Willow buyer representation from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales, and $2.5 Billion sold as Domain Realty Group.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
This is our buyer's guide to Willow, the master-planned community of new homes in Punta Gorda, Florida, platted as Tuckers Pointe in unincorporated Charlotte County. The plat, the district, the phases and the history are covered in our Willow community guide. What follows is the buyer's side: the county's recorded sales, the district assessment and the 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 Willow buyer consultation.
Willow is a new-construction community with up to 1,389 planned homes, two national builders selling, a community development district that bills every lot, a master association whose fee is an estimate and a flood map that changed in 2025. These ten points shape every offer we write here.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest sale in the file August 14, 2026; Tuckers Pointe Community Development District fiscal year 2027 budget; Series 2026 offering statement; FEMA National Flood Hazard Layer, queried September 30, 2026; builder marketing pages seen September 30, 2026).
This Willow buyer guide runs from the market and the all-in cost of owning a home, through the Tuckers Pointe 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 Willow buyer's agents who read the county's recorded sales, the district's budget by lot class and the FEMA map 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 Willow the expensive mistakes are rarely cosmetic. They are signing a builder contract without the district's assessment for the exact lot class, reading a builder's starting price as what the community sells for, assuming an association fee that is only an estimate, counting on a pool or clubhouse whose opening nobody has confirmed, trusting a flood zone from a map printed before 2025, or mixing Willow up with a Babcock Ranch plat that sounds like it. A resale here also competes with a builder finishing a house a few streets away. 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 one more test: 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 Willow buyers at the property or at the builder's sales center. Jesse can be reached directly at (239) 898-6072 for any Willow buyer question.
Our Willow 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 93 sales recorded in 12 months.
Data updated: September 2026 (Charlotte County Property Appraiser public sales and parcel files, our analysis, sales recorded September 27, 2025 to September 26, 2026; Series 2026 offering statement; Tuckers Pointe Community Development District fiscal year 2027 budget).
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 381 parcels the county lists on the Tuckers Pointe plat and split the 93 recorded sales by price band and year built. We read the district's fiscal year 2026 and 2027 budgets, its ordinance, its agendas and minutes of March 19, June 5 and August 20, 2026, and the final offering statement for its Series 2026 bonds. We read the county's planned development approval and its plat and site plan decision letters, FEMA's flood layer at 46 points along Willow's streets, the county's evacuation layer, and the school district's Boundary Locator at 17 addresses on 8 streets. In the last 12 months we tracked each of those 93 sales against its price band and build year before we advised a buyer on a price.
We do not publish a Willow 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 Willow insurance premium, no association dues for the townhomes, no impact fee, no court count for the amenity center and no opening date for it, 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 Willow 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 district's assessment class and whether it is billed on the county tax bill or off it; the recorded Declaration and the association's current budget; the FEMA zone for the whole lot under the 2025 map and any elevation certificate; what the builder is building or has scheduled on the neighboring lots; 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 Willow housing market in 2026 is a new-construction market with one thick price band. Charlotte County recorded 93 sales on the Tuckers Pointe plat in the 12 months to September 26, 2026, and 53 of them closed between $250,000 and $349,999. Calendar 2025 shows 86 sales at a $330,000 median, and 2026 to date shows 53 at $320,000.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest sale in the file August 14, 2026; builder marketing pages seen September 30, 2026; Series 2026 offering statement).
Window | Recorded sales | Median |
|---|---|---|
September 27, 2025 to September 26, 2026 (12 months) | 93 | Not shown for this window |
Calendar year 2025 | 86 | $330,000 |
January 1 to September 26, 2026 | 53 | $320,000 |
January 1 to September 26, 2026, single-family only | 28 | $327,250 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The file counts qualified improved sales over $1,000. The newest recorded sale in the file is August 14, 2026, so the final weeks of the window are not in it yet.
Each row is its own window with its own count. The 12-month window spans parts of both calendar years, so the 93 sales overlap the 86 and the 53, and we never add, average or subtract them. A $10,000 gap between a $330,000 median in 2025 and a $320,000 median in 2026 compares two different windows with different numbers of sales, and we would not read it as a trend on its own. We print no median for the 12-month window.
Price band, 12 months | Recorded sales | Share of 93 |
|---|---|---|
Under $250,000 | 8 | 9 percent |
$250,000 to $349,999 | 53 | 57 percent |
$350,000 to $449,999 | 19 | 20 percent |
$450,000 to $549,999 | 9 | 10 percent |
$550,000 and up | 4 | 4 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026. Shares are rounded and may not sum to 100.
The market has one thick band. Fifty-three of the 93 sales, a little under three in five, closed between $250,000 and $349,999. Another 19 closed between $350,000 and $449,999, so 72 of the 93, about 77 percent, closed between $250,000 and $449,999. Thirteen sales closed at $450,000 or more, and four closed at $550,000 or more. For a buyer, that means a budget in the middle band has a lot of recorded company, and a budget above $450,000 is shopping a thin set.
Of the 93 sales, 68 carry a year built on the county roll, and every one of the 68 is 2020 or later. The other 25 have no year built on the roll yet. We draw no conclusion about those 25: the roll lags new construction. We also cannot say how many of the 93 deeds were first sales from a builder and how many were owners reselling, so we print no split.
The highest recorded sale in the window was $718,000 on November 14, 2025, for a 2025-built home of 3,442 square feet on Willowleaf Boulevard. We name the street and no house number. A single high sale is a data point, not a price range for the community. It was a larger and newer home than most of the file, which is why we price each home against its own comparable sales and not against the top of the file.
The offering statement for the district's 2026 bonds carries builder-side counts on a different basis from the county's deeds. As of March 15, 2026 it reports about 104 Area One homes closed with end users and 38 under contract, and as of April 14, 2026 about 19 Area Two homes under contract (Tuckers Pointe CDD Series 2026 Offering Statement, FMS Bonds). Area One is the district's term for Phase 1, and Area Two covers Phases 2 to 4. Those are builder-reported figures at two dates in 2026. They are not recorded deeds, and we do not add them to the county counts.
Builder and collection | Advertised price (builder marketing) |
|---|---|
Lennar, Villas | From $249,999 |
Lennar, Patio | From $265,999 |
Lennar, Executive | From $295,999 |
Lennar, Manor | From $346,999 |
Lennar, Townhomes | $209,990 to $229,999 |
Toll Brothers, all collections | From $359,995 |
Toll Brothers, quick move-in homes | $506,000 to $639,000 |
Source: Lennar and Toll Brothers marketing pages for Willow, seen September 30, 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 upgrades plus closing costs to a resale's total.
Measure | Willow |
|---|---|
Median days on market | Information not available at time of publishing (checked 2026-09-30). |
Median sale-to-list ratio | Information not available at time of publishing (checked 2026-09-30). |
These are the two measures only the multiple listing service carries, and neither was available for Willow 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 Willow. 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 128 single-family parcels with a year built of 2024 or 2025 and 226 coded vacant residential, and we do not set either figure against the sales count, because the roll counts parcels on one date and the sales file counts transfers over windows that overlap. A reader who divides one 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 Willow falls into three products: detached single-family homes on lots the district classes as 40, 50 or 60 feet wide, twin villas and townhomes in later phases, and, through the builders, homes that are not yet finished. The county roll counts 128 finished single-family parcels and 226 coded vacant residential.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Series 2026 offering statement unit tables; builder marketing pages seen September 30, 2026).
District class | Phase 1 | Phase 2 | Phase 3 | Phase 4 | Total planned |
|---|---|---|---|---|---|
Single-family, 40 ft class | 98 | 94 | 93 | 0 | 285 |
Single-family, 50 ft class | 196 | 187 | 94 | 0 | 477 |
Single-family, 60 ft class | 60 | 0 | 87 | 0 | 147 |
Twin villa | 0 | 0 | 120 | 0 | 120 |
Townhome | 0 | 0 | 0 | 360 | 360 |
Total | 354 | 281 | 394 | 360 | 1,389 |
Source: Series 2026 Offering Statement, FMS Bonds, unit tables; row and column totals are our arithmetic. These are planned homes, not homes you can walk through today.
Lennar markets collections it calls Patio, Executive, Manor, Villas and Townhomes. Toll Brothers markets collections it calls Azalea and Pine on 148 home sites it announced in October 2023 (Business Observer, October 10, 2023). Those names are marketing vocabulary. The district classes homes by lot width, twin villa and townhome, and no document we read ties a builder collection to a district class. We do not map one to the other, and you should not assume a collection name tells you which assessment a lot carries. Ask the builder for the district class of your specific lot in writing.
Phase 1 is the part of the plan on the county roll and on the county tax bill. Its plat of 354 lots was recorded in September 2023 in Plat Book 27, and 128 of the single-family parcels show a year built of 2024 or 2025. The street table in our community guide shows how many parcels on each street are built and how many are still coded vacant. Every parcel on Firelight Court and Moonstar Court is still coded vacant residential, while Willowleaf Boulevard has 53 parcels with a year built out of 68.
The townhome plat was recorded in February 2026 in Plat Book 28, and the offering statement says the Phase 2 plat of 281 lots was recorded in March 2026, also in Plat Book 28. Phase 3 appears in the county's subdivision layer as a 2026 plat, and we found no recording date for it, so we do not describe those 394 lots as platted in the same sense. Builder-reported contracts for Area Two homes stood at about 19 in April 2026. For a buyer in a later phase, the street may not be accepted, the neighbors may not exist yet and the lot's assessment is on the off-roll basis until it closes and moves onto the tax bill.
Toll Brothers advertises quick move-in homes at $506,000 to $639,000 on its marketing page, and both builders sell homes to be built. A quick move-in home is a house the builder has finished or nearly finished, so you can inspect what you are buying. 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 Willow home that an owner sells after the builder has closed on it. The county file does not separate resales from first sales, so we cannot say how many of the 93 recorded sales were resales, and we make no claim about whether resales trade above or below the builders' advertised prices. What we can say is that a resale buyer reads the same district budget, the same Declaration and the same 2025 flood map as a new-home buyer, and gets an estoppel certificate from the association that a builder sale may not need.
The county roll codes 226 of the 381 parcels as vacant residential. Because the roll lags construction, the true count of open lots is lower, and the records we read do not show lots offered for sale to the public apart from the builders. We found no recorded lot-sale series for Willow, so we publish no lot median. If you are looking at a lot, ask the builder whether it is sold with a house only and whether the district assessment on that lot is already being billed.
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.
Willow is not in the City of Punta Gorda. It is unincorporated Charlotte County with a Punta Gorda 33955 mailing address, so Charlotte County sets the taxes, issues the permits and administers the flood rules, and Charlotte County Public Schools serve the community. The county's tax rate chart for district 105 shows no City of Punta Gorda levy.
Data updated: September 2026 (Charlotte County Property Appraiser 2025 final rate chart; Charlotte County Ordinance 2021-030 and Ordinance 2022-059; Florida Division of Corporations; Charlotte County GIS, read September 30, 2026).
The City of Punta Gorda and its canal districts sit north and west of Willow. Our Punta Gorda area guide covers the city itself.
Several names sound like Willow, 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 Willow |
|---|---|---|
Willow | The marketed name used by the builders and by Willow Homeowners Association, Inc. | The subject of this guide |
Tuckers Pointe | The recorded plat name and the name of the community development district | The same ground as Willow |
Tuckers Grade | A county road along which the district documents place the community | A road, not a community |
Willow Marketplace | A commercial site plan, FPC-25-15, under county review | A filing, not a store |
Tuckers Cove, Webbs Reserve, Willowgreen | Plats inside Babcock Ranch | Different communities, different districts and associations |
Villas at Willow Lake Homeowner's Association, Inc. | A 1997 entity found in a Florida corporation name search | Unrelated to Willow |
Sources: Florida Division of Corporations, name search for Villas at Willow; our Babcock Ranch guide; Charlotte County GIS, petition layer.
Lennar sells a collection it calls Villas in Willow. That is a product name. It has nothing to do with Villas at Willow Lake Homeowner's Association, Inc., and the Florida corporation records we read list only the Willow master association and the townhome association for this community. A later filing or supplemental declaration could change that, so confirm with the builder which association or associations a specific lot belongs to.
County development review lists a commercial site plan for the Willow commercial area as Willow Marketplace, also called Tuckers Point Commons, with a status of under review. A site plan under review is a filing, and it can change or fail. We found no tenants and no approved plan content, and a buyer should not price a home on the assumption that a store will exist.
Read the legal description. A Phase 1 home's county record reads Tuckers Pointe Phase 1, with the county designator TPT, and the later phases carry the Willow Phase 2, Willow Phase 3 and Willow Townhomes plat names. Anything else is a different community, whatever a listing or a builder page calls it.
The district's documents place the community along Tuckers Grade and Interstate 75 in Charlotte County (Tuckers Pointe CDD, About the District). We attribute that description to the district and print no compass sides, because we have not checked a boundary against a recorded plat sheet. The main entrance is at Willowleaf Boulevard on Tuckers Grade, County Road 762, and the school bus stop at the entrance is named Tuckers Grade and Willowleaf Boulevard.
Willow suits a buyer who wants a smaller, newer master-planned community with two builders and a published district schedule by lot class. Babcock Ranch suits a buyer who wants a very large planned community with ten builders and a deep pool of sales. The two cannot be compared on medians, and this section shows why.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Willow; the figures and windows printed on our Babcock Ranch guide for Babcock Ranch; Tuckers Pointe CDD fiscal year 2027 budget and Series 2026 offering statement, read September 30, 2026).
Both are master-planned new-construction communities with a district assessment and builders competing for buyers. Willow's figures come from county records and district documents. Babcock Ranch's figures are cited only to our Babcock Ranch guide. Our sibling buyer guides for the nearby plats are our Burnt Store Village buyer's guide and our Burnt Store Lakes buyer's guide.
Factor | Willow | Babcock Ranch (our guide) |
|---|---|---|
Scale | Up to 1,389 planned homes, plats recorded or listed 2023 to 2026 | 19,500 planned homes, about 2053 buildout, 17,843 acres, 10 builders |
Recorded or sold evidence | 93 county recorded sales, September 27, 2025 to September 26, 2026 | 668 closed sales, median $390,000, 197 active, from the MLS, trailing 12 months ending July 2026 |
Fees | District $1,113.20 to $2,246.57 by class and basis; offering statement master association estimate $2,116 to $3,804 | Master association $408 per quarter including 1 GB fiber; $238 capital contribution at closing; district assessment FY2026 $1,196.75 to $6,117.54 per unit; solid waste $340.58 |
Basis note | County recorded deeds | MLS closings: a different basis and window, so the medians are not comparable |
Drive to Punta Gorda Airport | 13.0 minutes (OSRM, free-flow) | Not stated here |
Sources: Charlotte County Property Appraiser public sales files, our analysis; Tuckers Pointe CDD fiscal year 2027 budget; Series 2026 offering statement; OSRM routing service, our analysis; our Babcock Ranch guide.
A community of 19,500 planned homes supports a broad range of builders, floor plans and price points and sells them over decades. A community of up to 1,389 homes is a single neighborhood with two builders marketing homes as of September 30, 2026 and a build-out in a handful of phases. Scale also decides how long construction lasts around you. In Willow the later phases are still being built, so noise and construction traffic are part of the near-term picture. In Babcock Ranch the buildout runs to about 2053.
A county recorded sale is a deed filed with the Charlotte County Property Appraiser. An MLS closing is a sale reported to the multiple listing service. The windows differ too, one ending in September 2026 and the other in July 2026. For those reasons we do not compare Willow's medians with Babcock Ranch's, and you should not subtract one from the other. What the two rows do show is that Babcock Ranch has a much deeper pool of sales and that a Willow buyer relies on a smaller, newer record. That means fewer comparable sales for an appraiser to use, and it is worth raising early if you are financing.
Willow's district charge varies by lot class and by area, and its master association fee is an estimate in a bond document. Babcock Ranch's guide shows a stated quarterly master rate with fiber included, a capital contribution at closing and a district assessment range. These are not like for like. The Willow district range spans fiscal year 2027 and mixes two bases, the Babcock range is fiscal year 2026, and one side bundles fiber while the other does not say. Ask for the full set of recurring charges on a named home in each community, in writing, before comparing totals.
Three names sound like Willow and are not. Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats. A listing that uses one of them belongs to a different master-planned community with its own association and district, and the Babcock names should never be searched as if they were Willow. Willow is the Punta Gorda community platted as Tuckers Pointe, along Tuckers Grade and I-75 per the district's documents.
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 phases or neighborhoods 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.
Willow recorded 93 county sales on the Tuckers Pointe plat in the 12 months to September 26, 2026, fewer than Heritage Landing's 138 and more than Burnt Store Village's 77. This section sets Willow beside four live guides on this site, each figure tied to its own count, window and source, with medians shown only as those guides print them.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Willow; the figures and windows printed on our Heritage Landing, Burnt Store Village, Deep Creek and Punta Gorda Isles guides, read September 30, 2026).
Community | Recorded sales and window | Median | Cited to |
|---|---|---|---|
Willow | 93 recorded sales, September 27, 2025 to September 26, 2026 | Not stated for the 12 months; calendar 2025 $330,000 (86 sales) | This page; Charlotte County Property Appraiser public sales files, our analysis |
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 | |
351 recorded sales, September 27, 2025 to September 26, 2026 | $341,000 | Our Deep Creek guide | |
331 single-family recorded sales, September 25, 2025 to September 24, 2026 | $700,000 | Our Punta Gorda Isles guide |
Source: Charlotte County Property Appraiser public sales files, our analysis. Windows differ by row, and each row states its own. The figures for the four sibling communities are the ones printed on those guides as of September 30, 2026.
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: Willow, Burnt Store Village and Deep Creek share the same 12 months, while Heritage Landing's window ends August 31, 2026 and Punta Gorda Isles ends September 24, 2026. Then read what each row counts. Punta Gorda Isles counts single-family sales only, and a median moves when the mix of homes moves. For that reason we never say one community is cheaper than another on a single median.
Heritage Landing is the closest sibling in character, a large, Lennar-heavy new-construction community with a community development district of its own. It records about one and a half times Willow's volume. Its Tern Bay district shows an operations and maintenance assessment of $1,356.09 and a bond assessment of $995.68 to $1,849.13 per home, as our guide to it prints. Willow's district bills differently by lot class and by area. The districts differ in size, bond structure and basis, so we do not net one against the other. What carries across is the method: add the district's operations charge, its debt service, the association's dues and the county tax, and read each on its own basis.
Burnt Store Village is a different kind of place with a similar recorded median. Our guide describes newer homes on a platted grid and few amenities of its own, and it prints 77 recorded sales at $325,000 over exactly the same window as Willow. Willow is built around a district, an association and an amenity center under construction. If you want a plain lot on a grid, read our Burnt Store Village buyer's guide first, and if the lake community next door interests you, read our Burnt Store Lakes buyer's guide. Do not read the $325,000 against Willow's $330,000 calendar 2025 figure as a finding: they are different measures over different windows and different mixes of property.
Deep Creek is the volume leader in this set, with 351 recorded sales over the same 12 months Willow uses. That is more than three times Willow's count, so its median reflects a wider mix of homes. Every one of the 68 Willow sales that carries a year built is 2020 or later, which is a narrower set. 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.
Punta Gorda Isles appears as the high-water reference: 331 single-family sales at $700,000. It is a canal-and-water community with a very different product, not a direct alternative to Willow's new homes. We include it so you can see where Willow's recorded prices sit against the city's established waterfront market.
If a boat at the back door or a golf course inside your own gates is the priority, Willow is the wrong community, and we will say so. No golf course, marina or private club appears in the plat, the offering statement or the county records we read. If a new home, a published district schedule and a short drive to Punta Gorda Airport and downtown fit the way you live, Willow deserves the tour.
Willow gives a buyer a new home in a master-planned community, two builders to compare and a recorded market with 93 sales on the Tuckers Pointe plat in a year, 53 of them between $250,000 and $349,999. The next step is a short consultation about your lot class, the district assessment and the paperwork you should hold before a contract. Call Marc at (239) 287-5873, book your Willow buyer consultation, or see how we represent buyers in Southwest Florida. If you also own a home you need to sell first, our Willow home valuation lines the sale and the purchase up.
Owning in Willow means county property tax at 15.0855 mills for 2025, an annual Tuckers Pointe district assessment of $1,113.20 to $2,246.57 by lot class and basis, and master association dues the offering statement estimates at about $2,116 to $3,804 per unit annually. Several other layers are unpublished.
Data updated: September 2026 (Tuckers Pointe Community Development District adopted budgets for fiscal years 2026 and 2027; Series 2026 offering statement; Charlotte County Property Appraiser 2025 final rates and 2026 proposed rates; Charlotte County MSBU public site; Florida Division of Corporations; read September 30, 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 |
|---|---|---|---|---|
Master association (Willow Homeowners Association, Inc.) | About $2,116 to $3,804 per unit (an estimate) | Annual | Not stated in the offering statement; the recorded Declaration controls and was not available to us | |
Townhomes at Willow sub-association | unpublished | unpublished | unpublished | Florida Division of Corporations (existence only) |
Tuckers Pointe district, Area One (Phase 1), single-family 40 ft class, on the county tax bill | $1,573.31 (98 units): operations and maintenance $226.81 plus debt service $1,346.50 | Annual, FY2027 | Operations and maintenance of district infrastructure, and debt service on the bonds that financed it | |
Tuckers Pointe district, Area One, single-family 50 ft class | $1,909.94 (177 units): operations and maintenance $226.81 plus debt service $1,683.13 | Annual, FY2027 | Same | |
Tuckers Pointe district, Area One, single-family 60 ft class | $2,246.57 (43 units): operations and maintenance $226.81 plus debt service $2,019.76 | Annual, FY2027 | Same | |
Tuckers Pointe district, Area One reduced lots | 19 single-family 50 ft lots at $1,822.55 and 17 single-family 60 ft lots at $2,141.70 (36 lots) | Annual, FY2027 | Same. The documents we read do not state the reason for the reduction | |
Tuckers Pointe district, Area One, prior year | FY2026 totals of $1,574.47, $1,911.10 and $2,247.73 for the 40, 50 and 60 ft classes | Annual, FY2026 | Same | |
Tuckers Pointe district, Area Two (Phases 2 to 4), FY2027 off-roll budget, net of gross-up | Townhome $1,113.20 (360 units); twin villa $1,213.20 (120); 40 ft class $1,413.20 (187); 50 ft class $1,713.20 (281); 60 ft class $2,013.20 (87). Operations and maintenance $213.20 in each class; debt service $900, $1,000, $1,200, $1,500 and $1,800 in the same order | Annual, FY2027 | Same. A different basis from Area One, so the two blocks are never compared in one column | |
Tuckers Pointe district debt per unit (par), Area Two | $12,581.23, $13,979.14, $16,774.97, $20,968.71 and $25,162.45 for the townhome, twin villa, 40 ft, 50 ft and 60 ft classes | Principal amount per unit | Principal assessed per unit, payable through the annual debt service | |
County ad valorem millage | 15.0855 mills for 2025 (tax district 105); 2026 proposed 15.4046 mills, final not available | Annual | County, school and special taxing authorities | |
County MSBU programs (Fire Rescue; South Charlotte Stormwater) | unpublished at lot level | Annual | Fire rescue and stormwater service | Charlotte County MSBU public site (no Willow lot-level line found) |
Impact fees | unpublished (county impact fee zone 106) | At permit | Water, sewer, roads and other county impact categories | |
Capital contribution at closing | unpublished | One time | unpublished | Information not available at time of publishing (checked 2026-09-30). |
Transfer, estoppel and resale certificate | unpublished | At sale | unpublished | Information not available at time of publishing (checked 2026-09-30). |
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 2026-09-30). |
A common mistake is to set an Area One figure beside an Area Two figure and call the difference savings. They are measured on different bases. The Area One amounts are the district's on-roll totals for Phase 1 lots, which appear on the county tax bill and include the county's collection costs. The Area Two amounts are the district's FY2027 off-roll budget totals for Phases 2 to 4, net of the gross-up for county collection costs and early-payment discounts, and they are billed to the landowner until lots close and move onto the roll. A buyer in a later phase should not assume the amount on the tax bill will match the Area Two budget figure. Ask the builder to show you the assessment for your lot, in writing, on the basis that will appear on your bill.
Two more points help. Class labels follow the district's assessment roll, not the builders' product names, so the class that applies to your lot has to come from the district. And the master association figure is an estimate in the offering statement, quoted as a range because no product-by-product schedule was published.
Behind the debt service lines sit the district's Series 2022 bonds of $9,600,000, which financed Area One, and its Series 2026 bonds of $17,425,000, which pay 4.5 percent due 2036, 5.45 percent due 2046 and 5.8 percent due 2053 (Series 2026 offering statement). The Series 2022 bonds were issued February 25, 2022, mature in 2052 and had $8,840,000 outstanding after the May 1, 2026 payment. The next section explains what that debt means for one lot.
The county's 2025 final rates for tax district 105 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 county's notice of proposed taxes lists 15.4046 mills for district 105, and the final rate was not available when we checked. We found no sample Willow 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 $330,000 price, which is the 2025 calendar-year median and is used here only as a round illustrative price, with taxable value equal to the price. The district line is the Area One 50 foot class, and the association line is the offering statement's range.
Piece | Annual | Monthly |
|---|---|---|
County tax at 15.0855 mills on $330,000 | About $4,978 | About $415 |
District, Area One 50 ft class, FY2027 | $1,909.94 | About $159 |
Master association estimate, low end | $2,116 | About $176 |
Master association estimate, high end | $3,804 | About $317 |
Source: our arithmetic on the district's FY2027 budget, the offering statement 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 them. Your lender's rate sets the principal and interest. We build the full monthly number from the lender's quote for each address.
The point of the sketch is its shape. The district and the association together add roughly $335 to $476 a month to a carrying cost that a listing price alone does not show, which is why we build the full monthly number before we tour.
The Tuckers Pointe CDD assessment is the annual charge the district bills to every Willow lot to pay for infrastructure it financed, split into operations and maintenance and debt service. For fiscal year 2027 it runs $1,113.20 to $2,246.57 by class and basis, and the offering statement assesses principal per unit of $12,581.23 to $25,162.45 in Area Two.
Data updated: September 2026 (Tuckers Pointe Community Development District adopted budgets for fiscal years 2026 and 2027; Series 2026 offering statement; Ordinance 2021-030; read September 30, 2026).
A community development district is a local unit of special-purpose government created under Chapter 190 of the Florida Statutes. It finances roads, drainage, utilities and similar infrastructure with bonds, and it repays those bonds through annual assessments on the lots it serves. Charlotte County created this one by Ordinance 2021-030, adopted July 27, 2021, covering 507.08 acres (Tuckers Pointe CDD, Ordinance 2021-030). The ordinance sets limits: the bonds are validated under Chapter 75, no district debt is a county obligation without commission approval, and the district and its property are not exempt from county rates, fees, impact fees or connection charges.
Phase 1 owners pay the district through the county tax bill. The FY2027 adopted budget lists these amounts per unit.
Area One class | Units | FY2027 operations and maintenance | FY2027 debt service | FY2027 total | FY2026 total |
|---|---|---|---|---|---|
Single-family 40 ft | 98 | $226.81 | $1,346.50 | $1,573.31 | $1,574.47 |
Single-family 50 ft | 177 | $226.81 | $1,683.13 | $1,909.94 | $1,911.10 |
Single-family 60 ft | 43 | $226.81 | $2,019.76 | $2,246.57 | $2,247.73 |
Single-family 50 ft, reduced | 19 | $226.81 | $1,595.74 | $1,822.55 | $1,911.10 |
Single-family 60 ft, reduced | 17 | $226.81 | $1,914.89 | $2,141.70 | $2,247.73 |
Total units | 354 |
Source: Tuckers Pointe CDD, FY2027 budget and FY2026 budget. The units add to 354, the Phase 1 lot count. The budget lists the 36 reduced lots as separate lines and does not define the reduction in the documents we read, so we do not explain it. The Area One bond principal per unit is not published in the documents we read. Information not available at time of publishing (checked 2026-09-30).
In every class the operations and maintenance charge is the same $226.81, and the debt service is what changes. On a 50 foot lot, $1,683.13 of the $1,909.94 is debt service, about 88 percent (our arithmetic). The FY2027 totals are slightly below FY2026 in every class, by $1.16 on each of the three standard classes.
Phases 2 to 4 carry the Series 2026 debt. The FY2027 budget lists these off-roll amounts, and the offering statement lists the principal assessed per unit.
Area Two class | Units | FY2027 operations and maintenance | FY2027 debt service | FY2027 total | Principal (par) per unit |
|---|---|---|---|---|---|
Townhome | 360 | $213.20 | $900.00 | $1,113.20 | $12,581.23 |
Twin villa | 120 | $213.20 | $1,000.00 | $1,213.20 | $13,979.14 |
Single-family 40 ft | 187 | $213.20 | $1,200.00 | $1,413.20 | $16,774.97 |
Single-family 50 ft | 281 | $213.20 | $1,500.00 | $1,713.20 | $20,968.71 |
Single-family 60 ft | 87 | $213.20 | $1,800.00 | $2,013.20 | $25,162.45 |
Total units | 1,035 |
Source: Tuckers Pointe CDD, FY2027 budget; Series 2026 offering statement. Area Two amounts are before any gross-up for county collection costs and early-payment discounts.
Do not set an Area Two row beside an Area One row. The Area One block includes the county's collection costs and the Area Two block is net, so $1,573.31 against $1,413.20 is not a like-for-like difference.
Par per unit is the principal balance attached to a lot. The annual debt service is how that principal and its interest are repaid. The offering statement says an owner may prepay the entire Series 2026 assessment on a parcel at any time, with interest accrued to the next interest date, and that no early-payment discount applies to a prepayment. An owner may also pay the principal balance without interest within 30 days after project completion and acceptance by the district. Under Chapter 190, district assessments are first liens co-equal with county taxes, according to the offering statement.
For a buyer, that means 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 to. Ask the builder in writing for the par balance on your lot, the payoff figure, and what a prepayment would cost on the closing date.
Series | Original amount | What it financed | Terms |
|---|---|---|---|
Series 2022 (Phase 1 project) | $9,600,000, issued February 25, 2022 | Phase 1 infrastructure for Area One | Matures in 2052; coupons of 3.000 percent through 2027, 3.375 percent for 2028 to 2032 and 4.000 percent for 2033 to 2052; $8,840,000 outstanding after the May 1, 2026 payment |
Series 2026 (Area Two) | $17,425,000, dated May 19, 2026 | Refunded the Series 2022 Note and funded part of the Area Two project | $3,875,000 at 4.5 percent due 2036; $6,390,000 at 5.45 percent due 2046; $7,160,000 at 5.8 percent due 2053; not rated; offered to accredited investors |
Source: Series 2026 offering statement. The Series 2022 Note of $13,500,000 was refunded by the Series 2026 bonds. The Series 2026 bonds are not rated and were offered to accredited investors.
For the Phases 2 to 4 infrastructure, the district's engineer estimates an Area Two project cost of $26,085,400 in the Master Engineer's Report, Supplement 2, dated March 19, 2026. The estimate includes $7,489,000 for drainage and surface water, $4,813,000 for onsite roadway, $9,097,000 for onsite utilities, $764,000 for offsite roadways and utilities, $1,551,000 in professional fees and $2,371,400 in contingency (Series 2026 offering statement). We print this because it is the one infrastructure figure the offering statement carries for the later phases, and we print no total for the district's capital plan, because the documents we read carry more than one version of it.
The district's fiscal year 2027 operating budget funds stormwater maintenance of $105,000, streetlighting lease and electricity of $80,000 and irrigation supply of $20,000, against $120,000, $44,000 and $25,000 the year before (FY2027 budget; FY2026 budget). The adopted budget carries no lines for amenity staff, pool or clubhouse operations.
The district posts its agendas, minutes, budgets and ordinance online, and any resident or buyer can attend a meeting. It held meetings on March 19 and June 5, 2026 and a public hearing on August 20, 2026, and its schedule lists a landowners' meeting and regular meeting on November 19, 2026 (Tuckers Pointe CDD, meetings and documents). The district manager is Wrathell, Hunt and Associates, LLC, according to the offering statement. We do not name supervisors on this page, because board membership changes and the district's own site is where to read it.
The master HOA estimate in Willow is the offering statement's expectation that landowners will pay association fees of about $2,116 to $3,804 per unit per year. It is an estimate in a bond document, not an adopted budget, and the recorded Declaration, which controls the fee and the rules, was not available to us.
Data updated: September 2026 (Series 2026 offering statement; Florida Division of Corporations records read September 30, 2026; Willow Homeowners Association, Inc. amended and restated articles filed March 19, 2024).
The offering statement says landowners are expected to pay homeowners' association fees currently estimated at about $2,116 to $3,804 per unit annually (Series 2026 offering statement). The range covers all products in one band, and the offering statement does not say what the fee includes. Whether it pays for the amenity center, lake maintenance, landscape, a manager, reserves or anything else is a question the Declaration and the association's budget answer. We do not print builder-page fee figures, because only figures that trace to the district's budget, the offering statement or a county record appear here.
Willow Homeowners Association, Inc. is a Florida not-for-profit corporation, document number N23000010778, filed September 7, 2023 and active on the Florida Division of Corporations site as of September 30, 2026 (Florida Division of Corporations, Willow Homeowners Association, Inc.). Its amended and restated articles, filed March 19, 2024, describe a residential homeowners association under Chapter 720 that enforces covenants for the neighborhood known as Willow under a Declaration to be recorded in the Official Records of Charlotte County (Florida Division of Corporations, Amended and Restated Articles). We do not print the association's listed address or its management company, because the records we read do not name who manages it day to day.
Four points from the articles matter to an owner. All owners of lots within Willow are members. The association may levy and collect assessments, own and operate common areas, borrow money and adopt rules. It is the responsible entity to operate and maintain the surface water management system permitted by the Southwest Florida Water Management District, which covers lakes, retention areas and culverts, unless it is conveyed to another entity. And mergers, consolidations and annexation of additional property require two-thirds of the voting interests. These are corporate articles. They say what the association is allowed to do, and the Declaration says what it requires of you.
The recorded Declaration was not available to us; it controls. We could not retrieve it, or the bylaws, the rules or any supplemental declarations, from the public record. So we cannot tell you what the Declaration says about rentals, pets, vehicles, signs, fences, architectural review, resales, the amenity center or the fee. Where a reader would expect a number or a rule, we use this line: Information not available at time of publishing (checked 2026-09-30). We would rather say that than repeat what a sales brochure says the rules are.
No age restriction appears in the county ordinance, the plat letters or the district documents we read. The Declaration is the controlling document and was not available to us. The county ordinance does say the 300 rental apartments it allows are not age-restricted (Charlotte County, PD-22-00008). We do not use the phrase age-targeted, and we found no statement that Willow is a 55 plus community.
The records show the two bodies sharing responsibilities and still sorting them out. On June 5, 2026 the district's board approved documents under which Willow Homeowners Association, Inc. conveys preserve tracts P-1 through P-8 of the Phase 1 plat to the district. On March 19, 2026 the chair noted that an agreement is needed because the association will maintain district assets, and staff were to review the irrigation and streetlighting leases so each asset sits with the correct entity (Tuckers Pointe CDD, minutes of March 19, 2026; minutes of June 5, 2026). For an owner, a stormwater lake, a preserve or a streetlight may belong to the district, the association or the county, depending on the tract. The title commitment and the recorded plat for your lot answer it.
Willow has one sub-community with its own association, plat and district class: Townhomes at Willow, the 360-home Phase 4. The townhome association is a second Florida corporation, and what it charges and covers is unpublished. The rest of Willow, including its phases and lot classes, belongs to one master-planned community.
Data updated: September 2026 (Charlotte County plat decision letters; Florida Division of Corporations; Series 2026 offering statement; FY2027 district budget, read September 30, 2026).
The townhome phase differs from the rest of Willow in four ways. It has its own recorded plat, Willow Townhomes, recorded in February 2026 in Plat Book 28, with 360 lots and 20 tracts on 31.41 acres (Charlotte County, FP-24-05 decision letter). It has its own association, Townhomes at Willow Homeowners Association, Inc., document number N25000011687, filed September 10, 2025 and active (Florida Division of Corporations, Townhomes at Willow Homeowners Association, Inc.). It has its own district class, with a FY2027 Area Two total of $1,113.20 and principal of $12,581.23 per unit. And the offering statement lists townhome plans of 1,343 to 1,392 square feet, a different product from the single-family homes.
A dedicated Townhomes at Willow page is coming, covering its association details, and will be linked here when it goes live.
A townhome owner is in the master community and in the townhome association. Whether the townhome association's dues replace, add to or share a cost with the master association's estimate is a question the Declarations answer, and neither was available to us. The townhome association's dues, coverage and rules are unpublished. Information not available at time of publishing (checked 2026-09-30). Ask for both budgets before you compare a townhome's price with a single-family home's price.
We have not split the 93 recorded sales by product, so we make no claim about townhome sales. The association's dues, its covenants and the Declaration are unpublished or were not available to us. Until those documents exist in the record, we describe the townhome phase and make no claims about what its owners pay or may do. If a townhome's roof, exterior walls or landscape are maintained by an association, ask what the dues cover and what insurance the association carries.
Phase 1, Phase 2 and Phase 3 are plat and construction phases. They share the master association, the district and the amenity center, so crossing from one to another does not change who governs you. What changes is the district's assessment area and class, which the fee stack lays out. Phase 1 is Area One, and Phases 2 to 4 are Area Two.
The district's 40, 50 and 60 foot classes, its twin villa class and the builders' collections describe product, not place. We searched the Florida corporation records for villa, patio, manor and executive associations tied to Willow and found none, so crossing from one collection to another does not appear to change your association. A later filing could change that, and you should confirm which association or associations your lot belongs to.
A Willow buyer of a home or lot should receive the association's statutory disclosure summary before signing the contract, because membership in Willow Homeowners Association, Inc. is mandatory for lot owners under its articles. The estoppel certificate follows once the contract is signed, and a seller's flood disclosure is due at or before the contract.
Data updated: September 2026 (Florida Statutes; Florida Division of Corporations record N23000010778; Willow Homeowners Association, Inc. articles of March 19, 2024; read September 30, 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. The master association's articles describe an association under Chapter 720, so this is the statute we expect to apply. Ask the closing agent to confirm which disclosures apply to your specific purchase.
Because Willow sits inside a community development district, Chapter 190 carries its own notice rules for sales within a district. We did not find a primary-source copy of the specific section in the files we read, so we do not cite 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 disclosure for your lot class before you sign.
Order the association's estoppel certificate the day the contract is signed, if it is a resale. 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, with an added charge for expedited delivery and another when the account is delinquent. The caps adjust over time, the fee is refunded if the sale does not close, and it cannot be charged if the certificate is late.
The association's own certificate fee, transfer fee and any capital contribution: Information not available at time of publishing (checked 2026-09-30). The Florida Realtors and Florida Bar AS IS contract lists association estoppel fees among the seller's costs and association application or transfer fees among the buyer's costs, and any change is your negotiation (ASIS-7 contract). 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, covering flood damage claims, federal flood assistance and known flooding during the seller's ownership. On a first sale of a home nobody has lived in, the flood disclosure may have little history to report, and the lot's map and elevation file matter more.
Choose a Willow resale for a home you can inspect as it stands and an owner's paperwork you can read; choose new construction from Lennar or Toll Brothers for a current-code house, a builder warranty and a plan you pick. Every home on the county roll is a 2024 or 2025 build, so even a resale is new.
Data updated: September 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 September 30, 2026; Citizens Property Insurance guidance).
All 68 of the 93 recorded sales that carry a year built are 2020 or later, and every single-family parcel on the roll shows a year built of 2024 or 2025. The file does not separate first sales from resales, so we cannot tell you whether new homes trade above or below resales, and we do not print a resale-versus-builder comparison. The 8 recorded sales under $250,000 are not explained by anything in the records we read, and we do not connect them to the builders' advertised starting prices.
A new home is permitted under a recent building code and today's floodplain rules, carries new systems and comes with a written builder warranty. 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). It may also sit beside lots that will be built on for years, and the county's records show large projects planned nearby, which we cover below.
A resale 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 for the date it began.
A resale buyer and a new-home buyer pay the same district assessment for the lot class, face the same master association estimate and the same recorded Declaration, and read the same 2025 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 written warranty for what it covers and for how long, and have an independent inspector look at the house before the closing. Never sign a builder's contract that waives the escrow without reading what the deposit pays for.
Yes. A buyer in Willow can work with their own agent when buying from Lennar or Toll Brothers, and the time to bring the agent in is before the first model visit, not after. Builders handle buyer representation in their own way, and the terms that govern it are in their own paperwork, which we did not read.
Data updated: September 2026 (builder marketing pages seen September 30, 2026; NAR and Florida Realtors practice guidance; Fla. Stat. 475.278).
In a community where builders and owners both sell, 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 Lennar's or Toll Brothers' buyer-agent terms, so we state no builder's rule. What we tell every Willow buyer is simple: tell the 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 a builder's model works for the builder. That representative can explain the plans, the options and the schedule. The representative is not there to compare the builder's price with a resale down the street, to tell you the district assessment is a negotiating point, or to read the Declaration with you. A buyer's agent works for you, and in a Florida transaction the relationship you sign decides what duties the agent owes, which the next section 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, a buyer must sign a written agreement with an agent before touring a home, and that agreement must state a compensation that is specific and fully negotiable. Read our compensation section below for the 2026 forms, then read how we represent buyers or call Marc at (239) 287-5873 before you walk a builder's model.
Our guide to new construction in Punta Gorda walks through builder contracts, lot contracts and what to inspect across the city, and the principles in it apply in Willow as they do anywhere.
A Willow builder contract should state the price and what it includes, the district class and assessment for your lot, the deposit terms, the completion schedule, the warranty and what happens if the amenity center or the neighboring construction is late. Read it against the Declaration and the district budget before you sign, not at the closing table.
Data updated: September 2026 (Series 2026 offering statement; Tuckers Pointe CDD fiscal year 2027 budget; Charlotte County development review letters; Fla. Stat. 501.1375; read September 30, 2026).
This is a checklist of questions, not legal advice. A builder's contract is the builder's form, and a real estate attorney can tell you what its clauses mean in Florida. We do not state what Lennar's or Toll Brothers' contracts contain, 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. Builder marketing pages describe hurricane features as included, with Lennar listing hurricane protection on doors and windows, metal storm panels and a hurricane-rated garage door and Toll Brothers listing impact-resistant windows and doors. Those are marketing statements, and neither states the roof deck attachment method. Ask for the product approvals, the impact ratings and the signed plan set for your lot.
The offering statement lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn, with completion expected August 2026. Builder marketing may describe them more brightly. A contract that mentions amenities should say what is promised, by whom and by when. If the amenity center matters to your decision, ask for written confirmation of which parts are complete and what the guest and hours rules are.
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 the warranty transfers to a later owner. 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 Willow home at three points: before the walls close, at the final walk-through, and before your warranty ends. A new house still has defects, and an independent inspector who works for you finds what a builder may miss. The 2024 and 2025 build years on the county roll make this a young-house checklist.
Data updated: September 2026 (Charlotte County elevation certificate guidance; Citizens Property Insurance Wind Loss Mitigation Guide, Rev. 04/26; Florida Office of Insurance Regulation wind mitigation resources; read September 30, 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 quick move-in home the walls are already closed, so ask for the permit file and the 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 newly 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). Whether an elevation certificate exists for your lot: Information not available at time of publishing (checked 2026-09-30). Ask the builder for the certificate for your lot, 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 overlay of FEMA's map, no residential lot had its center inside a special flood hazard polygon, but some single-family lots touch one at the rear, with a median of about 9.2 percent of the lot area inside the polygon among those that do. Ask who maintains 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 assessment 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 in your warranty runs out, and report any defect in writing before the deadline.
Willow's amenity package, as the offering statement describes it, is a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn. Construction commenced in October 2025 with completion expected by August 2026. We cannot confirm completion, hours or guest rules from any county or district record.
Data updated: September 2026 (Series 2026 offering statement; Charlotte County development review decision letters; Tuckers Pointe CDD minutes and budget; Charlotte County Ordinance 2022-059, read September 30, 2026).
The offering statement lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn. It reports that construction commenced in October 2025, with completion expected by August 2026 at an approximate cost of $8.2 million (Series 2026 offering statement). We list the items and print no count of amenities.
Charlotte County's development review approval DRC-24-003 of April 2024 covers a 5.87 acre amenity center. It lists a 3,958 square foot lake house, a pool, a 584 square foot mail room, tennis and pickleball courts, a 1,080 square foot tennis building, a 2,273 square foot fitness center, a playground and a yoga lawn (Charlotte County, development review decision letters). The offering statement and the county record agree on the items. An approval is a plan, not a completed building.
A builder's marketing may describe the amenities in promotional terms, but we did not find a county certificate of occupancy or a district record that confirms completion, so we state no opening date and no status. Before you rely on any amenity, ask the builder in writing whether it is complete, and ask which parts are finished and which are not.
Tennis and pickleball courts are listed, and no county record gives a court count, so we print none. The county approval names a fitness center of 2,273 square feet. Neither the offering statement nor the county approval lists a spa or wellness building, so we describe none.
Who owns the amenity center is not stated in any record we read. The district's methodology allocates no Series 2026 assessment to amenities and its budget has no lines for amenity staff or pool operations. We did not find the deed to the amenity parcel or the association's operator. Hours, guest policy and reservation rules: Information not available at time of publishing (checked 2026-09-30).
No golf course, marina or private club appears in the plat, the offering statement or the county records for Willow. Visit Punta Gorda lists 16 semi-private courses and one resort guest-only course in Charlotte County, including Riverwood Golf Club, Babcock National Golf Club and Herons Glenn Golf and Country Club (Visit Punta Gorda/Englewood Beach, golf). We did not measure drives or confirm membership terms. We found no trails, gate or guard in the records either, and we describe none.
The district's engineer describes about 71 acres of wet detention stormwater lakes in the plan (Tuckers Pointe CDD, agenda packet of March 19, 2026). Whether residents may fish or paddle in them is not stated in any record we read. They are stormwater lakes, and a buyer should ask before assuming any recreational use.
The county ordinance says that if a clubhouse is built, it must meet the highest wind-bearing loads Charlotte County requires and be made available as a post-storm refuge for the neighborhood, and it adds that the clubhouse cannot accommodate all residents (Charlotte County, PD-22-00008). Whether the built clubhouse meets that condition is not confirmed in the records we read.
Under the 2022 FEMA flood map, the ground where Willow sits was Zone D, an undetermined hazard. A 2025 map revision re-mapped it into Zones X, AH and AE. In our analysis, 45 of 46 points along Willow's streets are Zone X, and about 38.1 percent of the area we analyzed is a special flood hazard zone.
Data updated: September 2026 (FEMA National Flood Hazard Layer, flood hazard zone, FIRM panel and LOMR layers; Federal Register notice of April 17, 2025; Charlotte County GIS flood, elevation certificate and subdivision layers; all queried or read September 30, 2026).
A flood map is a set of polygons, and the right test of a lot is the whole lot against the whole map. We intersected the current FEMA zones with the county's recorded plat outlines for Willow's four plats, and we tested 46 points along Willow's streets. All acreage and percentages are our analysis of the FEMA layer, and the plat outlines overlap, so we do not print a single total acreage. These are map overlays, not flood determinations. A lender's flood determination or an elevation certificate governs any individual property.
FEMA zone | Meaning | Base flood elevation (feet, NAVD88) | Area (our analysis) |
|---|---|---|---|
X | Area of minimal flood hazard | None | About 311.1 acres |
AH | Special flood hazard area, shallow flooding | 21.8 to 22.9 | About 149.2 acres |
AE | Special flood hazard area with base flood elevations | 22.8 to 24.4 | About 43.0 acres |
D | Undetermined hazard | None | About 0.9 acre |
Source: FEMA National Flood Hazard Layer and Charlotte County GIS plat outlines, our analysis, September 30, 2026.
The two special flood hazard zones, AH and AE, add up to about 192.2 acres, or about 38.1 percent of the area we analyzed. Most of that ground is stormwater lakes, wetland tracts and the rear edges of lots that back to lakes, not building sites.
Area totals can mislead, so we tested 46 points along Willow's streets. Zone X was the result at 45 of the 46. The exception is the north end of Willowleaf Boulevard, which falls in Zone AH with a base flood elevation of 22.8 feet NAVD88. The points on Birdsong Loop, Chelsea Garden Way, Pointed Leaf Place and the south end of Willowleaf Boulevard were all Zone X. Three extra test points placed inside mapped lakes returned AH and AE as expected, and they are not addresses or part of the 45 of 46.
A lot can touch a flood polygon at its rear edge without the house being inside it. In our overlay, no residential lot had its center or a representative interior point inside a special flood hazard polygon. Among single-family lots that do touch one, the median share of lot area inside the polygon is about 9.2 percent and the highest is about 22 percent. The share varies by street: 35 of 38 residential parcels on Birdsong Loop and 53 of 66 on Willowleaf Boulevard touch one, against 5 of 17 on Pointed Leaf Place and 3 of 18 on Chelsea Garden Way (our analysis of the county parcel layer, which can differ by a parcel or two from the property roll).
FEMA's determination applies to the building, not to the parcel outline. Which individual houses sit inside a special flood hazard area at the building footprint is something we cannot tell from public layers, and the county's building footprint layer dates from 2012. A lender's flood zone determination and the lot's elevation certificate answer it.
FEMA defined Zone D as areas of possible but undetermined flood hazard where no flood hazard analysis has been conducted. It was not a special flood hazard area, and FEMA published no base flood elevation for it. It was never a finding that the land is safe. It was a finding that no study had been done, which is why a map revision matters.
Two FIRM panels cover Willow, 12015C0263G and 12015C0430G, both effective December 15, 2022, for Charlotte County unincorporated areas, and both showed the whole area as Zone D. FEMA's current layer lists the Letter of Map Revision, case 24-04-2434P, with status Effective (FEMA, LOMR layer).
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 says the discount applies to every policy in a participating community, inside or outside a special flood hazard area (FEMA, Risk Rating 2.0). Flood insurance is mandatory when a federally backed mortgage is secured by a structure in a high-risk zone, which FEMA labels A or V (FloodSmart). So the answer for a given Willow house depends on where its building sits relative to the AH and AE polygons, not on the street name. FEMA reports that 29 percent of National Flood Insurance Program claims from 2014 through 2024 came from outside high-risk areas (FEMA, flood insurance).
The U.S. Geological Survey's 3DEP lidar service, using 2020 data, gives 71 grid points across Willow with a minimum of 20.49 feet, a maximum of 23.99 feet and a median of 22.90 feet on the NAVD88 datum (USGS 3DEP Elevation Point Query Service). That is natural ground before development, and finished grades after fill are not in any public record we found. Information not available at time of publishing (checked 2026-09-30). Ground height alone is not a flood determination, and rainfall flooding is a different mechanism that the stormwater system governs.
Paragraph 10(d) of the Florida Realtors and Florida Bar AS IS contract advises the buyer to verify the flood zone by elevation certificate, and it allows termination within 20 days of the effective date if the blank is left empty, but by its wording that right applies to a property in a Special Flood Hazard Area or a coastal barrier 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. The seller's written flood disclosure under Fla. Stat. 689.302 is due at or before the contract.
Ask for the lender's flood determination for the specific lot and the elevation certificate. Check the lot on the FEMA flood map service against the lake edge on the plat. Get a flood quote even in Zone X, and ask whether the lake behind the lot is maintained by the district or the association.
The 2025 flood map revision for Willow is a Letter of Map Revision, case 24-04-2434P, effective March 24, 2025, that re-mapped the plat from Zone D to Zones X, AH and AE. It gave lenders and insurers a defined zone for each area instead of an undetermined one, and it means older maps can show the wrong zone.
Data updated: September 2026 (FEMA National Flood Hazard Layer LOMR layer; Federal Register notice of April 17, 2025; Charlotte County GIS, read September 30, 2026).
A Letter of Map Revision is FEMA's formal change to a flood map. FEMA's current layer lists case 24-04-2434P as Effective, and the Federal Register carried the notice on April 17, 2025 for Charlotte County unincorporated areas, community number 120061 (Federal Register, April 17, 2025). It took effect on March 24, 2025.
Five of the county's own older layers still show Zone D for the same ground, which is why a listing or a map printed before 2025 can say D while the current federal layer says X, AH or AE (Charlotte County GIS, FEMA layers). If a builder's brochure, a listing or an insurance quote reads Zone D, ask which map it used and when.
A Letter of Map Revision determination explains who requested the change, which lots were revised and why. We could read the case number, the effective date and the federal notice, but not the determination letter, so we do not say whether the revision rests on fill, as-built conditions or a new study. The effect on premiums for individual Willow lots and the county's preliminary map status are also unavailable. Information not available at time of publishing (checked 2026-09-30).
A lender must determine the zone of the building that secures your loan on the map in effect. If the building sits in Zone AH or 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.
Under Risk Rating 2.0, fully implemented April 1, 2023, premiums are no longer based on flood zone alone, and FEMA says annual premium increases are generally capped at 18 percent. We obtained no flood quote for any Willow address and do not know how the March 2025 re-mapping affected premiums for particular lots. Information not available at time of publishing (checked 2026-09-30). Get a quote at the address.
In Willow, stormwater is a district system with private pieces. The Tuckers Pointe CDD's engineer describes about 71 acres of wet detention lakes still to be built, the association's articles make it responsible for the permitted surface water system unless it is conveyed, and some tracts are moving from the association to the district.
Data updated: September 2026 (Tuckers Pointe CDD agenda packets and minutes of March 19 and June 5, 2026; adopted budgets for fiscal years 2026 and 2027; Willow Homeowners Association, Inc. articles of March 19, 2024; Charlotte 2050 stormwater element, read September 30, 2026).
The engineer's report in the March 19, 2026 agenda packet describes about 71 acres of wet detention lakes still to be built, with culverts, inlets, perimeter berms and storm sewer. It states that Phase 1 facilities are built and conveyed to the district, and that private lot fill and grading are funded by the developer and fall outside the district's scope (Tuckers Pointe CDD, documents and agenda packets). The district's adopted budget shows stormwater maintenance of $120,000 for fiscal year 2026 and $105,000 for fiscal year 2027.
The association's articles make it the responsible entity to operate and maintain the surface water management system permitted by the Southwest Florida Water Management District unless it is conveyed to another entity. Whether the association shares in stormwater maintenance in practice is not stated in any record we read, because the recorded Declaration was not available to us. The June 5, 2026 approvals to convey preserve tracts P-1 through P-8 to the district show the assignment is still being settled.
We could not find the original engineer's report with its design storm and finished floor criteria, the water management district permit's design storm, the minimum finished floor elevation for Willow lots or the lakes' design water levels. Information not available at time of publishing (checked 2026-09-30). Whether the stormwater lakes allow fishing or paddling is not stated either.
Charlotte County's comprehensive plan requires new subdivision stormwater to manage the 25-year, 24-hour storm, new local road centerlines to sit at or above the 5-year, 24-hour high water, and development in the 100-year floodplain to sit at least one foot above the base flood elevation (Charlotte 2050, stormwater element). Whether Willow's designs meet them lot by lot is a matter for the permit file.
Willow sits in Charlotte County Evacuation Zone D, the county's green zone, and no evacuation order we found for Hurricane Ian, Helene or Milton named Zone D. Wind is the larger design factor: our interpolation of the ASCE 7-22 wind map gives about 151 mph. We make no claim about storm effects on any Willow home.
Data updated: September 2026 (Charlotte County Emergency Management Know Your Zone and Storm Recovery pages; Charlotte County StormSurgeEvacuationZones layer; National Hurricane Center reports for Charley and Ian; National Weather Service Tampa Bay narratives for Helene and Milton; Florida Geographic Data Library ASCE 7-22 wind contours, read September 30, 2026).
Charlotte County sorts its neighborhoods into five evacuation zones, lettered A through E and colored red, orange, yellow, green and purple. Willow is in Zone D. We checked 46 sample points across Willow's streets against the county's evacuation zone service, and every one returned Zone D (Charlotte County StormSurgeEvacuationZones feature service). The county says zones are not based solely on elevation: they are determined using National Hurricane Center data, elevation and evacuation routes (Charlotte County, Know Your Zone). The county's own Know Your Zone tool is the authority for any address, so look yours up before hurricane season.
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. Zone D was not among the zones ordered in any of those events. We could not find a Zone D order history for Hurricane Charley in 2004. Information not available at time of publishing (checked 2026-09-30). That is a record of past orders, not a promise about the next storm.
The federal and county records speak of Punta Gorda and Charlotte County, not of individual subdivisions.
This page makes no statement about storm effects on any Willow home. The county roll gives a year built of 2024 or 2025 for every home it lists in the community, so Charley in 2004 and Ian in 2022 came before every one of them. We found no county assessment, association notice or federal record that describes conditions at Willow in any of the four storms, and we do not guess. Information not available at time of publishing (checked 2026-09-30). For any home, the useful record is its own file: permits, roof covering and age, wind mitigation report and claim history.
The county's public wind layer is dated 2012, so we used the newer ASCE 7-22 contours published through the Florida Geographic Data Library. The Risk Category II design wind speed interpolates to about 151 mph at the center of Willow (our analysis, interpolated). The nearest published contours are 150 mph about 2.8 miles to the northeast and 160 mph about 23.5 miles to the southwest (Florida Geographic Data Library, wind speed data history). That is an interpolation, not an engineer's site-specific value. The figure that governs a house is the one on its permitted plan set.
The Florida Building Code defines the wind-borne debris region as areas within one mile of the coast where certain exposure conditions exist and the ultimate wind speed is 130 mph or more, or anywhere the ultimate wind speed is 140 mph or more (Florida Building Commission, Interim Report on Wind Borne Debris Region). Applying that definition to our interpolated figure would put Willow inside the region, so glazed openings would need impact protection or approved coverings. That is our reading, not a county determination. The permit for the specific home settles it.
We queried the National Hurricane Center's storm surge risk layers at seven points on Willow's streets. The Category 1 through 4 layers returned no data at all seven. The Category 5 layer returned a value we could not label, because we could not read a legend for it (NOAA National Hurricane Center, Storm Surge Risk MapServer), so we make no claim about what it means. The nearest mapped estuarine open water is about 1.92 miles from Willow's center, and Willow's lakes are stormwater lakes.
Ask three things in writing. Ask for the product approvals and impact ratings on the windows, doors and garage door. Ask for the permit file with its design wind speed. And on a resale, ask whether the home has ever had a storm or water claim.
Insurance on a Willow home is priced house by house, and no public source publishes a typical premium for the community, so we print none. The drivers are the roof, the year built, documented wind mitigation features, the opening protection, and whether a flood policy is required or wise.
Data updated: September 2026 (Citizens Property Insurance Corporation FAQ and Wind Loss Mitigation Guide; Florida Office of Insurance Regulation wind mitigation resources; FEMA Risk Rating 2.0 and flood insurance pages; Charlotte County Emergency Management storm recovery page; Charlotte County Property Appraiser public files, read September 30, 2026).
We do not know what any Willow home costs to insure, and nobody can tell you from a community name. A premium depends on the home, the carrier, the year and your deductibles. We obtained no quotes, and no public record gives a Willow figure. Information not available at time of publishing (checked 2026-09-30). What the public record does show is the structure of the decision. The county roll gives a year built of 2024 or 2025 for every home on it, and all 68 recorded sales that carry a year built are 2020 or later. All of those years fall after January 1, 2002, the date Citizens' guide uses for the Florida Building Code. The code edition that applied to each lot depends on its permit date, which is not in any public record we read.
Citizens says a home may qualify for certain roof credits due to the year built, but it will not automatically qualify for opening protection credits without a completed wind mitigation inspection form (Citizens Property Insurance, FAQ answer 3534). In plain terms, the roof benefit can come with the year of construction, and the benefit for impact windows, shutters and doors needs paperwork. If a builder says a home earns a credit, ask for the form that documents it.
Insurers often ask for a four-point inspection of an older home's roof, electrical, plumbing and heating and cooling. We found no source stating one is required for a newly built home, and none stating new construction is exempt. Information not available at time of publishing (checked 2026-09-30). Ask each carrier.
Citizens Property Insurance Corporation is Florida's state-created insurer. Its eligibility turns on a comparison with private market premiums, and we could not confirm eligibility for any Willow address. Information not available at time of publishing (checked 2026-09-30). An independent insurance broker can run the address.
My Safe Florida Home is a state program managed by the Florida Department of Financial Services. Charlotte County's storm recovery page mentions it along with Elevate Florida and states that their application deadlines have passed (Charlotte County, Storm Recovery). We print no award amounts, and program terms change, so confirm eligibility on the program's own site.
Flood insurance is a separate policy. FEMA and FloodSmart explain that most homeowners policies exclude flood damage, that the National Flood Insurance Program carries a 30-day waiting period unless a government-backed lender requires the policy or a map change triggers it, and that government-backed mortgages on structures in high-risk zones require coverage (FEMA, flood insurance; FloodSmart). Get a quote even in Zone X.
Ask in writing for the builder's product approvals and impact ratings, the wind mitigation form if one exists, the permit file with its design wind speed, the elevation certificate and the lender's flood zone determination, written wind and flood quotes from at least two sources, the builder's warranty and roof details, and, on a resale, any prior claims.
We ask for binding homeowners and flood quotes inside the inspection period on every Willow home. On the Florida AS IS contract the inspection period is 15 days if the blank is left empty, and a roof or panel an insurer will not accept is a negotiating point inside the inspection 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.
Willow is zoned to East Elementary, Punta Gorda Middle and Charlotte High, all in Charlotte County Public Schools. We ran 17 Willow addresses on 8 streets through the district's own Boundary Locator, and every address it recognized returned that trio. The state's 2025-26 grades are B, A and B.
Data updated: September 2026 (Charlotte County Public Schools Boundary Locator, Bus Stop Locator, capacity pages and bell schedule; Florida Department of Education School Grades 2026; OSRM routing estimates, all queried or read September 30, 2026).
We took 17 Willow addresses from the county parcel layer and ran each through the lookup service behind the district's public Boundary Locator (Charlotte County Public Schools, Boundary Locator service). We do not print house numbers. The streets were Willowleaf Boulevard, Chelsea Garden Way, Pointed Leaf Place, Birdsong Loop, Featherstone Lane, Crossfield Lane, Wineberry Lane and one more street on the Phase 1 plat, and each returned East Elementary, Punta Gorda Middle and Charlotte High with ZIP 33955, on September 30, 2026. The district's page calls the tool only a guide, so use the exact address with ZIP 33955, and if it returns nothing, ask the district to confirm in writing.
School | Level | Address | Drive from Willow's center |
|---|---|---|---|
East Elementary | Elementary | 27050 Fairway Drive, Punta Gorda 33982 | 9.0 miles, about 15 minutes |
Punta Gorda Middle | Middle | 1001 Education Avenue, Punta Gorda 33950 | 7.6 miles, about 14 minutes |
Charlotte High | High | 1250 Cooper Street, Punta Gorda 33950 | 7.2 miles, about 13 minutes |
Source: Charlotte County Public Schools, Boundary Locator; drive times by OSRM on OpenStreetMap data, free-flow, no traffic, September 30, 2026. Marketing copy for new communities sometimes states school distances that do not match a routed measurement, and we use only the routed figures above.
Florida's Department of Education released 2025-26 school grades in September 2026 (Florida Department of Education, School Grades 2026).
Measure | East Elementary | Punta Gorda Middle | Charlotte High |
|---|---|---|---|
Grade, 2025-26 | B | A | B |
Grade, 2024-25 | B | C | B |
Punta Gorda Middle moved from a C to an A. We use the state's grades alone and no third-party ranking sites. A grade is one measure of a school, so visit and ask about programs before you decide.
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).
Grade | Programmatic capacity | Actual enrollment | Available capacity |
|---|---|---|---|
Kindergarten | 111 | 113 | Closed |
Grade 1 | 111 | 115 | Closed |
Grade 2 | 150 | 136 | 14 |
Grade 3 | 130 | 113 | 17 |
Grade 4 | 145 | 130 | 15 |
Grade 5 | 145 | 127 | 18 |
The page carries no as-of date and does not say what happens to a zoned student whose grade is closed. We found no overflow rule, 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 inspection period ends.
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.
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). District policy provides no bus within two miles of the assigned school and sets the walk to a stop at one mile for elementary and one and a half for secondary students (Charlotte County Public Schools, Transportation). We ran the district's Bus Stop Locator for one Willowleaf Boulevard address, and it listed the stop at Tuckers Grade and Willowleaf Boulevard, 0.1 mile from the home (Charlotte County Public Schools, Bus Stop Locator). We did not obtain results for other streets or confirm the 2026-27 routes, so ask the district's transportation office for the route sheet for your address.
The county's planned development approvals for the area include a school concurrency step (Charlotte County, PD-21-00002 petition records). We found no district statement or enrollment forecast tying Willow to a zone or capacity change. Information not available at time of publishing (checked 2026-09-30). The county parcel layer shows a vacant 41-acre school board tract at 12220 Burnt Store Road, about a mile from Willow, with no school on it, and the county's 2050 plan says future school sites are not yet determined (Charlotte 2050, school data and analysis).
We ran 17 addresses on 8 streets, not every lot, and attendance zones can change between school years. A later phase may be assigned differently. Before you write an offer that depends on a school, run the exact address through the district's Boundary Locator yourself. If a listing 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 Willow runs on the car. It is a new-home community still being built in phases, with no golf course, marina or club in the documents, an amenity center under construction per the offering statement, and downtown Punta Gorda about 14 minutes away without traffic. Hospitals and Gulf beaches are longer drives.
Data updated: September 2026 (estimated drive times from the community's center, no traffic, computed September 30, 2026; hospital, store, park and tourism pages read September 30, 2026; Charlotte County Property Appraiser roll, our analysis).
A Willow street can hold finished homes, homes under construction and empty lots at the same time. Willowleaf Boulevard has 68 parcels on the county roll with 53 carrying a year built, while Firelight Court and Moonstar Court are still coded vacant on every parcel. Living here in the early phases means living beside active construction for as long as the later phases take to build, and the timing is not published. No age restriction appears in the county ordinance, the plat letters or the district documents we read, and the Declaration that would set occupancy rules was not available to us.
Three full hospitals are within about half an hour of Willow, and none is closer than 23 minutes. Punta Gorda itself has had no hospital since ShorePoint Health Punta Gorda closed in 2024.
Facility | What it is | Drive from Willow's center | Miles |
|---|---|---|---|
AdventHealth Port Charlotte | Hospital with an emergency department | 23.0 minutes | 12.6 |
HCA Florida Fawcett Hospital | Hospital with a 24/7 emergency room | 23.5 minutes | 12.8 |
Lee Health Cape Coral Hospital | Hospital with a 24/7 emergency room | 28.0 minutes | 18.6 |
Sources: AdventHealth; HCA Florida Fawcett Hospital; Lee Health locations; OSRM routing estimates, September 30, 2026.
The closest urgent care we found is TGH Urgent Care at Babcock Ranch, which lists daily hours of 8 a.m. to 8 p.m. and is 30.4 minutes from Willow's center (TGH Urgent Care powered by Fast Track, Babcock Ranch). We found no urgent care inside Willow. AdventHealth announced a new emergency department in Punta Gorda on September 5, 2025 with no opening date (AdventHealth, AdventHealth to expand emergency care access in Punta Gorda), and the Charlotte Sun reported on June 21, 2026 that a campus on Glasgow Avenue was moving through city review (Charlotte Sun, June 21, 2026). We could not confirm votes, a construction start or an opening date, so it is planned, not open, and we would not count on it in a purchase decision. County Station 05 responds to Willow today, and the county publishes no response times by neighborhood. In an emergency, call 911. If anyone in your household sees specialists often, map the doctors before you choose a street, and measure the route at the hour you would drive it.
We found no restaurant, store or event calendar that belongs to Willow itself. Information not available at time of publishing (checked 2026-09-30). Publix at Burnt Store Marketplace, 3941 Tamiami Trail, is the closest grocery we measured, at 4.2 miles and 7.5 minutes (Publix, Burnt Store Marketplace). Publix at Punta Gorda Crossing is 6.5 miles and 11.2 minutes away (Publix, Punta Gorda Crossing). Fishermen's Village is 7.7 miles and 15.0 minutes away, with retail and dining listed on its pages (Fishermen's Village; Fishermen's Village, dining). Port Charlotte Town Center is 16.0 miles and 28.6 minutes away (Port Charlotte Town Center), and Miromar Outlets in Estero is 36.3 miles and 43.0 minutes away (Miromar Outlets). The county's commercial site plan Willow Marketplace is under review, which is a filing and not a store.
Four public places are within about 14 minutes. Bissett Park is 2.3 miles and 7.5 minutes away (Charlotte County, Bissett Park). Charlotte Flatwoods Environmental Park, 487 acres, is 5.3 miles and 8.0 minutes away (Charlotte County, Charlotte Flatwoods Environmental Park). Charlotte Harbor Preserve State Park, 45,507 acres, is 3.9 miles and 9.1 minutes away (Florida State Parks, Charlotte Harbor Preserve State Park). South County Regional Park is 7.5 miles and 13.8 minutes away (Charlotte County, South County Regional Park).
Gulf beaches are about an hour from Willow by road, and Willow has no beach or boat access of its own. The closest beach is a bay park, Port Charlotte Beach Park, at 24.8 minutes, on Charlotte Harbor and not on the Gulf.
Destination | Drive time | Road miles | Type |
|---|---|---|---|
Port Charlotte Beach Park | 24.8 minutes | 12.7 | Bay park on Charlotte Harbor |
Fort Myers Beach (Lynn Hall Memorial Park) | 53.1 minutes | 33.3 | Gulf beach |
Venice Beach (Esplanade) | 55.1 minutes | 42.7 | Gulf beach |
Englewood Beach | 55.6 minutes | 33.5 | Gulf beach |
Stump Pass Beach State Park | 59.1 minutes | 34.4 | Gulf beach |
Caspersen Beach | 61.9 minutes | 44.8 | Gulf beach |
Siesta Key Beach | 71.2 minutes | 56.8 | Gulf beach |
We chose the beach access points and placed them with the Census geocoder, and we did not verify them against park operator pages. The county describes Port Charlotte Beach Park as 16.08 acres on Charlotte Harbor with sheltered water, and its pages list boat ramp A as closed and the park's pier as closed for restoration, though both pages are undated (Charlotte County, Port Charlotte Beach Park; Charlotte County, fishing and piers). Englewood Beach at Chadwick Park has a 900 foot boardwalk and metered parking listed at $0.75 per hour (Charlotte County, Englewood Beach at Chadwick Park), and Stump Pass Beach State Park lists $3 per vehicle (Florida State Parks, Stump Pass Beach State Park). Fees and hours change, so check the operator's page. A buyer who wants a beach close by should look at Gulf-side communities.
No golf course, marina or club of Willow's own exists in the records. Isles Yacht Club, 15.9 minutes away, describes a 45-slip marina, a heated pool and tennis courts (Isles Yacht Club), and whether Willow residents have any access to it is not stated in any record we read, nor are its dues. Willow's own social calendar: Information not available at time of publishing (checked 2026-09-30).
We did not confirm which utility serves Willow addresses for potable water, sewer or reclaimed water, and we found no rates or connection fees for these homes. The electric provider, natural gas availability, trash and recycling service, and internet providers and speeds are not stated in any record we read either. Information not available at time of publishing (checked 2026-09-30). 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. Willow uses ZIP code 33955, and mail delivery method, cluster boxes or street delivery are not stated in any record we read. We found no statement about gates, guards or access control, and we describe none.
Willow is 13 minutes from Punta Gorda Airport, 14 minutes from downtown Punta Gorda and 15 from Fishermen's Village, in free-flow conditions. Fort Myers is about 26 minutes, Cape Coral about 31 and Southwest Florida International Airport about 40. Sarasota is the long trip, about 72 minutes.
Data updated: September 2026 (OSRM routing engine on OpenStreetMap data, free-flow, from Willow's center; destinations geocoded with the U.S. Census Geocoder and the Charlotte County Composite geocoder; computed September 30, 2026).
Destination | Miles | Minutes (free-flow) |
|---|---|---|
Punta Gorda Airport, PGD (28000 Airport Rd) | 6.6 | 13.0 |
Downtown Punta Gorda, City Hall (326 W Marion Ave) | 7.8 | 14.3 |
Fishermen's Village (1200 W Retta Esplanade) | 7.7 | 15.0 |
Fort Myers, City Hall (2200 Second St) | 17.9 | 26.1 |
Port Charlotte, Town Center area (1441 Tamiami Trl) | 16.0 | 28.6 |
Babcock Ranch, Founders Square (42060 Cypress Pkwy) | 22.8 | 30.4 |
Cape Coral, City Hall (1015 Cultural Park Blvd N) | 20.2 | 30.7 |
North Port, City Hall (4970 City Hall Blvd) | 27.8 | 34.5 |
Southwest Florida International Airport, RSW (11000 Terminal Access Rd) | 32.6 | 40.1 |
Venice, City Hall (401 W Venice Ave) | 42.1 | 53.7 |
Sarasota, City Hall (1565 First St) | 59.8 | 71.8 |
Sarasota-Bradenton International Airport, SRQ (6000 Airport Cir) | 64.5 | 78.0 |
Method: estimated drive times from the community's center, no traffic. We used the OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow, with every destination geocoded by the U.S. Census Geocoder or, for Babcock Ranch, the Charlotte County Composite geocoder, accessed September 30, 2026. The origin is a Willowleaf Boulevard address near the middle of the first-phase plat and close to the main entrance on Tuckers Grade. As a check, we ran every route again from the southwest edge of the platted area on Birdsong Loop, and each trip came out about two minutes longer.
Free-flow means an empty road with no season traffic, red lights or crashes. Treat every figure as the best case, because the router applies no time-of-day adjustment, and winter season or an I-75 incident will lengthen the trip. We did not obtain traffic-adjusted times. Information not available at time of publishing (checked 2026-09-30). Every route leaves by Willowleaf Boulevard to Tuckers Grade, County Road 762, then uses U.S. 41 or I-75.
Everyday errands run north and west. Punta Gorda Airport is 6.6 miles and about 13 minutes away, the shortest trip in the table (Punta Gorda Airport). Downtown Punta Gorda is 7.8 miles and about 14 minutes, and Fishermen's Village is 7.7 miles and about 15. Port Charlotte's Town Center area is 16.0 miles and about 29 minutes. We print only the measured airport time, whatever a marketing page says.
The free-flow router rates Fort Myers City Hall at 17.9 miles and about 26 minutes, slightly shorter than the Port Charlotte Town Center. Cape Coral City Hall is 20.2 miles and about 31 minutes, and Southwest Florida International Airport is 32.6 miles and about 40. Babcock Ranch's Founders Square is 22.8 miles and about 30 minutes away, and we found no direct road between the two communities in the county's road layer (our reading of the county layer).
Willow works well for Punta Gorda errands, with the airport and downtown inside 15 minutes, and asks for a longer drive to the Gulf beaches, Sarasota and Southwest Florida International Airport. Anyone who expects a short beach trip should measure the drive, because the measured Gulf beach drives run close to an hour. Test the route at the hour you would actually make it.
Near Willow, the county is building Fire Station 17, a traffic signal at Willow's main entrance is a condition of the approvals, and an elevated water tank has been approved on county land. The Tuckers Grade Extension is unfunded, and four residential projects sit within about two and a half miles of Willow.
Data updated: September 2026 (Charlotte County project pages, development review decision letters and zoning records; Charlotte County GIS parcel and zoning layers; Florida Department of Transportation traffic counts and work program; Charlotte-Lee metropolitan planning documents; Charlotte County major projects reports, read September 30, 2026).
Charlotte County is building Fire Station 17 at the northwest corner of Tamiami Trail, Green Gulf Boulevard and Tuckers Grade, near Willow's southwest corner. The county's project page describes a 12,983-square-foot station with a budget of $11,352,588, funded by the 2020 sales tax, and projects construction from February 15, 2025 to March 27, 2027, with closeout to May 27, 2027 (Charlotte County, Fire Station 17). The county's final site plan letter confirms the 4.26-acre site (Charlotte County, DRC-25-232), and the October 2025 major projects report lists the station (Charlotte County, major projects, October 2025). Until it is complete, Station 05 responds to Willow. A projected date is not a completion, and we report no opening.
The county's development review letters require a traffic signal at Willow's main entrance and Tuckers Grade, designed and installed at the developer's cost and turned over for county acceptance before the 354th residential certificate of occupancy is issued (Charlotte County, DRC-24-209; Charlotte County, DRC-24-046). That is a condition with a trigger. Whether the signal has been designed, built or turned over is not stated in any record we read. Information not available at time of publishing (checked 2026-09-30).
The county's project page describes a 2-million-gallon elevated water tank near U.S. 41 and Notre Dame Boulevard (Charlotte County, water tower project). Separately, the Board of Zoning Appeals approved a special exception and a variance on October 8, 2025 for a water tower of up to 190 feet at 27544 Green Gulf Boulevard (Charlotte County, SE-25-009; Charlotte County, VAR-25-012), and a May 2026 site plan letter describes a steel tank of 142 feet or more on 6.42 acres at that address (Charlotte County, DRC-25-213). We could not confirm that the project page and the zoning approval describe the same structure, so we give no completion date. Information not available at time of publishing (checked 2026-09-30).
The county owns three parcels in this corner, and in 2026 it asked to rezone 81.884 acres from RE-1 to CG and ES to correct an inconsistency between the future land use map and the zoning (Charlotte County GIS, ownership layer; Charlotte County, Z-26-14). The records we read do not describe a future use for the commercial-zoned land. Information not available at time of publishing (checked 2026-09-30).
Willow's main entrance on Tuckers Grade is a short drive from the I-75 interchange at Tuckers Grade. The Florida Department of Transportation's ten-year work program lists only landscaping there and no capacity project (FDOT, Work Program, current 10 years), and its District One RoadWatch for the week of September 27 to October 3, 2026 lists no Charlotte County work on I-75 (FDOT District One RoadWatch). The February 27, 2026 joint MPO minutes mention a potential new I-75 interchange study in northern Lee County between north SR 78 and south of Tuckers Grade (Joint MPO minutes, February 27, 2026). A study is not a project. The department's 2025 annual average daily traffic counts for the Tuckers Grade ramps are 2,600, 2,600, 5,600 and 5,000 vehicles a day, up from a range of 1,800 to 4,000 in 2021 (FDOT Florida Traffic Online). The data flags are not defined in what we read, so treat the numbers as indicative.
The Tuckers Grade Extension would carry the road from its current end at U.S. 41 to Burnt Store Road. The Board of County Commissioners adopted Alternative 1 on September 24, 2024, and the county states that design, right of way and construction are unfunded (Charlotte County, Burnt Store Road East-West Connector). The county's 2026 infrastructure project sheet lists $46,176,000 (Charlotte County, project sheet), and the county's page on its 20-year sales tax extension says it goes to voters in November 2026 (Charlotte County, 2026 sales tax extension). No construction schedule is published.
County petition records and the monthly major projects report show these projects within about 1 to 2.5 miles of Willow. Distances are straight-line from Willow's plat outline (our analysis), and none is in Willow.
Project | What the county records show | Distance (our analysis) |
|---|---|---|
Oak Haven | Planned development concept of 615 units on 143.2 acres off Jones Loop Road, approved December 28, 2022 | About 1.37 miles |
Turnleaf | Phase 2 of 204 lots and Phase 1B of 56 lots in the August 2026 report; a separate concept of 1,474 units on 295.13 acres | About 1.5 to 2.2 miles |
Cassia Bay | 68.43 acres at 12150 Burnt Store Road, first approved for 122 single-family units and modified to a maximum of 230 | About 1.63 miles |
Coral Lakes | Phases IA, IB and IC under a community development district | About 1.9 miles |
Sources: Charlotte County, petition records; Charlotte County, major projects, August 2026; Charlotte County GIS. Check the county's development map for anything within a mile of a specific lot.
To the east, the county ownership layer shows the state wildlife agency holding about 610.7 acres east of I-75, within about four-tenths of a mile of Willow, zoned ES, with no development shown. Ownership is not a promise about the future. We found no planned county park or school within a mile of Willow.
The county's 2022 planned development approval allows up to 1,689 dwelling units in total, of which 1,389 is the base and up to 300 are rental apartments not restricted by age, plus up to 380,000 square feet of commercial space and 200 hotel rooms (Charlotte County, PD-22-00008). We found no approved site plan for the apartments, and their status is unconfirmed. We found no approved plan, tenants or schedule for the commercial space or the hotel, and the one commercial site plan in the county's layer, Willow Marketplace (FPC-25-15), is under review. Do not buy in Willow on the assumption that any of them will exist.
The facts sort into three groups. A fire station and a water tank are county projects with schedules and approvals. A signal and the Tuckers Grade Extension are conditions or ideas tied to certificates of occupancy and to funding. Commercial space, a hotel and apartments are entitlements without an approved plan that we could find. Weigh the first group, watch the second and set the third aside until a plan appears.
We find the right Willow home by screening each lot for the costs a listing hides before you tour it: district class and debt per unit, the association estimate and the Declaration, the flood zone on the 2025 map, the schedule on neighboring lots 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 today's rate, the county tax bill at the post-sale value, the district assessment for the class, the association's fee, and homeowners and any flood insurance. In Willow the association's figure is an estimate and the insurance figure is unpublished, so we price the address only after the budget and the quotes are in hand, and we tell you which number is still open.
A resale of a 2024 or 2025 build, a quick move-in home, a home built to order, a twin villa or a townhome. Each has a different paperwork list, a different timeline and a different association layer. The recorded sales do not tell us how builder prices and resale prices compare, so the product decision is about the house, your date and the contract, not a price rule we can print.
For every lot that survives we pull the district class, the FEMA zone for the whole lot under the 2025 map, any elevation certificate, the plat showing the lake and preserve edges, the permit history on the county's record and the recorded sales nearby. Listings we hear about before they reach the market go through the same screen. For a later phase, we add the builder's street schedule.
A Willow 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 the 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 Willow buyer consultation.
We negotiate Willow purchases from county evidence. Charlotte County recorded 93 sales on the Tuckers Pointe plat in 12 months, 72 of them between $250,000 and $449,999, and two builders advertise starting prices next door, 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 2026-09-30).
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; builder marketing pages seen September 30, 2026).
We price from recorded sales of comparable homes on comparable lots, from the same build year and size band, then matched by hand to lot width on the plat, 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 Willow 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. We do not tell you what a given builder will accept.
On a resale, price is only one term. We look at the inspection period, repairs or credits, the 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, and an owner who has them ready removes a source of doubt.
On the Florida 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 (Florida Realtors and The Florida Bar, ASIS-7 contract). 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 roof an insurer will not accept, an elevation certificate that shows a floor close to the base flood elevation, a district assessment that differs from the figure in the contract or an association budget higher than the estimate 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 Willow buyer who finances pays Florida's documentary stamp tax on the mortgage at 35 cents per $100, the 2-mill intangible tax on the loan, recording, lender, title and inspection charges, and any association or district charges the contract assigns. In Charlotte County the seller customarily pays the owner's title policy, and the contract controls.
Data updated: September 2026 (Florida Statutes; Florida Department of Revenue; Charlotte County Clerk of the Circuit Court; retrieved September 30, 2026).
Under Fla. Stat. 201.08 the documentary stamp tax on a recorded mortgage is $0.35 per $100 of the amount secured, and Fla. Stat. 199.133 adds a nonrecurring intangible tax of 2 mills on the loan. The deed stamp of $0.70 per $100 under Fla. Stat. 201.02 is customarily a seller cost, but the contract decides. Charlotte County's Clerk charges $10.00 to record the first page and $8.50 for each additional page.
We use $330,000 here because it is the 2025 calendar-year recorded median, not because it is a price you will pay. With 20 percent down, the loan is $264,000. Mortgage stamps are $924 and the intangible tax is $528, which is $1,452 in state taxes on the loan. The deed stamps on a $330,000 sale would be $2,310, which the AS IS form treats as a seller cost. Add recording, lender fees, the inspection, the survey and any association or district charges. 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 $330,000 price, 20 percent down | Amount | Who customarily pays |
|---|---|---|
Mortgage documentary stamps on a $264,000 loan | $924 | Buyer |
Intangible tax on a $264,000 loan | $528 | Buyer |
Deed documentary stamps on $330,000 | $2,310 | Seller |
Association estoppel fee (resale) | Information not available at time of publishing (checked 2026-09-30). | Seller on the AS IS form, by default |
Association application, transfer or capital fees | Information not available at time of publishing (checked 2026-09-30). | Buyer on the AS IS form, by default; a builder's contract may differ |
Impact fees | Unpublished (county impact fee zone 106) | Set by the builder's contract |
Source: Fla. Stat. 201.08, 199.133 and 201.02, our arithmetic on the county's 2025 calendar-year median of $330,000.
In Charlotte County the seller customarily pays for the owner's title insurance policy, and the contract controls. Paragraph 9(c) of the AS IS contract has the parties check a box to say who pays, so read the box before you sign, because a different choice is legal and sometimes negotiated, and a builder's contract may assign it its own way. Florida sets title insurance premiums by rule, so the premium for the same coverage is the same at every title company (Rule 69O-186.003); the settlement and search fees are what vary. A buyer who is paying for a lender's policy pays that premium separately.
Florida property taxes are paid in arrears, so the seller credits you at closing for the part of the year the seller owned the 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 fee are prorated as the contract says. Budget separately for an independent inspection, a wind mitigation report, an elevation certificate if none is on file, and a survey. If the district assessment is on the tax bill, it rides on the same bill as the county's taxes.
Willow 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 and flat non-ad valorem lines, and the district assessment on Phase 1 lots is on that bill.
The ad valorem half multiplies each taxing authority's millage by your taxable value after exemptions. The county's 2025 rate chart for tax district 105 lists the county general fund at 6.0394 mills, county law enforcement at 2.1449, the Greater Charlotte Street Lighting District at 0.1907, environmentally sensitive lands at 0.2000, West Coast Inland Navigation at 0.0394, the Southwest Florida Water Management District at 0.1831 and the school levies at 3.0400 and 3.2480, for a total of 15.0855 (Charlotte County Property Appraiser, 2025 final rates). The non-ad valorem half carries service assessments and, for Phase 1 lots, the district's assessment. The association's fee is not on the county bill, because the association bills it directly. We found no sample Willow tax bill, so we show no bill illustration.
For 2026, the county's notice of proposed taxes lists rates for district 105 that sum to 15.4046 mills, our arithmetic on the proposed rates (Charlotte County Property Appraiser, 2026 proposed rates). The final adopted 2026 rate was not available when we checked. Information not available at time of publishing (checked 2026-09-30). 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 home, the previous bill may have been on vacant land, which is why a resale's current bill and a builder's estimate are poor guides. Budget from your purchase price and current millage, not the seller's total.
If you are leaving another Florida homestead, you can carry part of its Save Our Homes benefit to a Willow homestead established within three years of January 1 of the year you left the old one, filing Form DR-501T by March 1 (Form DR-501T; Fla. Stat. 193.155). 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, a Willow buyer must sign a written agreement with an agent before touring a home, and that agreement must state compensation that is specific and fully negotiable. Offers of compensation no longer appear on the MLS, and a seller or builder may still agree to pay 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). Florida Realtors adds that a range is not allowed (Florida Realtors, NAR settlement FAQs).
Florida Realtors released updated forms effective January 5, 2026. Buyer brokerage agreements come in four versions, EBBA-8nr, 8sa, 8tb and 8tn, one for each brokerage relationship, and the single agent version includes a clause that compensation the broker receives from a seller reduces what the buyer owes (Florida Realtors, updated forms).
Fla. Stat. 475.278 presumes that all licensees are operating as transaction brokers unless a single agent or no brokerage relationship is established, in writing. A transaction broker owes limited confidentiality and no duty of loyalty. If you want an agent who represents only you, say so and sign the single agent version; the national settlement did not change Florida brokerage relationship law.
In a community where builders and owners both sell, 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 the 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.
Your lender's rate and loan program set the principal and interest on a Willow 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 93 sales on the Tuckers Pointe plat, and the highest was $718,000.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis).
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 2026-09-30). At least four of the 93 recorded sales closed at $550,000 or more.
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 district assessment, the association's fee and insurance added to it. An actual loan quote depends on your credit, down payment and lender.
Willow's record is small and new: 93 recorded sales on the Tuckers Pointe plat in a year, 68 with a year built and none older than 2020. 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 fee along with principal, interest, taxes and insurance. We did not read any lender's rules on how they treat a district assessment that is billed off the tax roll, so ask your lender how it will treat your lot's assessment on the basis that applies to it, and bring the district's budget page to the conversation.
A lot purchase and a construction loan are different products from a home mortgage, with their own down payment, draw schedule and timeline. In Willow the records we read show no lot offered apart from the builders, so most buyers will be financing a completed or to-be-built home through a builder's contract. Ask your lender how a builder's closing-cost credit, if one is offered, fits the loan before you sign.
The pros of Willow are new construction, a 2025 flood map revision, a district fee schedule published by lot class and a measured 13.0-minute drive to Punta Gorda Airport. The cons are district debt per unit, an unavailable Declaration, amenities not confirmed open and civic projects still in progress.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Tuckers Pointe Community Development District; Series 2026 offering statement; FEMA National Flood Hazard Layer; Charlotte County; Charlotte County Public Schools; read September 30, 2026).
The pros are mostly about the home you are buying: new, documented and priced across a wide middle band. The cons are mostly about what sits around the home: a district that carries debt, a Declaration you must read, amenities you cannot yet confirm and services still being built nearby. 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 Willow, the two transactions need one plan: the sale funds the purchase, the closing dates must line up with the builder's schedule, and a Florida homestead may carry portable Save Our Homes savings into the new home. We run both sides so neither date surprises you.
If you are moving within the community, start with a free Willow home valuation built on the county's recorded sales. When you are ready to list, our guide to selling your home in Willow explains how we price a resale 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 Punta Gorda home valuation or read how we sell homes in Punta Gorda. Our Punta Gorda area guide sets the city picture beside Willow, and if you are also weighing a Burnt Store plat, read our Burnt Store Village buyer's guide or our Burnt Store Lakes buyer's guide.
A custom Willow listing alert tells you about the right home the day it reaches the market. With two builders advertising their own homes and resales that may trade outside a builder's pipeline, 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 Willow. The ones that matter are product (single-family, twin villa or townhome), lot width, because the district class follows it, year built, whether the home is a resale or a builder's quick move-in, and the street, because the 2025 flood map and the neighboring construction change street by street. If you want a townhome, say so, because the townhome association is a separate layer.
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 Willow buyer consultation form.
The Willow buyer consultation is a working session, not a sales meeting: we take your monthly carrying number, compare builder, quick move-in and resale 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 district assessment and the association estimate separated from the mortgage; the recorded comparables for the homes you are considering; the FEMA zone and any elevation certificate for any address you name; a read of the builder contract against the checklist in this guide; and an estimate of your cash to close from the state figures in this guide.
Your timing, whether you are financing, whether you intend to homestead, whether you are selling a Florida home and might have portability to carry, whether you want a single-family home or a townhome, and whether the amenity center, the school assignment or the drive to Punta Gorda Airport decides it for you.
Use the Willow buyer consultation form, see how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873 or Jesse McGreevy direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
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 Willow transactions unless the client says so, 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
★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review
★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" 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
These are the Willow questions a buyer will ask that no public primary source we could read on September 30, 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 Willow buyers ask us most, from what Willow is and who builds there to what the 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: September 2026 (Charlotte County Property Appraiser public parcel and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; Tuckers Pointe Community Development District documents; the offering statement for the Series 2026 bonds; FEMA National Flood Hazard Layer; Charlotte County Public Schools Boundary Locator; read September 30, 2026).
Willow is a master-planned community of new homes in Punta Gorda, Florida, with up to 1,389 planned homes. It is marketed as Willow, and the plat and the community development district carry the name Tuckers Pointe. Lennar and Toll Brothers market homes there. The Phase 1 plat was recorded in September 2023, and the master association, Willow Homeowners Association, Inc., has been active on Florida's corporate records since its September 2023 filing (Series 2026 offering statement; Florida Division of Corporations). Our Willow community guide covers the whole community.
The Tuckers Pointe district documents place the community along Tuckers Grade and I-75 in Punta Gorda, in Charlotte County. We attribute that description to the district's documents rather than drawing a boundary ourselves. From the community's center, Punta Gorda Airport is 13.0 minutes away and downtown Punta Gorda is 14.3 minutes by estimated free-flow drive with no traffic (OSRM, our analysis). Check any specific address against the county's parcel records before you rely on a location (Tuckers Pointe CDD documents).
The district plan calls for up to 1,389 planned homes: 354 in Phase 1, 281 in Phase 2, 394 in Phase 3 and 360 townhomes (Series 2026 offering statement). Separately, the county's planned development approval, Ordinance 2022-059 (PD-22-00008), allows up to 1,689 units, and that figure includes up to 300 rental apartments that are not age-restricted (Charlotte County, PD-22-00008). The 1,389 is the district's plan. The 1,689 is the entitlement ceiling.
The county roll shows 128 single-family parcels with a year built of 2024 or 2025, out of 381 parcels on the roll (Charlotte County Property Appraiser roll, our analysis). The roll lags new construction, so the true count of finished homes may be higher. The offering statement separately reports about 104 Area One homes closed with end users and 38 under contract as of March 15, 2026. Those are builder-reported figures on a different basis, so we do not add them to county counts.
Lennar and Toll Brothers market homes in Willow as of September 30, 2026. Lennar's marketing page lists townhomes, villas and several single-family collections, and Toll Brothers lists its own collections, including quick move-in homes. Prices on those pages are builder marketing, not recorded sales, and we do not link builder sites on this page. Ask each builder for a written list of every recurring charge on your lot.
Yes. Tell the 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 either 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.
It is a special-purpose local government created under Chapter 190 of the Florida Statutes by Charlotte County Ordinance 2021-030, adopted July 27, 2021, covering 507.08 acres (Charlotte County, district ordinance). It finances and maintains infrastructure through bonds and annual assessments on the lots. The Series 2026 bonds are $17,425,000, and the Series 2022 bonds of $9.6 million were issued February 25, 2022 and mature in 2052 (Series 2026 offering statement).
It depends on the lot class and the area. For fiscal year 2027, Area One (Phase 1), billed on the county tax bill, totals $1,573.31 for 40 foot lots, $1,909.94 for 50 foot lots and $2,246.57 for 60 foot lots. Area Two (Phases 2 to 4), on an off-roll budget net of gross-up, runs from $1,113.20 for townhomes to $2,013.20 for 60 foot lots (Tuckers Pointe CDD, fiscal year 2027 budget). The two areas use different bases, so do not compare them directly.
Yes. In Area One for fiscal year 2027, the operations and maintenance charge is $226.81 for every class, and the debt service differs: $1,346.50 for 40 foot lots, $1,683.13 for 50 foot lots and $2,019.76 for 60 foot lots. The budget also lists 36 Area One lots at reduced amounts, 19 fifty foot lots at $1,822.55 and 17 sixty foot lots at $2,141.70, and it does not state a reason, so we do not offer one (fiscal year 2027 budget).
Area One is Phase 1, 354 homes, whose district assessments appear on the county tax bill. Area Two is Phases 2 to 4, 1,035 homes, whose fiscal year 2027 assessments are budgeted off the roll. The two blocks carry different bases, including how county collection costs are treated, so a figure from one block should not be placed beside a figure from the other. Your closing documents should show which one your lot falls in.
Debt per unit, called par, is the principal assigned to a lot. For the five Area Two classes it is $12,581.23 for a townhome, $13,979.14 for a twin villa, $16,774.97 for a 40 foot lot, $20,968.71 for a 50 foot lot and $25,162.45 for a 60 foot lot. The offering statement says an owner may prepay the entire Series 2026 assessment on a parcel at any time, with interest accrued to the next interest date (Series 2026 offering statement). The Area One par per unit is not published in the documents we read.
The offering statement estimates that master association fees are about $2,116 to $3,804 per unit per year. That is an estimate in a bond document, not a published budget, and the recorded Declaration, which controls, was not available to us. The offering statement does not say what the fee covers. We print no builder-marketing association figure. Ask the seller or builder for the current association budget and the written fee schedule for your lot class.
Yes. Townhomes at Willow Homeowners Association, Inc. was filed on September 10, 2025 and appears on Florida's corporate records, in addition to the Willow Homeowners Association, Inc. master association. We found no other sub-association, such as one for villas or other collections, on those records. The townhome association's dues, coverage and rules are unpublished: Information not available at time of publishing (checked 2026-09-30) (Florida Division of Corporations).
No age restriction appears in the county ordinance, plat letters or district documents we read. The county's approval notes that the 300 rental apartments it allows are not age-restricted. The recorded Declaration is the controlling document for any restriction on who may live in a home, and it was not available to us. Before you buy, ask the title company or builder to deliver the recorded Declaration.
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 2026-09-30). If renting matters to your plan, make delivery of the Declaration a condition of your purchase contract, read the rental section yourself, and ask the association in writing whether any limits apply to a home like the one you are buying.
We cannot say. Pet rules, such as the number of pets, breed or weight limits and leash requirements, are set by the recorded Declaration and association rules, and the Declaration was not available to us. Information not available at time of publishing (checked 2026-09-30). If you have pets, read the pet section of the Declaration before you sign, and ask the association whether any rules have been adopted since it was recorded.
The offering statement lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn. The county approved a 5.87 acre amenity center in April 2024 (DRC-24-003). We print no court counts, because we found no county or district source for them. We found no trails, gate or guard in the offering statement or county records, and no golf course, marina or private club (Series 2026 offering statement).
We cannot confirm it. The offering statement says construction commenced in October 2025, with completion expected by August 2026, at a cost of about $8.2 million. A builder's marketing may describe the amenities in promotional terms, but we found no county or district record that confirms completion. Before you count on a pool or clubhouse in your plans, visit in person and ask the association when residents may use each amenity and under what rules.
No. No golf course, marina or private club appears in the plat, the offering statement or the county records we read. If golf is a priority, look at communities built around a course. The Heritage Landing guide is one place to start.
The offering statement lists a pool among the amenities, and the county's April 2024 approval for the 5.87 acre amenity center (DRC-24-003) includes one. Construction commenced in October 2025 with completion expected by August 2026, but we cannot confirm that the pool is open to residents. Ask the association for its status and rules.
The nearest Gulf beaches are about an hour away. From the community's center, estimated free-flow drives with no traffic are 53.1 minutes to Fort Myers Beach, 55.1 to Venice Beach, 55.6 to Englewood Beach and 59.1 to Stump Pass. Port Charlotte Beach Park is 24.8 minutes away, but it is a bay park, not a Gulf beach (OSRM, our analysis). Willow has no beach or boat access onsite, and we print no builder distance claims.
Punta Gorda Airport is 13.0 minutes from the community's center by estimated free-flow drive with no traffic (OSRM, our analysis). Southwest Florida International Airport in Fort Myers is 40.1 minutes by the same method. These are estimates from the community's center and not from any particular home, so the time from your street will vary, and traffic on U.S. 41 or I-75 will lengthen a real trip.
Downtown Punta Gorda is 14.3 minutes from the community's center by estimated free-flow drive with no traffic, and Fishermen's Village is 15.0 minutes (OSRM, our analysis). Port Charlotte is 28.6 minutes by the same method. A home on the far side of the plat will differ by a few minutes in either direction.
The Charlotte County Public Schools Boundary Locator assigns East Elementary, Punta Gorda Middle and Charlotte High to the Willow addresses we checked, 17 addresses on 8 streets. Boundaries can change, and a new phase may be assigned differently, so check your own address on the locator before you buy. East Elementary has kindergarten and grade 1 closed, and Charlotte High is closed to choice (Boundary Locator).
The Florida Department of Education's 2025-26 school grades are B for East Elementary, A for Punta Gorda Middle and B for Charlotte High (FLDOE school grades). Estimated drive distances from the community's center, no traffic, are 9.0 miles to East Elementary, 7.6 miles to Punta Gorda Middle and 7.2 miles to Charlotte High (OSRM, our analysis). A grade is one measure of a school. Visit and ask about programs before you decide.
It is mapped in more than one zone. Under the 2022 flood map, panels 12015C0263G and 12015C0430G effective December 15, 2022, the area was Zone D. A 2025 revision re-mapped it to Zones X, AH and AE. In our analysis of the FEMA layer, about 311.1 acres are in X, 149.2 in AH and 43.0 in AE, and about 38.1 percent is a special flood hazard area. Of 46 street points, 45 are in Zone X (FEMA National Flood Hazard Layer).
A letter of map revision, case 24-04-2434P, took effect March 24, 2025 and re-mapped the plat from Zone D, where flood hazards were possible but undetermined, to Zones X, AH and AE. That gives lenders and insurers a defined zone for each area instead of an undetermined one. A zone is determined at the structure's location, so confirm your lot with a lender's flood determination and ask whether an elevation certificate exists (FEMA National Flood Hazard Layer).
Charlotte County's layer places Willow in Evacuation Zone D. An evacuation zone is a county designation for storm surge planning, and it is separate from a FEMA flood zone. Whether a zone is ordered to evacuate is a county decision made when a storm approaches. Look up your own address on the county's lookup (Know Your Zone).
Information not available at time of publishing (checked 2026-09-30). We obtained no quotes, so we print no dollar figure. Insurance on a Willow home generally has three parts: wind coverage, flood coverage where required or chosen, and liability. Premiums depend on the home's construction year, roof, openings, flood zone and elevation. Ask an insurance professional for quotes on your specific lot before you offer, not after.
The county's total millage was 15.0855 for 2025 in tax district 105, which is $1,508.55 per $100,000 of taxable value, and the 2026 proposed rate is 15.4046, with the final rate not available at publishing (Charlotte County Property Appraiser, 2025 final rates). Your bill also carries the district assessment for your lot class if it is on the roll and any county service programs. We found no sample Willow tax bill, so we print no illustration. Ask for the actual bill on a specific parcel.
Yes, for this community. Willow is the marketed name, used by the builders and by Willow Homeowners Association, Inc. Tuckers Pointe is the name on the plat and on the community development district. Tuckers Grade is a road, not another name for the community. If a document says Tuckers Pointe and the sales brochure says Willow, they refer to the same place, but confirm the plat legal description for any home you are buying.
Scale is the biggest difference: Willow plans up to 1,389 homes, while Babcock Ranch plans 19,500 with about 2053 buildout and 10 builders. Willow has 93 county recorded sales on the Tuckers Pointe plat in the 12 months to September 26, 2026. Babcock Ranch's 668 closed sales are MLS closings on a different basis and window, so the medians are not comparable. Fees are structured differently as well, and our Babcock Ranch guide sets out its side.
No. Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats, not Willow. Willow is the Punta Gorda community platted as Tuckers Pointe, along Tuckers Grade and I-75 according to district documents. A listing that uses one of the Babcock names belongs to a different master-planned community with its own association and district (our Babcock Ranch guide).
Fire Station 17 is under construction with a projected date of March 27, 2027, and county Station 05 responds to the area now. A traffic signal at Tuckers Grade is due before the 354th certificate of occupancy. The Tuckers Grade Extension is unfunded, and a water tank is on county land nearby. Nearby proposals include Cassia Bay, Turnleaf, Coral Lakes and Oak Haven, none of them in Willow (Charlotte County, Fire Station 17).
From the community's center, estimated free-flow drives with no traffic are 23.0 minutes to AdventHealth Port Charlotte, 23.5 minutes to HCA Florida Fawcett Hospital and 28.0 minutes to Cape Coral Hospital (OSRM, our analysis). ShorePoint Health Punta Gorda closed in 2024, and AdventHealth has planned a campus on Glasgow Avenue with no opening date. The nearest urgent care we measured is TGH at Babcock Ranch, 30 minutes away. In an emergency, call 911.
The county's planned development approval allows up to 300 rental apartments within its 1,689-unit ceiling, and they are not age-restricted. Their status is unconfirmed: we found no site plan for them. The district's own plan of 1,389 planned homes does not include them. Treat the apartments as an entitlement the county has approved, not a project with a schedule, and ask Charlotte County Community Development for the current site plan record (Charlotte County, PD-22-00008).
We found no shopping in Willow that we could document. The county approval allows up to 380,000 square feet of commercial space and 200 hotel rooms, and we found no site plan for the commercial or hotel use. A commercial site plan, Willow Marketplace (FPC-25-15), is under county review. An approval ceiling and a plan under review are not a built store, so for groceries and errands, plan on the drive times in this guide.
Start before you visit a builder's sales center. Tell the builder's team you are working with a realtor at your first visit, and ask each builder how it handles buyer representation. Then request the recorded Declaration, the association budget, the district assessment for your lot class and a written list of recurring charges. Our buyer guide and Punta Gorda new construction guide explain the process step by step.
Check the price and what it includes, the district class and assessment for your lot, the par balance, 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 contract checklist above goes item by item, and a real estate attorney can tell you what each clause means in Florida.
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 file as well. A builder's checks and the county's permit inspections do not replace an inspector who works for you.
The recorded Declaration controls the association's fee, its assessments, and the rules on rentals, pets, vehicles, signs, fences, architectural review and resales, none of which the offering statement states. The offering statement gives only an estimate of $2,116 to $3,804 per unit annually. The Declaration was not available to us, so we print no rule. Make delivery of it a condition of your contract.
Yes. District assessments are first liens co-equal with county taxes, according to the offering statement, and they are assessed to the lot and not to the owner. A buyer takes the lot with its assessment, and a seller can prepay the Series 2026 principal to clear it before a sale if the seller chooses to. Ask for the payoff figure on the closing date if the prepayment matters to your deal.
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. A buyer who is paying for a lender's policy pays that premium separately.
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 $330,000 price with 20 percent down, the mortgage stamps are $924 and the intangible tax is $528, our arithmetic. Deed stamps of $2,310 are customarily the seller's. Your lender's Loan Estimate binds.
It depends on the building, not the street. Flood insurance is mandatory when a federally backed mortgage is secured by a structure in a high-risk zone, which FEMA labels A or V, and about 38.1 percent of the area we analyzed is in AH or AE. Outside those zones, your lender's rules and your own risk tolerance decide. Get a quote even in Zone X (FloodSmart).
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.
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. 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.
Heritage Landing is a larger, Lennar-heavy new-construction community with a district of its own, and our guide to it prints 138 recorded sales at $352,500 from September 5, 2025 to August 31, 2026. Willow has 93 recorded sales on the Tuckers Pointe plat over a different window and no 12-month median. The Tern Bay district assessment there and the Tuckers Pointe assessment here sit on different bases, so compare the full set of recurring charges on a named home in each.
Call Marc at (239) 287-5873 or book a Willow buyer consultation. The first conversation is a carrying-cost and shortlist session covering builder, quick move-in and resale paths, 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 how we represent buyers and our new construction guide.
Every document below links to the body that issues it rather than to a copy we host, so it stays current when the issuer updates it. A Willow buyer is handed several of these during a transaction, and reading them before the offer costs nothing.
Document | Issuing body | Link |
|---|---|---|
Tuckers Pointe CDD fiscal year 2027 budget | Tuckers Pointe Community Development District | |
Tuckers Pointe CDD fiscal year 2026 budget | Tuckers Pointe Community Development District | |
Tuckers Pointe CDD establishing ordinance 2021-030 | Tuckers Pointe Community Development District | |
District meetings, agendas and minutes | Tuckers Pointe Community Development District | |
Offering statement, Tuckers Pointe CDD Series 2026 bonds | FMS Bonds | |
Planned development petition PD-22-00008 (Ordinance 2022-059) | Charlotte County | |
Plat decision letter FP-24-05, Willow Townhomes | Charlotte County | |
Charlotte County major projects, October 2025 | Charlotte County | |
2025 final rate chart by tax district | Charlotte County Property Appraiser | |
2026 proposed rates by tax district | Charlotte County Property Appraiser | |
Know Your Zone, evacuation zones | Charlotte County Emergency Management | |
National Flood Hazard Layer | Federal Emergency Management Agency | |
Federal Register notice of April 17, 2025 | U.S. Government Publishing Office | |
School Boundary Locator | Charlotte County Public Schools | |
School grades 2025-26 | Florida Department of Education | |
Fla. Stat. 720.401, HOA disclosure summary | Florida Senate | |
Fla. Stat. 720.30851, estoppel certificates | Florida Senate | |
Fla. Stat. 689.261, property tax disclosure summary | Florida Senate | |
Fla. Stat. 689.302, flood disclosure | Florida Senate | |
Fla. Stat. 501.1375, new-construction deposits | Florida Senate | |
AS IS Residential Contract for Sale and Purchase, ASIS-7 | Florida Realtors and The Florida Bar | |
Exclusive Buyer Brokerage Agreement, single agent, EBBA-8sa | Florida Realtors | |
Form DR-501T, portability application | Charlotte County Property Appraiser | |
Corporate records for the associations | Florida Division of Corporations, Sunbiz |
Every source below for this Willow guide was read or checked on September 30, 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 Willow buyers call when a purchase has to be priced on the county record 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 Willow 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 Willow, Punta Gorda, Florida, McGreevy and Comisar represents homebuyers across Punta Gorda, Charlotte County, Cape Coral, Estero, Bonita Springs, Naples, Fort Myers, Lee County and Collier County. Whether you are relocating, snowbirding, buying your first home, buying new construction or 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 Willow neighborhood guide. Selling first? Read how we sell homes in Willow. Ready to buy? Start your Willow buyer consultation or call Marc at (239) 287-5873. Owners can also see what their Willow home is worth.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Updated September 2026. This guide is general information about buying a home in Willow, 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.