, October 1, 2026).
Lee Health posted this notice on its site: “Beginning January 1, 2027, Lee Health hospitals and physicians will be out of network with UnitedHealthcare.” A resident on that plan who expected to use a Lee Health hospital should confirm coverage for 2027. Which fire station is dispatched to a given Turnleaf call is set by the county’s dispatch system. In an emergency, call 911. If anyone in your household sees specialists often, map the doctors before you choose a street.
We found no restaurant, store or event calendar that belongs to Turnleaf itself. Information not available at time of publishing (checked 2026-10-01). Errands run north, where Burnt Store Road meets US 41.
Store | Road miles | Minutes |
|---|---|---|
Publix, Burnt Store Marketplace, 3941 Tamiami Trail | 5.2 | 11 |
Walmart Supercenter, 5001 Taylor Road | 5.9 | 12 |
Publix, Punta Gorda Crossing, 2310 Tamiami Trail | 7.6 | 16 |
From a point on Camelot Lane, OSRM free-flow, no traffic (our estimate, October 1, 2026). Sources: Publix, Burnt Store Marketplace; Walmart, Punta Gorda Supercenter; Publix, Punta Gorda Crossing.
We found no grocery on Burnt Store Road between Turnleaf and US 41, and the nearest restaurants we found from a primary source are at Safe Harbor Burnt Store, about 18 minutes from the same point. Downtown Punta Gorda and Fishermen’s Village carry the dining and the dated events; our Turnleaf community guide lists them. A commercial approval nearby is not a store, as the section on what is being built explains.
Turnleaf’s strongest outdoor fact is its neighbor. Charlotte Harbor Preserve State Park, with its park address at 12301 Burnt Store Road, is about 7 minutes and 2.6 road miles from a point on Camelot Lane; the park covers 45,507 acres, protects more than 100 miles of Charlotte Harbor shoreline and charges no fee (Florida State Parks, Charlotte Harbor Preserve State Park). The Charlotte Harbor Environmental Center’s Alligator Creek Preserve is about 9 minutes away (Charlotte Harbor Environmental Center, Alligator Creek Preserve), and the Babcock/Webb Wildlife Management Area’s Tuckers Grade entrance about 16 minutes, with an entry fee or management area permit (Florida Fish and Wildlife Conservation Commission, Babcock/Webb WMA).
Gulf beaches are about an hour from Turnleaf by road, and Turnleaf has no beach or boat access of its own.
Destination | Minutes | Road miles | Type |
|---|---|---|---|
Port Charlotte Beach Park | 27.4 | 13.3 | Harbor beach on Charlotte Harbor |
Englewood Beach | 57.9 | 34.0 | Gulf beach |
Fort Myers Beach | 68.0 | 38.5 | Gulf beach (town reference point) |
Sanibel (toll not priced) | 85.6 | 47.9 | Gulf beach (city reference point) |
Estimated drive times from 13347 Turnleaf Boulevard, OSRM free-flow routing, no traffic (our analysis, October 1, 2026). Port Charlotte Beach Park is the closest place to put your feet in salt water, and the county lists parking at 75 cents an hour there and at Englewood Beach at Chadwick Park (Charlotte County, Beaches). A buyer who wants a beach close by should look at Gulf-side communities.
No golf course, marina or club of Turnleaf’s own exists in the records. The nearest golf and marina are at Burnt Store Marina, which is in Lee County with a Punta Gorda address. Public boat ramps around the harbor include Laishley Park Marina in Punta Gorda (Florida Fish and Wildlife Conservation Commission, Charlotte Harbor boat ramps). Turnleaf’s own social calendar: Information not available at time of publishing (checked 2026-10-01).
Charlotte County Utilities holds the certificated water and sewer service areas over Turnleaf, and its map shows county-owned water mains and gravity sewer mains inside the community, with the sewer mains recorded as installed in May 2025 (Charlotte County Utilities Mapbook, gravity sewer mains). The map returned no reclaimed water mains inside Turnleaf. The electric provider, internet providers and speeds, natural gas availability, the trash hauler and the mail delivery method are not confirmed in any public record we read. Information not available at time of publishing (checked 2026-10-01). Ask the builder which providers serve the lot and what is pre-wired, and check each internet provider’s address-level map before you rely on a speed.
From Turnleaf, Punta Gorda Airport is about 15.5 minutes and downtown Punta Gorda about 15.7 minutes in free-flow driving. Cape Coral is about 25.5 minutes, Fort Myers 37.1 and Southwest Florida International Airport 48.7. The nearest Gulf beach we measured, Englewood Beach, is about 57.9 minutes, and Babcock Ranch 57.1.
Data updated: October 2026 (OSRM routing engine on OpenStreetMap data, free-flow, origin 13347 Turnleaf Boulevard from the Charlotte County address point layer; computed October 1, 2026).
Destination | Minutes | Road miles |
|---|---|---|
Punta Gorda Airport (PGD) | 15.5 | 7.8 |
Downtown Punta Gorda (City Hall) | 15.7 | 8.3 |
AdventHealth Port Charlotte | 23.9 | 12.8 |
HCA Florida Fawcett Hospital | 24.7 | 13.1 |
Cape Coral (city reference point) | 25.5 | 15.9 |
Port Charlotte Beach Park (harbor beach) | 27.4 | 13.3 |
Port Charlotte Town Center | 32.5 | 16.7 |
Fort Myers (city reference point) | 37.1 | 23.3 |
Southwest Florida International Airport (RSW) | 48.7 | 35.4 |
Babcock Ranch (community reference point) | 57.1 | 37.3 |
Englewood Beach (Gulf beach) | 57.9 | 34.0 |
Fort Myers Beach | 68.0 | 38.5 |
Sarasota (city reference point) | 79.6 | 62.9 |
Sanibel (toll not priced) | 85.6 | 47.9 |
Estimated drive times from 13347 Turnleaf Boulevard, OSRM free-flow routing, no traffic (our analysis, October 1, 2026). Source: OSRM routing engine; origin from the Charlotte County GIS address point layer.
Free-flow means an empty road: no season traffic, no waits at signals, no crashes. Treat every figure as the best case. Traffic-adjusted times: Information not available at time of publishing (checked 2026-10-01). The city reference point rows use a standard map point for each city, which is not always its downtown. The Turnleaf plat is compact, so any address in the community should land within about a minute of these times.
Every trip out of Turnleaf starts on Burnt Store Road, County Road 765. North, it leads to Punta Gorda, the airport and I-75. South, it leads to Cape Coral. For Fort Myers, Southwest Florida International Airport and Babcock Ranch, the router sends you south on Burnt Store Road for about 1.7 miles, then east on Notre Dame Boulevard and County Road 762 to reach US 41 or I-75. That makes Burnt Store Road the road to watch, and the county’s planned east-west connector between Burnt Store Road and US 41 is unfunded.
Punta Gorda Airport is 7.8 road miles and about 15.5 minutes away, the shortest trip in the table. Downtown Punta Gorda’s City Hall is 8.3 miles and about 15.7 minutes. Port Charlotte Town Center is 16.7 miles and about 32.5 minutes, across the Peace River, and the two Port Charlotte hospitals are closer than the mall. We print only measured times, whatever a marketing page says.
Cape Coral’s reference point is 15.9 miles and about 25.5 minutes south, almost all of it on Burnt Store Road. Fort Myers is 23.3 miles and about 37.1 minutes, and Southwest Florida International Airport is 35.4 miles and about 48.7 minutes. Babcock Ranch is only about 18.1 miles away in a straight line but 37.3 road miles and about 57.1 minutes by road, because no road crosses the Peace River and the Babcock lands directly.
Turnleaf works well for Punta Gorda errands, air travel from Punta Gorda Airport and Cape Coral to the south, all inside about half an hour. It asks for longer drives to the Gulf beaches, Sarasota, Southwest Florida International Airport and Babcock Ranch. Anyone who expects a short beach trip should measure it, because the measured Gulf beach drives run close to an hour or more. Test the route at the hour you would actually make it.
Near Turnleaf, the biggest builder is Turnleaf itself, with Phase 1B and Phase 2A plats in county review. Around it, the county is building Fire Station 17 off US 41, a commercial planned development to the south awaits a commission decision, several neighboring communities are recording plats, and the Tuckers Grade Extension remains unfunded.
Data updated: October 2026 (Charlotte County major projects reports; Charlotte County GIS petitions and subdivisions layers; Charlotte County Planning and Zoning Board agendas; Charlotte County project pages; Florida Department of Transportation traffic counts; all read October 1, 2026).
A Phase 1B plat of 56 single-family lots and a Phase 2A plat of 204 single-family lots were both in county review, listed as Awaiting Plans, in the county’s August 2026 major projects report (Charlotte County, major projects, August 2026). With up to 1,762 homes allowed against 412 platted today, most of what will be built near a Turnleaf home over the next several years is more Turnleaf: new streets, new lakes and construction traffic on the internal roads.
Community | Direction from Turnleaf | Builder or applicant of record | What the county records show |
|---|---|---|---|
Coral Lakes | West and north, between Turnleaf and Burnt Store Road | CC Burnt Store LLC | Its own plats (recorded 2024 and 2026) and its own Coral Lakes Community Development District |
Esplanade at Starling | South | Taylor Morrison | Its own plats, and a county petition to establish a Starling Community Development District |
Cassia Bay (formerly Crosswinds) | North | Pulte Home Company | A plat of 122 single-family homes, recorded in 2026 |
Heritage Landing | Southwest, across Burnt Store Road | Lennar | A large planned community on the former Tern Bay golf plat; a Phase III plat recorded in August 2026 |
Firelight North | South | Zemel Land Partners and Chardev North | A first plat of 337 single-family lots, recorded in 2026 |
Willow | Northeast, east of US 41 near Tuckers Grade | Lennar | Its own plats and its own Tuckers Pointe Community Development District |
Sources: Charlotte County GIS, petitions layer; Charlotte County GIS, subdivisions layer; Charlotte County, major projects, 2025; Charlotte County, major projects, February 2026.
A planned development south of Turnleaf, petition PD-25-13, would allow up to 195,000 square feet of commercial space along with homes and recreational vehicle units, on about 277.55 acres at Burnt Store Road and Zemel Road (Charlotte County Planning and Zoning Board agenda, April 13, 2026). The Planning and Zoning Board recommended it in April 2026, and the county commission’s decision was not available to us. A recommendation is not a permit, and a commercial entitlement is not a store. The county’s March 2024 Burnt Store Area Plan workshop projected that by 2045 the area would support a neighborhood shopping center (Charlotte County, Burnt Store Area Plan workshop, March 19, 2024).
The county’s long-planned east-west road would extend Tuckers Grade from Burnt Store Road to US 41. The county commission adopted Alternative 1 as the preferred alignment on September 24, 2024, and the county’s 2026 infrastructure sheet describes a two-lane road at an estimated $46,176,000, with design, right of way and construction unfunded and dependent on a sales tax extension (Charlotte County, Burnt Store Road East-West Connector; Charlotte County, 2026 infrastructure project sheet). Treat it as an idea with an adopted route and no money yet.
On US 41 between Zemel Road and Taylor Road, the state’s annual average daily traffic was 21,620 in 2025, and on Tuckers Grade between US 41 and I-75 it rose from 11,300 in 2021 to 17,400 in 2025 (Florida Department of Transportation, Florida Traffic Online). A current count on Burnt Store Road at Turnleaf was not in the layers we read. Information not available at time of publishing (checked 2026-10-01).
Charlotte County is building Fire and EMS Station 17 at 11711 Tamiami Trail, at US 41 and Green Gulf Boulevard at the Tuckers Grade intersection. The project page estimates completion in March 2027 (Charlotte County, Fire Station 17). When it opens, it will add a second county station on this side of Punta Gorda, alongside Station 5 on Burnt Store Road.
The county has published a project sheet for a Burnt Store Regional Park with a 50,000 square foot recreation center and an aquatic facility, contingent on an extension of the local option sales tax, with no site or schedule (Charlotte County, 2026 Quality Project: Burnt Store Regional Park). Charlotte County Utilities is expanding its Burnt Store Water Reclamation Facility toward a 1.25 million gallon per day advanced wastewater treatment plant (Charlotte County Utilities, projects update, January 13, 2026).
The facts sort into three groups. Turnleaf’s own next phases are in county review, several neighboring plats are recorded, and Fire Station 17 is under construction: expect construction traffic and new neighbors for years. The Tuckers Grade Extension and the regional park have plans but no money. The commercial space on nearby approvals is entitlement without a tenant we could find. Weigh the first group, watch the second and set the third aside until a permit appears.
We find the right Turnleaf home by screening each lot for what a listing hides before you tour it: the Coral Creek district class, the association budget and the Declaration, the flood zone under the 2026 map, the evacuation letter, the neighboring construction and the builder’s written recurring charges. Then we tour the few that survive.
We start with the full monthly carrying cost you are comfortable with: the mortgage at the lender’s rate, the county tax bill at the post-sale value, the district assessment for the class, the association’s dues, and homeowners and any flood insurance. In Turnleaf the association’s figure is unpublished and the insurance figure has to be quoted, so we price the address only after the budget and the quotes are in hand, and we tell you which number is still open.
Four builders, three lot widths and a twin villa class mean the product decision comes before the street. A Lennar home on the west part of Turnleaf Boulevard, a Dream Finders Homes home on a 40 or 50 foot lot, an M/I Homes plan on Loredo Way and a Perry Homes home on Camelot or Moonrise Lane are different houses with different contracts. The recorded sales show where each part of the market has traded; the builder’s contract shows what you are actually buying.
For every lot that survives we pull the district class, the FEMA zone for the lot under the 2026 map and whether its outline touches a lake’s Zone AE, the evacuation zone for the address, the plat showing the lake and road tracts, and the recorded sales nearby. Listings we hear about before they reach the market go through the same screen. For a lot on a newer street, we add what we can learn about the pending plats behind it.
A Turnleaf tour looks at the roof and the garage, the grading and swales around the lot, the lake edge, what is built and what is vacant on the neighboring lots, and the state of construction nearby. We also ask each sales team about the amenity center’s status, because a model home 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 Turnleaf buyer consultation.
We negotiate Turnleaf purchases from county evidence. Charlotte County recorded 79 sales on the Turnleaf plats in 12 months, at a $350,000 median, and four builders compete for buyers inside one community, so a buyer has alternatives. The multiple listing service measures 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, our analysis, sales recorded September 27, 2025 to September 26, 2026; builder marketing pages seen October 1, 2026).
We price from recorded sales of comparable homes, matched by size, street and builder section where the record allows, including sales that never reached the multiple listing service. A builder’s advertised price gets our comparables in writing, and we say which sales we excluded and why. We do not read a builder’s marketing price against a recorded sale, and we do not claim a negotiation discount, because we have no days-on-market or sale-to-list figure for Turnleaf 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 the lot premium, 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 do in writing about neighboring construction and the amenity center. With four builders in one community, a written offer from one is a fair reference point with another. We do not tell you what a given builder will accept.
When Turnleaf resales come, price will be only one term. We will look at the inspection period, repairs or credits, the estoppel and its cost, who pays the 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 the Declaration can ask for the right credits.
On the Florida Realtors and Florida Bar AS IS contract, 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. We set those dates to fit the estoppel, the flood file, the elevation certificate and the insurance quotes, and we calendar every deadline in writing on day one. A builder’s own contract may use different dates, which is why the contract section above matters.
A feature an insurer will not credit, an elevation certificate that shows a floor close to the base flood elevation on one of the Zone AE lots, a district class that differs from the figure in the contract or an association budget higher than you were told are all negotiating points. They carry more weight inside the contract’s review periods than after them.
Your deposit is held in escrow by a title company, attorney or broker, and on the AS IS form it is returned if you terminate in time under the inspection, financing or flood provisions. New-construction deposits follow a different rule, covered in the new-construction section above. We never let a deadline pass on a deposit without a written extension in hand.
A Turnleaf 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 201.08, 199.133 and 201.02; Florida Administrative Code Rule 69O-186.003; retrieved 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.
We use $350,000 here because it is the 12-month recorded median, not because it is a price you will pay. With 20 percent down, the loan is $280,000. Mortgage stamps are $980 and the intangible tax is $560, which is $1,540 in state taxes on the loan. The deed stamps on a $350,000 sale would be $2,450, which the AS IS form treats as 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 $350,000 price, 20 percent down | Amount | Who customarily pays |
|---|---|---|
Mortgage documentary stamps on a $280,000 loan | $980 | Buyer |
Intangible tax on a $280,000 loan | $560 | Buyer |
Deed documentary stamps on $350,000 | $2,450 | Seller |
Association estoppel fee (resale) | Information not available at time of publishing (checked 2026-10-01). | Seller on the AS IS form, by default |
Association application, transfer or capital fees | Information not available at time of publishing (checked 2026-10-01). | Buyer on the AS IS form, by default; a builder’s contract may differ |
Impact fees | Unpublished | Set by the builder’s contract |
Source: Fla. Stat. 201.08, 199.133 and 201.02, our arithmetic on the county’s 12-month recorded median of $350,000.
In Charlotte County the seller customarily pays for the owner’s title insurance policy, and the contract controls. The AS IS contract has the parties choose who pays, and a builder’s contract may assign it its own way, so read the clause before you sign. 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 on a resale the seller credits you at closing for the part of the year the seller owned the home. On a new home from a builder, the lot may have been assessed as land for part of the year, and the district assessment and the association dues 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. Once the lot is sold to a homeowner, the district assessment rides on the same county bill as the taxes.
Turnleaf property taxes reset after a sale: the seller’s capped assessment does not transfer, so your first full bill reflects market value and your own exemptions. The bill has two halves, ad valorem tax on value at 15.0855 mills for 2025 in tax district 120 and flat non-ad valorem lines, and the Coral Creek district assessment rides on that bill.
The ad valorem half multiplies each taxing authority’s millage by your taxable value after exemptions.
Taxing authority, tax district 120 | 2025 mills | 2026 proposed mills |
|---|---|---|
County general fund | 6.0394 | 6.1576 |
County law enforcement | 2.1449 | 2.3618 |
County lighting | 0.1907 | 0.1907 |
Environmentally sensitive lands (voter approved) | 0.2000 | 0.2000 |
West Coast Inland Navigation District | 0.0394 | 0.0394 |
Southwest Florida Water Management District | 0.1831 | 0.1831 |
School, required by state law | 3.0400 | 3.0240 |
School, local board | 3.2480 | 3.2480 |
Total | 15.0855 | 15.4046 |
Sources: Charlotte County Property Appraiser, 2025 final rates by tax district; 2026 proposed rates. The 2026 total is our sum of the proposed line items, and the final adopted 2026 rate was not available when we checked.
The non-ad valorem half carries the Coral Creek district assessment and the county fire rescue assessment, whose rate for a Turnleaf home was not available to us. The association’s dues are not on the county bill, because the association bills them directly. We found no sample Turnleaf tax bill, so we show no bill illustration. 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.
A non-homestead home’s 10 percent assessment cap resets on sale, and a homestead’s Save Our Homes value resets to just value in the year after the change of ownership. The Florida property tax disclosure summary in Fla. Stat. 689.261 tells you not to rely on the seller’s current taxes. On a first sale of a new Turnleaf home, the previous bill may have been on vacant land, which is why a builder’s estimate is a poor guide. Budget from your purchase price and current millage.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit to a Turnleaf homestead established within three years, up to $500,000, filing Form DR-501T by March 1 (Form DR-501T; Fla. Stat. 193.155). Selling a Florida homestead to buy here? 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 Turnleaf 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 builder or seller may still agree to pay some or all of 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).
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 a single agent agreement; the national settlement did not change Florida brokerage relationship law.
With four builders selling in one community, a buyer can easily meet a builder before meeting an agent. Bring us in before the first model visit or sales call and we put you on record with each builder on its published terms, which we ask each builder to state in writing. Read how we represent buyers or call Marc at (239) 287-5873 before you walk a builder’s model.
We explain the agreement’s terms in writing before you sign it: the compensation, what it is for, how a payment from a builder or seller is treated, and how long the agreement runs. If a term does not fit how you want to work, we talk it through before any tour.
Your lender’s rate and loan program set the principal and interest on a Turnleaf purchase, so we build the full monthly number from the lender’s quote for each address. In the 12 months to September 26, 2026, the county recorded 79 Turnleaf sales from $239,500 to $887,400, and five closed at $550,000 or more.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis; Federal Housing Finance Agency; U.S. Department of Housing and Urban Development).
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). Ask your lender early if your price sits near the top of the recorded range.
Your lender’s rate sets the principal and interest. We build the full monthly number from the lender’s quote for each address, with the county tax bill, the Coral Creek district assessment, the association’s dues and insurance added to it. An actual loan quote depends on your credit, down payment and lender.
Turnleaf’s record is small and new: 79 recorded sales in a year, every one a builder’s first sale, and none older than the 2025 build year on the roll. An appraiser has fewer comparable sales to use than in an established community, 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-construction sale, and ask the builder what happens to your deposit if the appraisal comes in under the contract price.
Lenders count the housing payment, which for most programs includes the district assessment and the association dues along with principal, interest, taxes and insurance. On a Turnleaf home sold to an owner, the district assessment rides on the county tax bill. Ask your lender how it will treat your lot’s assessment, bring the district’s budget page to the conversation, and ask how it will handle the association dues while the association’s budget is unpublished.
A builder may pair a closing-cost credit or a rate offer with their own lender or title company. Ask your lender how any builder credit fits the loan before you sign, and compare the total cost of the builder’s package with an outside quote. We make no claim about what any Turnleaf builder is offering on a given day, because offers change and are not part of the public record.
The pros of Turnleaf are new homes from four builders, a 2026 flood revision that placed every built home’s lot in Zone X, a published district schedule and a state park minutes away. The cons are district debt through 2054, unpublished association dues and Declaration, an unbuilt amenity center and a long drive to Gulf beaches.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files and roll, our analysis; Coral Creek Community Development District; FEMA; Charlotte County; Charlotte County Public Schools; Florida Department of Education; read October 1, 2026).
The pros are mostly about the house: new, documented on the county roll and offered by four builders across a wide price range. The cons are mostly about the layers around the house: a district with bond debt, an association whose dues and Declaration you have not yet seen, and an amenity center still on paper. 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.
If you are also selling a Florida home to buy in Turnleaf, 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 Turnleaf home valuation built on the county’s recorded sales. When you are ready to list, our guide to selling your home in Turnleaf explains how we price one of the first resales against the builders next door. Call Jesse direct at (239) 898-6072.
A to-be-built home 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 free home valuation or read how we sell homes in Punta Gorda. Our Punta Gorda area guide sets the city picture beside Turnleaf, and if you are also weighing the community to the northeast, read our Willow buyer’s guide.
A custom Turnleaf listing alert tells you about the right home the day it reaches the market. With four builders advertising their own homes and the first owner resales still to come, the buyers who see a correctly priced home first are the ones who get to tour it and write the first offer.
Price and bedrooms are the least useful filters in Turnleaf. The ones that matter are the builder, lot width, because the district class follows it, whether the home is a builder’s finished home or an owner resale, and the street, because the evacuation letter, the lake edge and the neighboring construction change street by street. If you want a lot outside Zone AE or away from the pending Phase 1B and Phase 2A land, say so.
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 Turnleaf buyer consultation form.
The Turnleaf buyer consultation is a working session, not a sales meeting: we take your monthly carrying number, compare the four builders’ paths, flag the lots that need a closer look at the flood file or the district class, and give you the document list for the addresses you like. There is no charge and no obligation.
A carrying-cost model with the Coral Creek district assessment separated from the mortgage; the recorded comparables for the homes you are considering; the FEMA zone and evacuation letter 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, which builders and lot widths interest you, and whether the amenity center, the school assignment or the drive to Punta Gorda Airport decides it for you.
Use the Turnleaf 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.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer team on Google, and the quotes below are five-star Google reviews from clients we represented, reproduced word for word. They are not Turnleaf transactions unless the client says so, one comes from a seller, and we do not display an aggregate rating.
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn’t miss a thing throughout the process!” Verified Google review
These are the Turnleaf 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 listing sheet or a blog post, and each item below names who settles it.
The questions below are the ones Turnleaf buyers ask us most, from what Turnleaf is and who builds there to what the Coral Creek district, the association, flood and insurance look like. Each answer draws on a source, and where a fact is not public the answer says so and names the document that holds it.
Data updated: October 2026 (Charlotte County Property Appraiser public parcel and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; Coral Creek Community Development District documents; Series 2024 bond memorandum; FEMA National Flood Hazard Layer and LOMR 25-04-4878P; Charlotte County Public Schools Boundary Locator; read October 1, 2026).
Turnleaf is a master-planned community of new homes in unincorporated Charlotte County with a Punta Gorda mailing address, ZIP 33955, in tax district 120 (Charlotte County Property Appraiser, parcel record). GreenPointe develops it, and the land is held by Burnt Store Developers, LLC. Four builders market homes there. Our Turnleaf community guide covers the whole community.
Turnleaf sits on the east side of Burnt Store Road (County Road 765), west of US 41 and I-75, south of Punta Gorda (Charlotte County GIS, Subdivisions layer). Coral Lakes lies between Turnleaf and Burnt Store Road, and Heritage Landing sits across the road. From 13347 Turnleaf Boulevard, Punta Gorda Airport is 15.5 minutes and downtown Punta Gorda 15.7 minutes by estimated free-flow drive (OSRM, our analysis).
No. Turnleaf is in unincorporated Charlotte County with a Punta Gorda mailing address, in tax district 120, and the district 120 rate chart shows no city levy (Charlotte County Property Appraiser, 2025 final rates). County government, not the city, handles zoning, permits and services, and FEMA lists the area under Charlotte County unincorporated, community number 120061.
The county’s 2024 planned development approval, petition PD-23-00007, allows up to 1,762 homes on about 426 acres, reduced from an earlier 2,103-unit request (Charlotte County Planning and Zoning Board agenda, March 11, 2024). The developer markets about 1,735 homesites on 40, 50 and 60 foot lots. The 1,762 is the ceiling and the 1,735 is the marketed figure; no published source gives a phase count or a build-out date.
The 2026 county roll lists 445 parcels on the two Turnleaf plats, of which 412 are platted homesites by our count, and 73 homes carry a year built, all 2025 (Charlotte County Property Appraiser, our analysis). Those 73 have a median of 2,106 square feet of heated living area, from 1,219 to 3,309. The roll lags construction, so more homes may be finished than it shows.
Dream Finders Homes, Lennar, M/I Homes and Perry Homes market new homes in Turnleaf (builder marketing, seen October 1, 2026), and each holds lots on the county ownership layer (Charlotte County GIS, ownership layer). Perry Homes is building on Camelot Lane and Moonrise Lane, M/I Homes on Loredo Way, and Lennar’s sales addresses fall on the west part of Turnleaf Boulevard and nearby courts. We do not link builder sites.
What the builders advertise (builder marketing, seen October 1, 2026): Lennar from $251,999; Dream Finders Homes from $287,990 on 40 and 50 foot lots; M/I Homes from $326,990, five plans of 2,002 to 2,559 square feet on 50 foot homesites; Perry Homes Turnleaf 50’ from the $470s and Turnleaf 60’ from the $540s. These are starting prices on marketing pages, not recorded sales and not a floor.
The county recorded 79 qualified sales of improved properties from September 27, 2025 to September 26, 2026, at a $350,000 median, from $239,500 to $887,400, and 30 fell between $250,000 and $349,999 (Charlotte County Property Appraiser public sales files, our analysis). No Turnleaf home appears twice as a qualified sale in the file, so the record is first sales of new homes (our analysis).
Not from the recorded market yet. No Turnleaf home appears twice as a qualified sale in the county file, so every sale in the last 12 months was a builder’s first sale (our analysis). An owner may list a home at any time, and when resales come they will show on a saved search. Until then, the choice in Turnleaf is among the builders’ homes.
Yes. Tell each builder’s sales team at your first visit that you are working with a realtor, and ask each builder how it handles buyer representation, because we did not read any builder’s terms. Bring us in before the first model visit. Since August 17, 2024 you must also sign a written agreement with your agent before touring, and it must state specific, negotiable compensation. See how we represent buyers.
Yes. Turnleaf is inside the Coral Creek Community Development District, created in 2022 (Ordinance 2022-008, as cited in the district’s audit and bond memorandum) and managed by Wrathell, Hunt and Associates (Coral Creek CDD). It has one bond series, Series 2024, $12,820,000, with term bonds maturing in 2031, 2044 and 2054. Once a lot is sold to a homeowner, the assessment appears on the Charlotte County tax bill.
For fiscal year 2026, the adopted on-roll totals are $2,002.56 for a twin villa, $2,205.05 for a 40 foot lot, $2,610.04 for a 50 foot lot and $3,015.02 for a 60 foot lot, with reduced classes of $1,946.81, $2,287.24 and $2,627.66 (Coral Creek CDD, FY2026 budget). Fiscal year 2027 is proposed, not adopted: $1,994.79 to $3,063.00 by class, including the reduced classes.
Yes, and the difference is in the debt line. For fiscal year 2026 every on-roll class pays the same $585.11 operations and maintenance charge, while debt service is $1,619.94 for a 40 foot lot, $2,024.93 for 50 feet and $2,429.91 for 60 feet, and $1,417.45 for a twin villa (Coral Creek CDD, FY2026 budget). Confirm your lot’s class in the closing documents.
The district bills some lots at a reduced debt amount: $1,361.70 rather than $1,619.94 for a 40 foot lot, $1,702.13 rather than $2,024.93 for 50 feet and $2,042.55 rather than $2,429.91 for 60 feet in fiscal year 2026. The budget does not explain which lots are in the reduced class or why, so we offer no reason. Ask the district manager which class your lot carries before you sign.
Prepayment of the debt assessment is allowed under the Series 2024 bond terms, and the bonds otherwise run through 2054 (Coral Creek CDD, Series 2024 bond memorandum). The payoff amount for a specific lot comes from the district manager in a written letter, because the balance changes as principal is paid. The operating charge continues every year after a payoff.
Yes. The assessment is billed on the property, not on the owner personally, and once a lot is sold to a homeowner it appears on the Charlotte County tax bill (Coral Creek CDD, agenda package of August 20, 2026). A buyer takes the lot with its assessment, and the contract and the closing statement decide how the year’s bill is split. A payoff letter from the district manager shows what clearing the debt would cost.
Information not available at time of publishing (checked 2026-10-01). Turnleaf Homeowners Association, Inc. was filed in December 2024, is active and is still under developer control (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). The recorded Declaration controls dues and was not available to us. Ask for the current adopted budget in writing.
No sub-association tied to Turnleaf appears on Florida’s corporate records (Florida Division of Corporations, name search for Turnleaf). Every builder section sits in the same master association and the same district. A later filing could change that, especially if the planned age-restricted section is built with its own association, so confirm which association governs your lot.
Not as a whole. The developer and the district’s 2024 bond memorandum describe a planned age-restricted section, but no plat, association or county approval naming it was found as of October 1, 2026 (Coral Creek CDD, Series 2024 bond memorandum). The Declaration is the document that would create an age restriction, and it was not available to us.
The developer states Turnleaf will not have restricted access (developer marketing, not linked). We do not describe it as gated, and we have not read a county condition or recorded document that sets the entry design. If controlled access matters to you, ask the association in writing what access plan, if any, the Declaration provides, and read the answer before you sign.
We cannot say. Rental rules, including any minimum lease term or approval process, belong in the recorded Declaration, and it was not available to us: Information not available at time of publishing (checked 2026-10-01). If renting matters to your plan, make delivery of the Declaration a condition of your contract and read the rental section yourself before closing.
The Declaration and the association’s rules govern pets, and the Declaration was not available to us, so we state no rule: Information not available at time of publishing (checked 2026-10-01). Ask the builder or title company for the recorded Declaration and any adopted rules, and read the pet section before you sign.
The county approved a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court on about 2.52 acres at 13330 Turnleaf Boulevard, in a decision letter dated June 2, 2025 (Charlotte County, DRC-25-066). It will be private, for residents, and the records do not yet say whether the district or the association will own it.
No opening date is on the record. The amenity center is approved but not built, and no county record of construction or an opening date was found as of October 1, 2026; the amenity tract still shows as vacant common area on the property appraiser’s record (Charlotte County Property Appraiser, amenity tract). Ask for the status in writing before you count on it.
Tennis is not part of the county’s approved site plan. The approval, DRC-25-066, lists four pickleball courts with a pavilion and a bocce court, alongside the recreational building and the pool area (Charlotte County, DRC-25-066). We describe only what the county approved, and South County Regional Park in Punta Gorda lists tennis or pickleball courts open to the public.
No. Turnleaf has no golf course, marina or boat ramp of its own, and its lakes are stormwater tracts. The nearest golf is Burnt Store Marina Country Club, a 27-hole semi-private course in Burnt Store Marina, which is in Lee County with a Punta Gorda address (Troon, Burnt Store Marina Country Club). Safe Harbor Burnt Store marina is about 18 minutes from a point on Camelot Lane (our analysis).
Since May 27, 2026, every built home’s lot in Turnleaf is in Zone X under FEMA’s “Turnleaf Phase 1 As-Built” revision, LOMR 25-04-4878P. Twenty vacant lots have their center in Zone AE, 19 on the east side of Turnleaf Boulevard at a base flood elevation of 19.5 feet NAVD88 and one on Camelot Lane at 18.8 feet, by our analysis (FEMA National Flood Hazard Layer). The lender’s determination for your structure controls.
On the 2022 flood map, panels 12015C0409G and 12015C0407G, effective December 15, 2022, the area was largely Zone D, undetermined. FEMA’s revision, issued January 7, 2026 and effective May 27, 2026, placed every built home’s lot in Zone X (FEMA, LOMR 25-04-4878P). A map or quote printed before May 2026 can still show Zone D.
It depends on the building and the insurer. Federal rules require flood insurance when a government-backed mortgage is secured by a structure in a high-risk zone, A or V, and every built Turnleaf home’s lot center is Zone X (FEMA FloodSmart). A lender can still require it, and from January 1, 2027 Citizens requires a flood policy on all of its wind policies regardless of value. Get a quote even in Zone X.
Charlotte County’s evacuation zones split Turnleaf. Of 445 parcels, 231 are in Zone D, 190 in Zone C and 24 in Zone B, and the 73 built homes are 68 in Zone D and 5 in Zone C, by our analysis of the county layer (Charlotte County, Know Your Zone). Evacuation zones are county storm zones, not FEMA flood zones, so check your exact address.
Information not available at time of publishing (checked 2026-10-01); we have no quotes. Two rules shape the conversation: Citizens requires a flood policy on all wind policies regardless of value from January 1, 2027, and an insurer may not refuse a policy solely because a roof is under 15 years old (Citizens Property Insurance, Flood; Florida Statutes, section 627.7011). Get quotes on a named home before you commit.
Turnleaf is in tax district 120. The 2025 ad valorem millage was 15.0855 mills, which is $1,508.55 per $100,000 of taxable value, and the sum of the published proposed rates for 2026 is 15.4046 mills; the final 2026 rate was not available (Charlotte County Property Appraiser, 2025 final rates). The Coral Creek district assessment and the county fire rescue assessment are added as separate lines on the bill.
The seller’s capped assessment does not transfer, so your first full bill reflects market value and your own exemptions. A homestead requires you to live in the home as your permanent residence on January 1 and to file by March 1, and portability may carry savings from a prior Florida homestead (Charlotte County Property Appraiser, Exemptions). Amendment 3 is on the November 3, 2026 ballot and is not law until voters act.
The district’s Boundary Locator assigned all seven Turnleaf addresses we checked, on six streets, to East Elementary, Punta Gorda Middle and Charlotte High on October 1, 2026. Their 2026 state grades are B, A and B, and the district is graded A (Boundary Locator; Florida Department of Education, School Grades 2026). Confirm your exact address before you enroll.
As checked October 1, 2026, East Elementary and Charlotte High stop at Burnt Store Road and Turnleaf Boulevard, the community entrance, and Punta Gorda Middle at Burnt Store Road and Heritage Landing Boulevard (Charlotte County Public Schools, Bus Stop Locator). Stops change by school year, so recheck each summer, and children on interior streets still walk out to Burnt Store Road.
Punta Gorda has no active licensed hospital. The nearest are AdventHealth Port Charlotte at 23.9 minutes and HCA Florida Fawcett Hospital at 24.7 minutes, both in Port Charlotte, by estimated free-flow drive from 13347 Turnleaf Boulevard (Florida Agency for Health Care Administration, FloridaHealthFinder; OSRM, our analysis). The nearest county fire and EMS station, Station 5 on Burnt Store Road, is 5.6 minutes away.
The nearest Gulf beach we measured, Englewood Beach, is 57.9 minutes and 34.0 road miles from 13347 Turnleaf Boulevard, and Fort Myers Beach is 68.0 minutes. Port Charlotte Beach Park, on Charlotte Harbor rather than the Gulf, is 27.4 minutes (OSRM, our analysis, free-flow, no traffic). Turnleaf is a drive-to-the-beach community, and we print no marketing distance claims.
Punta Gorda Airport is 15.5 minutes and 7.8 road miles from 13347 Turnleaf Boulevard, and Southwest Florida International Airport is 48.7 minutes and 35.4 road miles (OSRM, our analysis, free-flow, no traffic). These are best-case estimates; allow more time in season and at rush hour, and test the route at the hour you would actually drive it.
Turnleaf’s own Phase 1B (56 lots) and Phase 2A (204 lots) plats were in county review in August 2026 (Charlotte County, major projects, August 2026). South of Turnleaf, a planned development with up to 195,000 square feet of commercial space, PD-25-13, was recommended by the Planning and Zoning Board in April 2026, with the commission’s decision not available. Fire Station 17 off US 41 has an estimated completion of March 2027.
No. Coral Lakes is the neighboring community between Turnleaf and Burnt Store Road, with its own plat and its own district, the Coral Lakes CDD. Turnleaf’s district is the Coral Creek CDD (Charlotte County GIS, petitions layer; Coral Creek CDD). Esplanade at Starling to the south is also separate, and its clubhouse is not open to Turnleaf residents.
Over the same window, September 27, 2025 to September 26, 2026, Turnleaf recorded 79 sales at a $350,000 median, and our Willow guide prints 93, with no 12-month median. Turnleaf has four builders to Willow’s two and a wider recorded top end; Willow has more sales in the $250,000 to $349,999 band. The decision table above sets out every factor.
They differ in scale and in evidence. Turnleaf is entitled for up to 1,762 homes with 412 platted; our Babcock Ranch guide describes 19,500 planned homes and ten builders. Turnleaf’s 79 sales are county recorded deeds; Babcock Ranch’s 668 sales at a $390,000 median are MLS closings over a window ending July 2026, so the medians are not comparable. The drive between them is 57.1 minutes (OSRM, our analysis).
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 differently, so read the clause. Florida sets title insurance premiums by rule, so the premium for the same coverage is the same at every title company, and the settlement and search fees are what vary (Rule 69O-186.003). A buyer pays separately for a lender’s policy.
A financing buyer pays the documentary stamp tax on the mortgage at $0.35 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. On a round $350,000 price with 20 percent down, the mortgage stamps are $980 and the intangible tax is $560, our arithmetic (Fla. Stat. 201.08). Deed stamps of $2,450 are customarily the seller’s.
Check the price and what it includes, the Coral Creek district class and assessment for your lot and whether it is reduced, the deposit terms, the completion date and delay remedy, the plan set and specifications, the warranty, what is promised about the amenity center, who pays the title policy and impact fees, and any clause on disputes. Our checklist above goes item by item, and a real estate attorney can tell you what each clause means.
Hire an independent inspector who reports to you, and look at three points: before the walls close if the builder allows it, at the final walk-through before closing, and before the warranty’s first coverage period ends. Ask for the wind mitigation form, the elevation certificate and the permit plan set as well (Florida Office of Insurance Regulation, wind mitigation resources). A builder’s checks and the county’s permit inspections do not replace an inspector who works for you.
Florida law requires a builder to warrant a newly constructed home for one year against construction defects that result in a material violation of the Florida Building Code, and that full year survives a sale (Florida Statutes, s. 553.837). Anything longer is set by the builder’s own written warranty, so read it before you sign and ask whether it transfers to a later owner.
It is a negotiated amount that must be stated in a written agreement before you tour. Since August 17, 2024 that agreement must state a specific compensation, and it is fully negotiable (NAR, Summary of 2024 MLS Changes). A builder or seller may still agree to pay some or all of it. We explain the terms in writing before you sign, and our buying page describes how we work with buyers.
Call Marc at (239) 287-5873 or book a Turnleaf buyer consultation. The first conversation is a carrying-cost and shortlist session covering the four builders’ homes, with the district, flood and association paperwork for any address you name. There is no charge, and you keep the work whether or not you go further. See also our Punta Gorda new construction guide.
Every document below links to the body that issues it rather than to a copy we host, so it stays current. A Turnleaf buyer is handed several of these during a transaction, and reading them before the offer costs nothing. Community rules come from the recorded Declaration, requested through the association or the Clerk’s Official Records.
Document | Issuing body | Link |
|---|---|---|
Coral Creek CDD fiscal year 2026 adopted budget | Coral Creek Community Development District | |
Coral Creek CDD fiscal year 2027 proposed budget | Coral Creek Community Development District | |
District hearing agenda package, August 20, 2026 | Coral Creek Community Development District | |
District agenda package, May 21, 2026 (association management agreement) | Coral Creek Community Development District | |
Limited Offering Memorandum, Series 2024 bonds | Coral Creek Community Development District, via FMS Bonds | |
Coral Creek CDD audit, fiscal year ended September 30, 2025 | Florida Auditor General | |
Planned development petition PD-23-00007 | Charlotte County | |
Planning and Zoning Board agenda, March 11, 2024 | Charlotte County | |
Decision letter DRC-25-066, amenity site plan | Charlotte County | |
Charlotte County major projects, August 2026 | Charlotte County | |
2025 final rate chart by tax district | Charlotte County Property Appraiser | |
2026 proposed rates by tax district | Charlotte County Property Appraiser | |
Letter of Map Revision 25-04-4878P, Turnleaf Phase 1 As-Built | Federal Emergency Management Agency | |
Know Your Zone, evacuation zones | Charlotte County Emergency Management | |
School Boundary Locator | Charlotte County Public Schools | |
School grades 2025-26 | Florida Department of Education | |
Turnleaf Homeowners Association, Inc. filing record (N24000014119) | Florida Division of Corporations | |
Fla. Stat. 720.401, HOA disclosure summary | Florida Senate | |
Fla. Stat. 720.30851, estoppel certificates | Florida Senate | |
Fla. Stat. 689.302, flood disclosure | Florida Senate | |
Fla. Stat. 501.1375, new-construction deposits | Florida Senate | |
Fla. Stat. 553.837, new home warranty | Florida Senate | |
Form DR-501T, portability application | Charlotte County Property Appraiser |
Every source below for this Turnleaf guide was read or checked on 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. County sales figures come from Charlotte County Property Appraiser public sales files, our analysis.
McGreevy and Comisar are the Southwest Florida team Turnleaf buyers call when a new-construction purchase has to be priced on the county record, read against the Coral Creek district and closed without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
McGreevy and Comisar are a top-reviewed buyer team in Southwest Florida, and Turnleaf buyers get the same partner-level representation our clients from Estero to Charlotte Harbor get. If you are searching for the best buyer’s agent in Turnleaf, 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 upgrading to a newer home, 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 under Chapter 475, Florida Statutes. Meet Jesse McGreevy and Marc Comisar, or read about McGreevy and Comisar.
The community guide for this purchase is our Turnleaf neighborhood guide. Selling first? Read how we sell homes in Turnleaf. Ready to buy? Start your Turnleaf buyer consultation or call Marc at (239) 287-5873. Owners can also see what their Turnleaf 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 home in Turnleaf, Punta Gorda, Florida. It is not legal, tax or insurance advice, and it is not an offer of representation. Market figures from Charlotte County Property Appraiser public sales files, our analysis, pulled September 2026. Brokered by Domain Realty.