A written range for an Esplanade at Starling home, built from 48 Charlotte County recorded sales, the Starling district class and the homes competing with yours, not an algorithm. No obligation, and we send you the comparables we used.
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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 more than $2.5 billion sold as the Domain Realty Group team.
By Jesse McGreevy and Marc Comisar. Updated October 2026. If you want the whole community first, including the Starling district, the plats, the fees, flood, schools and daily life, our Esplanade at Starling community guide covers it, and our Punta Gorda guide covers the wider market. This page answers one question: what your Esplanade at Starling home would sell for today, on the Charlotte County record.
Charlotte County recorded 48 qualified Esplanade at Starling sales of improved properties in the 12 months to September 26, 2026, at a $540,850 median, from $305,000 to $1,014,800. Every one was a first sale of a new Taylor Morrison home, so no resale price exists yet. Your number turns on plan, size, district class and street.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest qualified home sale in the file September 4, 2026; Starling Community Development District fiscal year 2027 adopted budget; Taylor Morrison builder marketing seen October 2, 2026).
In the last 12 months we tracked 48 Charlotte County recorded sales in Esplanade at Starling, and every price opinion our team writes here starts from that record.
Esplanade at Starling is Taylor Morrison’s name for the gated, single-builder community that Charlotte County records as Starling. It sits on the east side of Burnt Store Road, south of Turnleaf and north of Zemel Road, in unincorporated Charlotte County with a Punta Gorda, Florida 33955 mailing address and county tax district 121. The county rezoned about 297 acres in 2021 under Ordinance 2021-036 for up to 1,440 homes, and its January 2025 approval plans 774 single-family homesites in three phases. Three plats are recorded today: Starling Phase 1 in 2024, Phase 1 Replat 1 in 2025 and Phase 1 Replat 2 in 2026. The county roll lists 457 parcels on those plats, of which 407 are platted homesites (our count), and 42 carry a single-family home, every one of them built in 2025. The roll lags new construction, so the number of finished homes may be higher than the roll shows.
That stage of life changes how a home here is valued. An Esplanade at Starling home does not compete with a long record of owner resales, because none has been recorded yet. It competes with the recorded first sales of homes like it, with the homes Taylor Morrison is advertising from its sales center on Dove Drive, and with a district assessment and an association fee that a buyer adds to the price before deciding. No Esplanade at Starling home appears twice as a qualified sale in the county file, so the 12-month record is first sales of new homes from the builder (our analysis). The first owners who sell will set the first resale prices, and the record that anchors those prices is in the county file, not in a portal estimate.
| Figure | What it measures | Window and source |
|---|---|---|
| 48 sales | Recorded qualified sales of improved properties on the Starling plats | September 27, 2025 to September 26, 2026, Charlotte County Property Appraiser public sales files, our analysis |
| $540,850 | Median of those 48 sales, an even count, so it is the midpoint of the two middle sales, $538,700 and $543,000, and not the price of any one home | Same window, same source |
| $595,300 | Median of 14 recorded sales in calendar 2025 | January 1 to December 31, 2025, same source |
| $537,350 | Median of 38 recorded sales in 2026 to date | January 1 to September 26, 2026, same source |
| 36 of 48 | Sales that carry a year built on the roll, every one of them 2025; the other 12 closed before the roll recorded a building | September 27, 2025 to September 26, 2026, same source |
| $1,014,800 | Highest recorded sale, July 24, 2026, on Brent Lane; the roll carries no size for that home yet | Same source |
| $1,051.83 to $1,499.52 | Starling district assessment per homesite by lot class, fiscal year 2027 adopted, operations plus Series 2025 debt service | Starling Community Development District adopted budget |
Each row has its own window and its own count, so we never add the rows, average them or subtract one from another. The 12-month window overlaps both calendar years: it holds 10 of the 14 sales recorded in 2025, and four 2025 sales fall before it. The 14 and the 38 are never added together and set against the 48, and the gap between a $595,300 median on 14 sales and a $537,350 median on 38 sales compares two windows of very different size, so we do not read it as a trend.
The first lesson for an Esplanade at Starling seller is that the community has no single number. Taylor Morrison sells three collections, named 42, 52 and 62, and the district bills homesites in three matching classes, so a 42-foot homesite, a 52-foot homesite and a 62-foot homesite carry different district debt lines. Fourteen plans run from 1,483 to 4,591 square feet (builder marketing, seen October 2, 2026). What separates one sale from another here is the plan and its heated area, the homesite class, whether the Series 2025 debt was prepaid at the first closing, where the lot sits on its street and against the lakes, and what a buyer sees when Taylor Morrison advertises a new home a few doors away.
Start with four questions. Which district class is your homesite billed in: 42-foot, 52-foot or 62-foot? Did Taylor Morrison prepay the Series 2025 debt assessment on your home at closing, so that you carry only the operations line, or does the debt line still apply? Which plan is your home and how large is it, since the roll shows built homes from 1,373 to 3,160 square feet? And which street are you on, given that the highest recorded prices sit on Brent Lane, Dove Drive and Victoria Place and the lowest on Lark Court and Robin Avenue? Those answers move an Esplanade at Starling valuation further than any community median does.
The Charlotte County Property Appraiser recorded 48 qualified sales of improved properties in Esplanade at Starling in the latest 12 months. These numbers come from the county’s recorded sales, and the SWFL MLS is used only for the two measures it alone carries, days on market and sale-to-list ratio. For Esplanade at Starling both are Information not available at time of publishing (checked 2026-10-02). Most new homes here close direct from the builder, so the county count leads. We do not borrow a figure from a neighboring community to fill the gap, and we do not print a price per square foot.
This Esplanade at Starling valuation guide runs from the number itself to the evidence behind it, then to what a buyer will weigh beside your price: the district and association layers, flood and insurance, nearby projects, the cost of selling and the questions sellers ask us most.
Esplanade at Starling sellers call McGreevy and Comisar because we price on the record that moves the price: 48 Charlotte County recorded sales in 12 months, the Starling district class for the homesite, whether its debt was prepaid, FEMA’s current flood map and Taylor Morrison’s new homes beside you. We have been Top 1% nationally since 2008.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 26, 2026; Starling Community Development District fiscal year 2027 adopted budget and Final Supplemental Methodology; FEMA National Flood Hazard Layer, queried October 2, 2026).
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are among the Top 1% Real Estate Agents Nationally Since 2008. McGreevy and Comisar is a top-reviewed Southwest Florida listing team. If you are weighing the best real estate agents in Punta Gorda, the test in a single-builder community this new is simple: ask who prices an Esplanade at Starling home on the county’s recorded sales, who has read the Starling district’s budget by homesite class, and who can show a buyer whether the Series 2025 debt on your home was prepaid before the buyer’s title company asks.
We do not publish a story about an Esplanade at Starling sale on this page. We publish the method we use on every one: the county’s recorded sales on the Starling plats, sorted by year built and heated area, then matched by hand to the plan, the collection and the street; the district’s published assessment for your homesite class and the district’s answer on whether your debt was prepaid; the FEMA zone for the exact lot on the current map; your county evacuation zone; a list of the association documents your buyer’s title company will request; Taylor Morrison’s dated marketing prices, labelled as marketing and set beside the recorded sales and never mixed with them; and a net sheet. You see every comparable we used, and you keep the file whether or not you list with us.
Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we work Punta Gorda, Burnt Store Road and the rest of Charlotte County from it. For an Esplanade at Starling valuation, one of us walks the house, reads the homesite against the plat, the district class and the flood map, and returns the written range. Call or text Jesse at (239) 898-6072.
The fastest route to an Esplanade at Starling home valuation is the address form at the top of this page. It takes about sixty seconds and goes straight to Jesse McGreevy and Marc Comisar. We answer with recorded comparables from the Starling plats, the district class for your homesite, the flood zone for your lot and a seller net sheet.
Enter your address in the free Esplanade at Starling home valuation form and tell us whether you are selling this season, next year, or simply want to know. You will hear from a partner, not a call center. If you would rather talk first, call or text Jesse McGreevy at (239) 898-6072 or call Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.
A written range; the recorded sales we used, with year built and heated area where the roll carries them; the adjustments we made and why; the Starling district assessment for your homesite class, shown with its fiscal year and split into its operations and debt lines; the district’s estoppel answer on whether your Series 2025 debt was prepaid, once we have requested it; the FEMA zone and panel for your lot on the current map; your county evacuation zone; a list of the association documents your buyer’s title company will request; Taylor Morrison’s current marketing prices, labelled as marketing and shown beside, never inside, the recorded comparables; and a net sheet. If you plan to list, the next step is our Esplanade at Starling selling plan.
The Zestimate and other automated estimates read public records and prior sales. In Esplanade at Starling there are no prior resales to read, and a model cannot see your homesite class, whether your district debt was prepaid, or Taylor Morrison’s advertised price on the next street, so we start from the county’s recorded sales instead.
The Quality Control Standards for Automated Valuation Models rule, 89 FR 64538, was published on August 7, 2024 and took effect on October 1, 2025. Six agencies issued it jointly: the OCC, the Federal Reserve, the FDIC, the NCUA, the CFPB and the FHFA. Lenders that use an automated model in a mortgage credit decision must adopt controls to ensure a high level of confidence in the estimates, protect against data manipulation, avoid conflicts of interest, require random sample testing and reviews, and comply with nondiscrimination law. The rule governs models used in credit decisions. A free instant estimate on a consumer website is not a credit decision, and it carries no such testing.
Every Esplanade at Starling home with a year built on the county roll is dated 2025, and no Esplanade at Starling home appears twice as a qualified sale in the county file. A model therefore has no resale cycle to learn from: no second sale of the same house, no renovation record, no long run of owner sales on the same street. It also reads a roll that lags construction. Of the 48 recorded sales in the latest 12 months, 12 closed before the roll recorded a building on the lot, and the roll carries no living area for either of the two sales at $1,000,000 or more, including the highest recorded sale, $1,014,800 on Brent Lane. An estimate built on that roll cannot say whether your home is priced above or below the one two streets over.
Finish level, the options chosen in the builder’s design studio, the homesite premium paid at contract, upgrades added after closing, landscaping, window treatments and any outdoor living additions are not recorded by any county field. Two Esplanade at Starling homes of the same plan, built the same year, can differ in what a buyer would pay, and a model that averages them treats a fully optioned home and a base plan as the same product. We read the house, and we read the homesite against the plat.
An Esplanade at Starling buyer pays the Starling Community Development District an annual assessment that depends on the homesite class. For fiscal year 2027 the adopted budget lists $1,051.83 for a 42-foot homesite, $1,275.68 for a 52-foot homesite and $1,499.52 for a 62-foot homesite, of which $111.70 is operations and the rest is Series 2025 debt service. The district’s methodology says Taylor Morrison intends to prepay the debt part on Phase 1 homes at closing, so some homes may carry only the operations line, and only a district estoppel letter settles it for a specific home. On top of that, the district’s 2025 draft bond offering document, using figures furnished by the developer, estimates association fees of $4,459 to $4,699 a year including lawn maintenance, subject to change. A portal estimate prices the house and leaves these layers out, and a buyer adds them to the monthly cost before making an offer.
Every lot on the Starling plats is in FEMA flood zone D on the current map, panel 12015C0409G, effective December 15, 2022. Zone D is not a Special Flood Hazard Area on that map, and the map gives no Base Flood Elevation. Next door, Turnleaf’s “Phase 1 As-Built” map revision, LOMR 25-04-4878P, took effect on May 27, 2026 and moved former Zone D land there to zones AE and X. No comparable revision covers any Starling lot as of October 2, 2026. A model, a flyer or a corridor-wide summary that reads Turnleaf’s revision as if it applied to Esplanade at Starling shows the wrong map, so we check the current federal layer for your exact lot.
Taylor Morrison advertises 14 plans in Esplanade at Starling, from $313,999 for the Alta to $626,999 for the Ravenna (builder marketing, seen October 2, 2026), with prices that change. A portal estimate does not know what the builder is advertising beside your street this month, and it does not know what a builder contract adds in options, homesite premiums and closing costs. We show those marketing prices, dated and labelled as builder marketing, separately from recorded sales, so you can see the choice a buyer is weighing.
Esplanade at Starling is the marketed name; Starling is the name on the recorded plats, the Starling Community Development District and Starling Homeowners Association, Inc. Taylor Morrison uses the Esplanade name on several Florida communities, and the name Starling belongs to unrelated places in other parts of the state. Turnleaf, directly north, is a separate master plan with its own district, the Coral Creek CDD, and Coral Lakes, also to the north, has its own Coral Lakes CDD. A tool that blends these by place name prices an Esplanade at Starling home against homes in other communities. We price yours on Charlotte County recorded sales from the Starling plats only.
We value an Esplanade at Starling home with a comparative market analysis built from Charlotte County recorded sales on the Starling plats, sorted by year built and heated area, matched by hand to plan, collection, street and homesite, set beside Taylor Morrison’s dated marketing prices, and adjusted for the district and association layers. You receive every comparable.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Starling Community Development District fiscal year 2027 adopted budget, Final Supplemental Methodology and agenda package of August 5, 2026; FEMA National Flood Hazard Layer, queried October 2, 2026; Taylor Morrison builder marketing seen October 2, 2026).
The district sorts Esplanade at Starling homesites into three billing classes, 42-foot, 52-foot and 62-foot, and Taylor Morrison sells three collections with the same names, 42, 52 and 62. The 42 Collection advertises the Alta, Rivera and Vento, from 1,483 to 1,709 square feet; the 52 Collection the Monte, Marino, Lavello, Florence and Genoa, from 1,843 to 2,903 square feet; and the 62 Collection the Cresta, Cascata, Palermo, Colina, Argenta and Ravenna, from 2,475 to 4,591 square feet (builder marketing, seen October 2, 2026). The class names are a billing and marketing vocabulary. The recorded plat gives a lot’s true dimensions, and the class of any one homesite comes from the district’s assessment roll or an estoppel letter, not from a brochure. We set the comparable pool by collection and plan first, then by heated area, then by street and setting.
We read the Charlotte County Property Appraiser’s recorded, qualified sales for the Starling plats, which carry a sale date, a price and, where the roll has caught up, a year built and heated area. All but four of the 48 sales in the latest 12 months sit on lots of the original 2024 Phase 1 plat; the other four are on lots of the 2025 replat, on Argus Place, Brent Lane and Arbor Circle (our analysis). The SWFL MLS would add days on market and sale-to-list for listed sales, and neither is available for Esplanade at Starling: Information not available at time of publishing (checked 2026-10-02). The county has no days-on-market field, so an Esplanade at Starling valuation starts from the recorded sales and we add MLS pace when we have it.
Starling Phase 1 was recorded on August 2, 2024 in Plat Book 27, Page 15. Starling Phase 1 Replat 1 was recorded on April 11, 2025 in Plat Book 28, Page 4, and Starling Phase 1 Replat 2, a small replat of nine lots at the model row on Dove Drive, was recorded on February 4, 2026 in Plat Book 28, Page 19. The appraiser’s roll still lists those nine lots under Replat 1, so the title commitment, not the roll’s short legal description, names the plat that controls a lot on that row. Then we look at what surrounds the homesite. A finished street reads differently from a block that is still mostly land, and on the roll the 42 homes with a year built sit on just five streets: 16 on Victoria Place, 9 on Lark Court, 8 on Dove Drive, 7 on Dunlin Avenue and 2 on Robin Avenue. Arbor Circle, Blue Court, Argus Place, Adelie Way and Brent Lane carry no home with a year built on this roll, though the county file records closed sales on Arbor Circle, Argus Place and Brent Lane. We also note whether the homesite backs onto a stormwater lake, because many do, and the builder’s homesite map, not the county’s waterfront flag, shows which.
We confirm the FEMA zone for the lot on the current National Flood Hazard Layer. One FIRM panel covers the whole community, 12015C0409G, effective December 15, 2022, and on it every Starling parcel is Zone D, with no Base Flood Elevation. We ask for the elevation certificate from your builder closing papers, because the county’s elevation certificate layer returned no records inside the Starling plats when we checked: Information not available at time of publishing (checked 2026-10-02). Then we look up the county evacuation zone for your address, because the community splits between Zones C and D, and a buyer comparing two streets will meet two different letters.
Every Esplanade at Starling home with a year built on the roll is dated 2025, so every roof is new. Florida law bars an insurer from refusing to issue or renew a homeowner’s policy solely because a roof is less than 15 years old, and wind mitigation credits are earned with a completed inspection form, not by the year of construction alone. Citizens now requires flood coverage on homes with a dwelling replacement cost of $400,000 or more, and from January 1, 2027, on every policy with wind coverage regardless of value. We ask what documents exist before we set the price, because a buyer will ask the same question during the inspection period. We publish no premium, since we obtained no quotes.
We pull your tax bill and split out the county’s ad valorem tax, which was 15.0855 mills for 2025 in tax district 121, from the Starling district assessment and from the county’s service assessments: Fire Rescue at $294.90 per home, solid waste at $335.51 per home and South Charlotte Stormwater at $26.75 per acre of lot (MSBU year 2027). The district’s fiscal 2027 budget expects to bill the district assessment directly, and the district’s notice says some developed homes may see it on the county tax bill instead, so we confirm where your line sits. Then we model what a buyer will carry, because a buyer’s assessed value resets after a change of ownership and the buyer’s tax is usually different from yours. On a home finished in 2025 your own first full tax bill may be the first one the house has carried, so we read it line by line. We found no full tax bill for a built Starling home in the public records we read, so we show no bill illustration here, and we do not reuse an illustration from another community.
The comparables with year built and heated area, the adjustments, the district assessment for your homesite class, the district’s estoppel answer on prepayment, the flood documents, the association documents a buyer’s title company will request, and a net sheet. The seller cost stack is in our Florida seller closing costs guide, and your Esplanade at Starling numbers are on the sheet we hand you.
Esplanade at Starling home values move first with the plan and heated area, then with the homesite’s district class and whether its debt was prepaid, the street and its stage of build-out, the lake edge and the evacuation zone, and what Taylor Morrison advertises nearby. Of the 48 recorded sales, 36 carry a year built, all 2025.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Starling Community Development District fiscal year 2027 adopted budget and Final Supplemental Methodology; FEMA National Flood Hazard Layer, queried October 2, 2026; Charlotte County evacuation zone layer; Taylor Morrison builder marketing seen October 2, 2026).
| Value driver | How we treat it | Why an Esplanade at Starling buyer cares |
|---|---|---|
| District class, 42, 52 or 62 foot | Priced within its own class | The fiscal year 2027 total runs from $1,051.83 for a 42-foot homesite to $1,499.52 for a 62-foot homesite |
| Prepaid or unpaid Series 2025 debt | Confirmed with a district estoppel letter before listing | A prepaid home carries only the $111.70 operations line; an unpaid one carries $940.13 to $1,387.82 of debt service on top |
| Collection and plan | Compared with recorded sales of the same plan first | Fourteen plans from 1,483 to 4,591 square feet are sold inside one gate |
| Year built | Every home on the roll is 2025 | Condition, options and documents separate one home from the next |
| Heated area | Compared within the collection | Built homes on the roll run from 1,373 to 3,160 square feet |
| Street and build status | Read the block, not just the lot | Finished homes sit on Victoria Place, Lark Court, Dove Drive, Dunlin Avenue and Robin Avenue; the replat streets are still filling in |
| Lake or preserve frontage | Read from the builder’s homesite map and the plat | Many homesites back onto stormwater lakes; the county flag does not show which |
| Evacuation zone | Looked up by address | The community splits 239 parcels in Zone D and 218 in Zone C; all 42 built homes are in Zone D |
| Flood zone | Tested at the lot | Every lot is FEMA Zone D on panel 12015C0409G, with no Base Flood Elevation |
| Taylor Morrison’s advertised prices | Shown as builder marketing, never as recorded prices | A buyer sees a new home and a resale side by side |
| Amenity status | Described only as the county approval and the builder’s dated status describe it | Dog park, tennis and pickleball open per the builder; The Venue clubhouse slated for early 2027 |
| Roof, openings and wind mitigation form | Documented before listing | A current form lets a buyer price insurance early |
| Open violations or unapproved exterior work | Cleared before listing | An open violation appears on the association’s estoppel certificate |
Twenty-eight of the 48 Esplanade at Starling recorded sales in the latest 12 months closed between $500,000 and $799,999, and Taylor Morrison is advertising new homes beside you, so your listing has to hold up against both. Start with a free Esplanade at Starling home valuation built on those recorded sales, or read how we sell homes in Esplanade at Starling, and call or text Jesse at (239) 898-6072. If you are buying here instead, see how we represent buyers in Southwest Florida or our guide to buying a home in Esplanade at Starling, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The district’s assessment follows the homesite and its class, and a buyer reads it as part of what the home costs to own. For fiscal year 2027 every class carries the same operations charge of $111.70, and the Series 2025 debt service line is what differs: $940.13 for a 42-foot homesite, $1,163.97 for a 52-foot homesite and $1,387.82 for a 62-foot homesite. By our arithmetic the 62-foot total sits $447.69 a year above the 42-foot total. A seller who knows the class and can show the line on a district bill or the tax bill removes a question before the buyer asks it. We confirm your class from the district before we quote anything.
The district’s final methodology says the developer “currently intends to fully prepay” the Series 2025 assessments on Phase 1 homes at closing with a retail buyer. If that happened on your home, your buyer carries only the $111.70 operations line under the fiscal 2027 budget, not the debt line, and that is a real, recurring difference a buyer can price. If it did not, the debt line runs with the home until it is paid, through May 1, 2056 at the latest. An intent is not a guarantee, and Phase 1 in the district’s sense is not the same as one street, so we never assume either answer. We request the district’s estoppel letter from Wrathell, Hunt and Associates before we list, and we put its answer in the listing file.
The county roll gives a year built of 2025 for all 42 Esplanade at Starling homes on it, and every one of the 36 recorded sales with a year built is a 2025 home. When age is this uniform, age stops separating one sale from the next, and what separates them is the plan, the options chosen, what has been added since closing, how the roof and openings are documented and how the homesite sits. That is the reason we walk the house, and it is the reason no estimate that reads only the roll can price it.
The built homes on the roll run from 1,373 to 3,160 square feet of heated living area, and the 36 sized sales cover the same span. Size moves price here, but not in a straight line: among sized sales, homes of 2,200 to 2,599 square feet recorded anywhere from $519,000 to $900,000 (our analysis). The highest recorded sale in the latest 12 months was $1,014,800 on July 24, 2026, on Brent Lane, and the roll carries no year built or living area for that home yet. It is one data point, not a range for the community, and we name the street and no house number. We do not publish a price per square foot for Esplanade at Starling, and we do not set a size premium from a single sale. We compare your home with sales of similar size and plan and show you the adjustment.
Esplanade at Starling is a gated, master-planned community, so setting comes from the plan around the homesite. The county approved the Starling Amenity Center on about 6.8 acres in March 2025, with “a clubhouse, Bahama bar, pool, tennis court, pickle ball courts, bocce ball courts, mail kiosk, community garden, large dog park, and small dog park.” As of October 2, 2026, Taylor Morrison lists the dog park, tennis and pickleball as open, the resort-style pool as coming soon, the Bahama Bar as planned and The Venue clubhouse as slated to open in early 2027 (builder marketing). We do not describe the pool, the bar or the clubhouse as open, and we tell sellers to describe them in those dated words. Esplanade at Starling has no golf course, marina or boat ramp of its own; its lakes are stormwater lakes the district will own and maintain. Its strongest outdoor fact is its neighbor, Charlotte Harbor Preserve State Park, whose Old Datsun Trail trailhead at 12301 Burnt Store Road is about 2.3 miles and 6 minutes from the community’s map pin. The district’s Boundary Locator assigned all six Starling addresses we checked to East Elementary, Punta Gorda Middle and Charlotte High, graded B, A and B by the state for 2026.
At the center of each parcel, FEMA’s current layer puts every one of the 457 Starling parcels in Zone D, so the flood letter does not separate one home from another here. The evacuation letter does. Charlotte County’s layer puts 239 parcels in Zone D and 218 in Zone C, and the split runs by side of the community: the east side, where Taylor Morrison built first, is Zone D, and most of Arbor Circle, all of Adelie Way and parts of Blue Court and Argus Place are Zone C. All 42 built homes on the roll are in Zone D today. The flood section below has the whole story.
Whatever the builder installed, a documented roof permit date, a current wind mitigation report and the product approvals for the windows, doors and garage door are three of the strongest supports an Esplanade at Starling seller can hand a buyer. So is the builder’s warranty paperwork, the signed plan set, the elevation certificate from your closing, the district’s estoppel letter and any association approval for later exterior work. The recorded Declaration, which sets the association’s approval rules, was not available to us, so we ask each seller for a copy and check it before the first showing.
Charlotte County recorded 48 qualified Esplanade at Starling sales of improved properties in the 12 months to September 26, 2026, at a $540,850 median. Thirteen closed between $300,000 and $399,999, and 28 closed between $500,000 and $799,999. The newest qualified home sale in the county file closed September 4, 2026, so the most recent weeks are not in it.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest qualified home sale in the file September 4, 2026).
| Segment | Recorded sales | Median | What it covers |
|---|---|---|---|
| All qualified sales of improved properties, 12 months | 48 | $540,850 | September 27, 2025 to September 26, 2026 |
| Calendar year 2025 | 14 | $595,300 | January 1 to December 31, 2025 |
| January 1 to September 26, 2026 | 38 | $537,350 | A partial year |
| Sales with a year built on the roll, 12 months | 36 | Not printed | Every one built in 2025 |
| Sales with no year built on the roll, 12 months | 12 | Not printed | We draw no conclusion about them |
Qualified means the state’s qualification codes for arm’s-length sales, and improved means the parcel carried a building at sale, per the county file, which counts sales over $1,000. Recorded sales run through the county file dated September 27, 2026. We do not add the two calendar-year counts, average the two calendar-year medians or set either against the 12-month figures, because each rests on its own window and its own count. The county file shows no qualified sale of an improved property on the Starling plats before 2025, and because the 12-month window already holds 48 sales, well above ten, we do not widen it to 24, 36 or 60 months.
| Sale type | Recorded sales, 12 months |
|---|---|
| First sales of new homes | 48 (no Esplanade at Starling home appears twice as a qualified sale in the county file, our analysis) |
| Owner resales | None recorded as a qualified sale in the county file (our analysis) |
| All qualified sales of improved properties | 48 |
This is the table that makes an Esplanade at Starling valuation different from one in a built-out community. Every recorded price in the file is a builder’s closed price, set in a Taylor Morrison contract with that builder’s options, homesite premiums and incentives. There is not yet a resale record to price against, so the first resales will be priced against the recorded first sales and the builder’s current homes. It does not mean resales will not happen; it means none has been recorded as a qualified sale yet. When the first resales record, we will separate them from builder closings here, because the two are different markets inside the same gate.
What a seller needs from this is the principle. A first sale from the builder and an owner’s resale compete for the same buyer, and the buyer can see both. Your price has to hold up against the recorded first sales of homes like yours and against what Taylor Morrison is advertising today, and we show you each separately.
| Price band | Recorded sales, 12 months | Share of 48 |
|---|---|---|
| $300,000 to $399,999 | 13 | 27 percent |
| $400,000 to $499,999 | 3 | 6 percent |
| $500,000 to $599,999 | 13 | 27 percent |
| $600,000 to $799,999 (a $200,000-wide band) | 15 | 31 percent |
| $800,000 to $999,999 | 2 | 4 percent |
| $1,000,000 and up | 2 | 4 percent |
| Total | 48 | 100 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026. Shares are rounded, so they do not sum exactly. The $600,000 band is twice as wide as its neighbors, so read its count with that in mind.
The market has two clusters and a thin middle. Thirteen of the 48 sales, about one in four, closed between $300,000 and $399,999. Only three closed between $400,000 and $499,999. Then 28 of the 48, about 58 percent, closed between $500,000 and $799,999, and four closed at $800,000 or more. No sale in the window closed under $300,000. Three collections and fourteen plans are selling at once, so a home at $375,000 and a home at $650,000 can both be Esplanade at Starling homes without being the same product, and one median is not the price of both.
| Sale period | Recorded sales |
|---|---|
| September 27 to December 31, 2025 | 10 |
| January 1 to March 31, 2026 | 16 |
| April 1 to June 30, 2026 | 10 |
| July 1 to September 26, 2026 | 12 |
| Total, 12 months | 48 |
Source: Charlotte County Property Appraiser public sales files, our analysis, counted by the sale date in the county file.
The first quarter of 2026 carried the most recorded sales, 16 of the 48. The summer quarter is not short: 12 sales closed from July 1 to September 4, 2026, the newest date in the file, and recording lags closing, so late September is barely in it. We do not read the rise or fall between quarters as a change in demand. A single-builder community records sales when the builder closes homes, in batches that follow construction schedules rather than buyer interest in a given month.
| Year built | Recorded sales, 12 months |
|---|---|
| 2025 | 36 |
| No year built on the roll | 12 |
| Total | 48 |
Of the 48 recorded sales, 36 carry a year built on the roll and every one is 2025. The other 12 closed before the roll recorded a building on the lot, and the roll lags new construction. They are qualified improved sales in the county file, not land sales. Across the community the roll shows 42 single-family homes, all built in 2025. We do not set the 42 against the 48, because the roll counts parcels at one date and the sales file counts transfers over a window, and a home can sell before the roll shows it built.
All but four of the 48 sales were on lots of the original 2024 Phase 1 plat, on the streets where the 42 built homes stand; the other four were on lots of the 2025 replat, on Argus Place, Brent Lane and Arbor Circle (our analysis). That is the build-out sequence showing up in the deeds: the builder finished the Phase 1 streets first, and the replat streets are where the newest closings are starting. For a seller on Victoria Place, Dove Drive, Dunlin Avenue, Lark Court or Robin Avenue, that means today’s comparables are mostly your own street and the streets beside it.
The highest recorded sale in the 12-month window was $1,014,800 on Brent Lane on July 24, 2026. The two sales at $1,000,000 and up were on Brent Lane and Dove Drive, and the roll carries no size for either home yet, so we print none. The highest recorded prices are on Brent Lane, Dove Drive and Victoria Place, and the lowest on Lark Court and Robin Avenue; the lowest recorded price in the window was $305,000, on Lark Court (our analysis). We do not publish an address-level sales list on this page, and we name a street only for the top and bottom of the file. A recorded high is a ceiling to test your home against after we adjust for what differs, and it is not a promise about yours.
We do not print a price per square foot for Esplanade at Starling, and we do not borrow one from a sibling community. Twelve of the 48 sales sit on parcels the roll does not yet size, including both sales at $1,000,000 or more, so a community figure would rest on part of the file only. When we use heated area, the denominator is the Property Appraiser’s heated area field, not a builder brochure’s square footage, so it should never be compared directly with a figure from a builder’s plan page. Your valuation rests on comparables matched by plan and size, which tell you more than a community average would.
Esplanade at Starling’s two recorded calendar-year medians are $595,300 on 14 sales in 2025 and $537,350 on 38 sales from January 1 to September 26, 2026. We do not call the difference a trend, because it compares two windows of very different size, and a community whose first home sales recorded in 2025 has no long arc to read.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, qualified sales of improved properties, 2025 and January 1 to September 26, 2026, our analysis).
| Period | Recorded sales | Median, all qualified sales of improved properties |
|---|---|---|
| 2025, January 1 to December 31 | 14 | $595,300 |
| 2026, January 1 to September 26 | 38 | $537,350 |
| 12 months, September 27, 2025 to September 26, 2026 | 48 | $540,850 |
The county file shows no qualified sale of an improved property on the Starling plats from 2019 through 2024. We print the medians as the county file gives them, each with its own count, and we do not average them, add the counts or fit a line through two points.
The Phase 1 plat was recorded in 2024, Replat 1 in 2025 and Replat 2 in 2026, and every home on the county roll carries a year built of 2025. A Phase 2 site plan of 131 single-family lots was approved in 2025 with no plat recorded as of October 2, 2026, and a third phase is planned. A community at this stage records builder closings in batches, at prices that depend on which plans and which streets were delivered when. A median can move because the mix of homes that closed changed, not because any one home gained or lost value. That is why we value your house from the comparables that match it and not from a year’s median.
| Window | Recorded sales | Median |
|---|---|---|
| Calendar 2025 | 14 | $595,300 |
| January 1 to September 26, 2026 | 38 | $537,350 |
The 2025 window holds 14 sales and the 2026 window holds 38, nearly three times as many. A median on 14 sales describes a small, early group of closings; a median on 38 describes a larger group, with a different mix of plans and streets. We do not compute the difference as a finding. What it means for a seller is plain: price from the sales that match your home and that closed recently, not from last year’s median and not from a builder’s starting price.
The 12-month median of $540,850 sits on 48 sales, an even count, so it is the midpoint of the 24th and 25th sales, $538,700 and $543,000, and not the price of any one home. It is the best single figure for the community as a whole, and it is still not your price. A 42 Collection home on Lark Court and a 62 Collection home on Victoria Place can fall in very different parts of the price range, inside the same gate and the same district.
We do not forecast prices, and no recorded sale predicts one. What the record shows is three medians on three windows, a cluster between $300,000 and $399,999, a broad upper cluster with 28 sales between $500,000 and $799,999, four sales at $800,000 or more, and a community still delivering homes in phases. A seller’s best protection is a price that matches the sales closing now, an honest account of what a buyer will carry each year, and paperwork that is ready before the first showing.
How long an Esplanade at Starling home takes to sell is Information not available at time of publishing (checked 2026-10-02). Days on market and the sale-to-list ratio come from the SWFL MLS, which we could not use for Esplanade at Starling, and the county’s deed file carries neither. We state what we can, and how we price without them.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, newest qualified home sale in the file September 4, 2026; SWFL MLS measures for Esplanade at Starling checked October 2, 2026).
| Measure | Esplanade at Starling |
|---|---|
| Median days on market | Information not available at time of publishing (checked 2026-10-02). |
| Median sale-to-list ratio | Information not available at time of publishing (checked 2026-10-02). |
| MLS closings in the window | Information not available at time of publishing (checked 2026-10-02). |
These are the measures only the MLS carries. We do not substitute a figure from another community, because a different community’s days on market says nothing about Esplanade at Starling.
A county deed records the date a sale closed and its price. It does not record when the home was listed, how many price changes it took or whether the buyer was reached through the MLS at all. So the 48 recorded sales tell us how many homes changed hands and at what prices, and nothing about how long any of them sat. In a builder market there is a second reason the deed says little about pace: a builder’s closing date follows its construction schedule, not a listing date. We do not turn a count of sales into a pace, and we do not describe an Esplanade at Starling home as fast or slow to sell.
Some of our sibling community pages carry timing figures on their own windows. We do not copy one onto Esplanade at Starling. A community with a different builder mix, a different district and a different stage of build-out does not sell on the same clock, and a resale in a built-out neighborhood does not compete with a builder’s inventory inside the same gate the way an Esplanade at Starling resale will. A borrowed figure would look precise and be wrong.
We build your calendar backward from the date you need to close. Under Florida Statute 720.30851 an association must deliver an estoppel certificate within 10 business days of a request; the district’s estoppel letter on the Series 2025 debt is a separate request to the district manager; the buyer’s lender orders an appraisal and a flood determination; the buyer’s insurer reads the roof and openings; and the inspection period runs under the contract. We request the district letter before listing, line up the association documents early and order the association estoppel the day a contract is signed, assemble the flood and evacuation documents before the first showing and price to the recorded sales, because a price that matches the record is the one lever that shortens a listing without a concession.
Sellers often ask for the best month to list, and for Esplanade at Starling the public record does not give us a seasonal pattern, so we do not invent one. The quarterly counts above follow builder closing schedules, not buyer seasons, and the community’s first recorded home sales date from 2025. The newest qualified home sale in the file closed on September 4, 2026, which tells you how current the record is. When the MLS pace for Esplanade at Starling becomes available we will add it, with its own window, to this page.
The best comparables for an Esplanade at Starling home are recent recorded sales on the Starling plats of the same plan or a similar heated area, in the same collection and homesite class, on a similar street. In the latest 12 months 36 of the 48 sales carry a year built, all 2025, and the highest was $1,014,800.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; roll dated September 27, 2026; Taylor Morrison builder marketing seen October 2, 2026).
We do not publish an address-level sales list on this page. A comparable is a set of facts, not a street number, and we hand you the address-level file with your valuation. What follows is how we sort the 48 sales into cohorts before we pick the ones that belong beside your home.
Thirty-six of the 48 recorded sales carry a year built, and every one is 2025. These are the closest match for an Esplanade at Starling home, and within the group we sort by plan, heated area and street. The roll shows 42 homes with a year built, all 2025, so a buyer touring your home has very likely toured another of the same age the same week, and possibly the same plan in Taylor Morrison’s model row on Dove Drive. Options, condition and roof paperwork often matter more than age here, because age does not vary at all.
Twelve sales closed on parcels the roll does not yet date or size, including both sales at $1,000,000 or more. The roll lags new construction. We look each one up in the county’s records, and we use only the ones we can confirm as finished homes, with a size we can document, as comparables. We draw no conclusion about the group as a whole.
| Heated living area on the roll | Sized recorded sales, 12 months | Recorded price range |
|---|---|---|
| Under 1,800 square feet | 12 | $305,000 to $441,300 |
| 1,800 to 2,199 square feet | 5 | $460,000 to $592,100 |
| 2,200 to 2,599 square feet | 9 | $519,000 to $900,000 |
| 2,600 square feet and up | 10 | $599,000 to $802,800 |
| Total sized sales | 36 | $305,000 to $900,000 |
Source: Charlotte County Property Appraiser public sales files and roll, our analysis, recorded sales September 27, 2025 to September 26, 2026, the 36 sales whose parcels carry a heated area on the roll. We print ranges, not medians, because the cohorts are small.
The cohorts show two things. First, the smallest homes form a tight group: all 12 sized sales under 1,800 square feet recorded between $305,000 and $441,300, so a 42 Collection home on Lark Court or Robin Avenue has a well-defined set of comparables. Second, size alone does not order the top of the file. The 2,200 to 2,599 square foot cohort reaches $900,000, above every sized sale in the largest cohort, which is a reminder that homesite, options and street can outweigh a few hundred square feet. That is why we never set a 1,700 square foot home beside a 3,100 square foot home and call it a comparable, and why, within a cohort, we still match by plan and street.
The district bills three homesite classes and Taylor Morrison sells three matching collections, but no county sales field records which collection or class a home belongs to. We therefore do not publish sales or medians by collection or class. Your closing documents and the district tell us which plan and class your home is, and we match it to recorded sales of the same plan where the file has them. Where it does not, we use the closest plan by heated area in the same collection, and we show the adjustment.
Taylor Morrison markets new homes in Esplanade at Starling, and a buyer will compare. We keep those prices out of the comparable pool, because a builder’s starting price on a given day is a different number from what a deed records. We show them beside your comparables, dated and labelled as builder marketing, so you can see what a buyer sees.
| Collection | Plan | What the builder advertises (builder marketing, seen October 2, 2026) | Square feet |
|---|---|---|---|
| 42 | Alta | From $313,999 | 1,483 |
| 42 | Rivera | From $343,999 | 1,677 |
| 42 | Vento | From $353,999 | 1,709 |
| 52 | Monte | From $377,999 | 1,843 |
| 52 | Marino | From $407,999 | 2,085 |
| 52 | Lavello | From $434,999 | 2,306 |
| 52 | Florence | From $505,999 | 2,628 |
| 52 | Genoa | From $532,999 | 2,903 |
| 62 | Cresta | From $457,999 | 2,475 |
| 62 | Cascata | From $477,999 | 2,573 |
| 62 | Palermo | From $514,999 | 2,833 |
| 62 | Colina | From $541,999 | 2,861 |
| 62 | Argenta | From $606,999 | 3,745 |
| 62 | Ravenna | From $626,999 | 4,591 |
Source: Taylor Morrison, Esplanade at Starling community page and plan data, builder marketing, seen October 2, 2026. We do not link to builder pages from the body of this page. These are base prices before options, homesite premiums and incentives, they change without notice, and they are not a floor or a ceiling for any Esplanade at Starling home. We also show the contract items a builder’s price may leave out: options, homesite premiums, closing costs and the district and association layers.
Taylor Morrison’s sales center and models are on Dove Drive, at 26601 Dove Drive (builder marketing), and the model row sits on the nine lots re-cut by the 2026 replat. The finished homes on the roll are in the original Phase 1 core, and the county file shows the newest closings starting on the replat streets: Argus Place, Brent Lane and Arbor Circle. That tells you where a buyer touring your street may also be touring a model, and which of the builder’s current offers your listing will be read against first.
The highest recorded sale was $1,014,800 on July 24, 2026, on Brent Lane, and the two sales at $1,000,000 and up were on Brent Lane and Dove Drive. It is the ceiling we test your home against after we adjust for what differs. It is not a promise about yours, and it is not a range for the community. We print no median for a single collection or street, because the counts are too small to be reliable.
For a seller, Esplanade at Starling’s evidence base is solid for a community this young: 48 recorded sales at a $540,850 median in the 12 months to September 26, 2026, against 79 in Turnleaf, 77 in Burnt Store Village and 70 in Burnt Store Lakes on the same window. Medians here are context, not a ranking.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Esplanade at Starling; the figures and windows printed on our Turnleaf, Willow, Heritage Landing, Burnt Store Village, Burnt Store Lakes, Deep Creek, Babcock Ranch and Burnt Store Marina guides, read October 2, 2026).
| Community | Recorded sales and window | Median | Cited to |
|---|---|---|---|
| Esplanade at Starling | 48 recorded sales, September 27, 2025 to September 26, 2026 | $540,850 | This page; Charlotte County Property Appraiser public sales files, our analysis |
| Turnleaf | 79 recorded sales, September 27, 2025 to September 26, 2026 | $350,000 | Turnleaf guide |
| Willow | 93 recorded sales, September 27, 2025 to September 26, 2026 | Not stated for the 12 months; calendar 2025 $330,000 (86 sales); 2026 to September 26 $320,000 (53 sales) | Willow guide |
| Heritage Landing | 138 recorded sales, September 5, 2025 to August 31, 2026 (30 builder first sales at a $435,000 median; 108 resales at $330,000) | $352,500 | Heritage Landing guide |
| Burnt Store Village | 77 recorded sales, September 27, 2025 to September 26, 2026 | $325,000 | Burnt Store Village guide |
| Burnt Store Lakes | 70 recorded sales, September 27, 2025 to September 26, 2026 (newest sale August 6, 2026) | $422,500 | Burnt Store Lakes guide |
| Deep Creek | 351 recorded sales, September 27, 2025 to September 26, 2026 | $341,000 | Deep Creek guide |
| Babcock Ranch | 668 homes sold, SW Florida MLS, trailing 12 months ending July 2026 | $390,000 (MLS basis) | Babcock Ranch guide |
Windows differ by row, and each row states its own. Esplanade at Starling, Turnleaf, Willow, Burnt Store Village, Burnt Store Lakes and Deep Creek share the same 12-month county window, so their counts can be set side by side directly. Heritage Landing’s window ends August 31, 2026, and Babcock Ranch’s figures are MLS closings, a different basis and window from county recorded deeds, so its median is not a like-for-like figure. Every figure outside the Esplanade at Starling row is the one printed on the guide named, as of October 2, 2026. We report months of supply only where a published figure covers the community, and none does for Esplanade at Starling, so we do not print one. We print no per-square-foot figure for any row.
Start with the count column, because a count tells you how much evidence sits behind a median. Esplanade at Starling’s 48 recorded sales are a real sample for a community whose first recorded home sales came only in 2025, and every one is a first sale of a new home from the builder. Turnleaf’s record is also all first sales by its guide’s analysis, and Heritage Landing’s guide splits its 138 into builder first sales and resales; the others count their sales on their own terms, so read each row with its own guide. A median moves with the mix of homes, and two communities can print medians far apart because one builder sells larger plans on wider homesites, not because the same house costs more in one place. For that reason this page never says one community is cheaper than another on the strength of one median, and we never subtract one median from another.
Heritage Landing lies across Burnt Store Road, and it is the most different neighbor on this stretch of the corridor. Our guide describes a gated golf community of about 1,545 homes and condominiums that Lennar built almost entirely between 2019 and 2025, with an 18-hole course through the middle. Its record is now mostly resales of homes a few years old; Esplanade at Starling’s is entirely first sales of 2025 homes, with no golf course of its own. Both bill a district: our Heritage Landing guide prints the Tern Bay Community Development District operating assessment at $1,356.09 for fiscal 2027, and the Starling district’s adopted fiscal 2027 budget lists $1,051.83 to $1,499.52 per homesite by class, of which $111.70 is operations and the rest is debt service. One is an operating line and the other an operations-plus-debt total, so compare full bills on named homes. For the other side of that comparison, see our Heritage Landing home valuation page.
Burnt Store Village shares Esplanade at Starling’s exact 12-month window, so its 77 recorded sales at a $325,000 median sit beside Esplanade at Starling’s 48 at $540,850 on equal dates. Our guide describes a deed-restricted 1970 plat built out lot by lot, with a mandatory association, a Community Park with a lakeside walking path and no pool, a county street and drainage MSBU and no community development district. Esplanade at Starling is a single gated master plan with a district that carries bond debt through May 1, 2056, private roads owned by the association and an amenity program on about 6.8 acres. A buyer choosing between them is choosing between a plain lot with fewer layers and a gated planned community with more layers and a clubhouse plan, and a difference between two medians says nothing about which costs less to own. See our Burnt Store Village home valuation page.
Burnt Store Lakes also shares Esplanade at Starling’s window and prints 70 recorded sales at a $422,500 median, with its newest sale on August 6, 2026. Our guide describes a deed-restricted lake community in Charlotte County with a Punta Gorda address, still being built out, with homes and condominiums in its count. Esplanade at Starling is one builder’s gated plan of single-family homes only. Every lot still needs its own flood and evacuation check in either community, and our Burnt Store Lakes home valuation page covers that side.
Willow, northeast of Esplanade at Starling and east of US 41, prints 93 recorded sales on the same window with no 12-month median, and its guide lists two builders, Lennar and Toll Brothers; our Willow home valuation page covers it. Deep Creek is the volume leader in this set, with 351 recorded sales over the same 12 months, more than seven times Esplanade at Starling’s count, so its median reflects a much wider mix of homes and ages. Babcock Ranch is the scale reference for new construction in Charlotte County, and its guide’s figures are MLS closings on a different window. Burnt Store Marina, in Lee County with a Punta Gorda address, holds what Esplanade at Starling does not, a marina. A buyer who wants water access or golf is shopping a different place, and we say so instead of stretching your price toward theirs.
Two measures sellers expect in a comparison are not available for Esplanade at Starling. Days on market and sale-to-list ratio come from the SWFL MLS, and for Esplanade at Starling both are Information not available at time of publishing (checked 2026-10-02). The comparison also cannot tell you what is in a builder’s price, and it cannot tell you what an Esplanade at Starling resale will bring, because none has been recorded yet. We print no builder fee or tax number on this page beyond what the district, the county and the district’s bond documents publish.
Esplanade at Starling sells to a buyer who wants a gate, one builder, lawn care in the association estimate, a first-year district bill under $1,500 by class and recorded prices that reach past $1,000,000. Turnleaf sells to a buyer who wants four builders and lower recorded prices. The medians do not compare as prices.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Esplanade at Starling; Starling Community Development District documents; Charlotte County; FEMA; our Turnleaf guide and Turnleaf home valuation page for every Turnleaf figure, read October 2, 2026).
Both are new-construction communities on the east side of Burnt Store Road with community development districts and amenity centers approved by the county, and they share a property line: Turnleaf sits directly north. An Esplanade at Starling seller should know which buyer is likely to be weighing the two. Turnleaf figures in the table are cited only to our Turnleaf guide and our Turnleaf home valuation page. Esplanade at Starling figures come from county records, the Starling district’s documents, FEMA and builder marketing.
| Factor | Esplanade at Starling | Turnleaf (live page) |
|---|---|---|
| Where it sits | East side of Burnt Store Road, south of Turnleaf, north of Zemel Road | East side of Burnt Store Road, directly north of Esplanade at Starling |
| Builders marketing homes | One, Taylor Morrison (seen October 2, 2026) | Four: Dream Finders Homes, Lennar, M/I Homes, Perry Homes (seen October 1, 2026) |
| Size of the plan | 774 homesites planned (county approval); zoning ceiling 1,440; 407 platted | Up to 1,762 homes (county approval); 412 platted |
| Gate | Gated (builder); county site plan condition requires gate arms with an EVAC system | Developer states it will not have restricted access |
| Recorded sales, same window | 48, median $540,850, September 27, 2025 to September 26, 2026 | 79, median $350,000, same window |
| Recorded range | $305,000 to $1,014,800 | $239,500 to $887,400 |
| Highest recorded sale | $1,014,800, Brent Lane, July 24, 2026 | $887,400, Camelot Lane, July 28, 2026 |
| District | Starling CDD; FY2027 adopted $1,051.83 to $1,499.52 by homesite class | Coral Creek CDD; FY2026 adopted on-roll $1,946.81 to $3,015.02 |
| District bonds | Series 2025, $12,530,000, repaid through May 1, 2056 | Series 2024, $12,820,000, maturing through 2054 |
| Association | Estimate $4,459 to $4,699 a year including lawn maintenance (district’s 2025 draft bond document) | Unpublished |
| Amenity center | Approved March 2025 on about 6.8 acres; dog park, tennis and pickleball open per builder; The Venue clubhouse slated for early 2027 | Approved June 2025 (DRC-25-066), not built |
| Flood map | Zone D on every lot; no map revision | Revision effective May 27, 2026; every built home’s lot in Zone X |
| Evacuation zone | Split: all 42 built homes in Zone D; 218 of 457 parcels in Zone C | Split: of 73 built homes, 68 in Zone D and 5 in Zone C |
| Assigned schools | East Elementary, Punta Gorda Middle, Charlotte High | Same three |
| Drive to Punta Gorda Airport | About 13 minutes from 26000 Starling Boulevard | 15.5 minutes from 13347 Turnleaf Boulevard |
Read the table with care in three places. The district rows are different fiscal years, 2027 for Starling and 2026 for Coral Creek, and each is printed as its district publishes it. The association rows cannot be compared at all: Esplanade at Starling’s figure is a developer-furnished estimate in a draft bond document, and Turnleaf’s dues are unpublished. And the two drive-time rows use different starting points, so a gap of a minute or two is not a finding. Drive times are our analysis from the OSRM open-source routing engine on OpenStreetMap road data, at free flow with no traffic.
Market your home to the buyer it fits. An Esplanade at Starling listing that borrows a feature from another community, or describes the pool or The Venue as open, invites trouble at the estoppel stage. One that states exactly what the plat, the district and the association provide, and then sells the finished home, the homesite class, the prepaid or unpaid debt line in writing and the documents ready on day one, keeps the sale together. If your buyer is choosing between the two, the useful comparison is the all-in recurring charge on a named home in each, in writing, not the medians. Our Turnleaf home valuation page sets out the other side.
Four names cause confusion on this corridor. Esplanade at Starling is Taylor Morrison’s name for the community the county records as Starling, and its district and association carry the Starling name. Taylor Morrison uses the Esplanade name on several Florida communities; this page covers only Esplanade at Starling on Burnt Store Road. Turnleaf’s district is the Coral Creek Community Development District, and Coral Lakes, also to the north, is a separate community with its own Coral Lakes CDD. If a listing names another district or plat, it is not an Esplanade at Starling listing. We write yours so a buyer searching Esplanade at Starling, Esplanade at Starling Punta Gorda or Starling in Charlotte County finds the home.
The sales we analyzed are qualified sales of improved properties only, so a recorded Esplanade at Starling homesite price is Information not available at time of publishing (checked 2026-10-02). The county roll shows 407 platted homesites, of which 42 carry a home, and the roll lags construction, so some homesites without a year built already hold homes.
Data updated: October 2026 (Charlotte County Property Appraiser public roll files, our analysis; Charlotte County GIS ownership layer; Starling Community Development District fiscal year 2027 adopted budget and agenda package of August 5, 2026; Charlotte County decision letters DRC-24-171 and DRC-24-224).
| What the roll shows | Count |
|---|---|
| Parcels on the Starling plats | 457 |
| Platted homesites (our count) | 407 |
| Tracts (lakes, roads, open space, the amenity site and land held for later phases) | 50 |
| Homesites with a single-family home on the roll (all 2025) | 42 |
| Street on the roll | Single-family homes with a year built (all 2025) |
|---|---|
| Victoria Place | 16 |
| Lark Court | 9 |
| Dove Drive | 8 |
| Dunlin Avenue | 7 |
| Robin Avenue | 2 |
| Total | 42 |
Read the tables as a snapshot of a roll in motion. The 457 parcels include tracts, so they are not 457 homes, and a homesite without a year built is not necessarily an empty lot. We never read the uncoded homesites as vacant or available. Because we have no recorded homesite sales to cite, we publish no homesite median and no homesite price, and we do not estimate one from the home sales.
Most Esplanade at Starling homesites are still in builder hands: Taylor Morrison of Florida Inc still owns most of the parcels on the September 27, 2026 roll, including lake, road and open-space tracts as well as unsold homesites. Taylor Morrison is the only builder, and no other builder appears on any Starling petition or on the roll. Every recorded sale we analyzed was a home sold with its homesite, so an owner who holds a homesite without a house is the exception. If you hold one and want to sell it, read your purchase agreement first, because it may set terms on a resale or on who may build, and we read it with you.
Five questions come first. Which district class is the homesite in, 42-foot, 52-foot or 62-foot, and what does the class carry for fiscal 2027? Was the Series 2025 debt assessment prepaid, and is the district billing the homesite directly or through the tax bill? What sits around it on the recorded plat: a lake tract, a road tract, open space or more homesites? Which builder would build on it, and on what contract, given that Taylor Morrison is the only builder here? And what will the Declaration require of an owner who builds, which we could not read? For water and sewer, Charlotte County Utilities serves the community.
An Esplanade at Starling homesite carries the county’s ad valorem tax on its assessed value and the district’s assessment for its class. Fiscal year 2027 is the first year the district levies assessments on homesites; earlier years were funded by the landowner. The 2027 budget books both the operations and debt levies as billed directly by the district, and the district’s notice says the Tax Collector will collect the operations assessment on certain developed property, so where the bill lands depends on the parcel. County service assessments also apply. We do not print the county’s vacant-lot rates on this page, because the figures that matter to a seller are the ones on the parcel’s own bill, and we read that bill with you.
Selling a homesite as it stands is simpler than building, and in a community where one builder markets finished homes beside it, the buyer of a homesite has to decide who will build on it and on what terms. Building means a builder contract, a county permit, financing or cash, and then selling a new home against the builder that does this full time from a sales center on Dove Drive. We do not know what the recorded Declaration requires of an owner who builds, because it was not available to us, so we would read it with you before either path. We compare the net of selling the homesite as it stands with the net of building, using the documents and the contract figures, and we show every number.
An Esplanade at Starling buyer pays county property tax at their own assessed value, a Starling district assessment of $1,051.83 to $1,499.52 a year by homesite class for fiscal 2027, or only the $111.70 operations line where the debt was prepaid, an association fee estimated at $4,459 to $4,699, and county fire and solid waste charges.
Data updated: October 2026 (Starling Community Development District fiscal year 2027 adopted budget, fiscal year 2026 budget, Final Supplemental Methodology and agenda packages of August 15, 2025, November 5, 2025, January 7, 2026 and August 5, 2026; Charlotte County Property Appraiser 2025 final and 2026 proposed rates; Charlotte County MSBU records, MSBU year 2027; Florida Division of Corporations; Florida Statutes 193.155 and 689.261, read October 2, 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 |
|---|---|---|---|---|
| Starling district, 42-foot homesite | $1,051.83 (operations $111.70 plus Series 2025 debt $940.13) | Annual, FY2027 | District administration; debt service on the Series 2025 bonds that built stormwater, water, sewer, walls, landscaping and mitigation | FY2027 budget |
| Starling district, 52-foot homesite | $1,275.68 (operations $111.70 plus debt $1,163.97) | Annual, FY2027 | Same | FY2027 budget |
| Starling district, 62-foot homesite | $1,499.52 (operations $111.70 plus debt $1,387.82) | Annual, FY2027 | Same | FY2027 budget |
| Starling district, home where the debt was prepaid | $111.70 operations only | Annual, FY2027 | District administration | Final Supplemental Methodology; district estoppel letter for the specific home |
| District notice note | The mailed July 2026 notice states operations at $118.83 per home including collection costs and early payment discounts; the budget figures above are after those adjustments | Annual | Operations | August 5, 2026 agenda |
| District debt term | Series 2025 bonds repaid through May 1, 2056; prepayment allowed; a payoff amount comes from the district manager (Wrathell, Hunt and Associates) | Through 2056 | Debt service | January 7, 2026 agenda |
| Starling Homeowners Association | Estimated $4,459 to $4,699 a year including lawn maintenance, subject to change (the district’s 2025 draft bond offering document, figures furnished by the developer); adopted budget not available | Annual | Common areas, private roads, gate, amenities once conveyed, lawn maintenance | August 15, 2025 agenda; adopted budget: Information not available at time of publishing (checked 2026-10-02). |
| Club or amenity dues | None found in any record | n/a | n/a | District and county records read for this page |
| County ad valorem millage, tax district 121 | 15.0855 mills for 2025; 15.4046 mills proposed for 2026 (sum of the published proposed rates); final 2026 not posted | Annual | County, schools, law enforcement, lighting, water management, navigation, environmentally sensitive lands | 2025 final rates; 2026 proposed rates |
| Charlotte County Fire Rescue MSBU | $294.90 per home (MSBU year 2027) | Annual | Fire and emergency medical service | County MSBU records |
| Sanitation (solid waste) MSBU | $335.51 per home (MSBU year 2027) | Annual | Curbside collection and disposal | County MSBU records |
| South Charlotte Stormwater MSBU | $26.75 per acre of lot (MSBU year 2027) | Annual | County stormwater utility | County MSBU records |
| Capital contribution at closing | Unpublished | One time | Unpublished | Information not available at time of publishing (checked 2026-10-02). |
| Transfer, estoppel and resale certificate | Unpublished (estoppel fees are capped by section 720.30851, Florida Statutes) | At sale | Unpublished | Florida Statutes, section 720.30851 |
| Owner’s title policy | In Charlotte County the seller customarily pays; the contract controls | At sale | Title insurance | County custom |
| Homeowners and flood insurance | Unpublished (no quotes) | Annual | Wind, flood, liability | Information not available at time of publishing (checked 2026-10-02). |
Fiscal year 2027, October 1, 2026 to September 30, 2027, is the district’s adopted budget and the first year it levies assessments on homesites; the fiscal 2026 budget was funded entirely by a landowner contribution. That is why an owner who closed in 2025 may not have seen a district charge yet, and it is not a sign the charge will stay at zero. The debt line may already be prepaid on some Phase 1 homes, and only a district estoppel letter settles it for a specific home. The billing route is not settled either: the budget books both levies as billed directly by the district, and the district’s notice says some developed homes may see the operations assessment on the county tax bill instead. Class labels follow the district’s assessment roll, not a builder’s collection name, so the class that applies to your homesite has to come from the district.
| District class | FY2027 operations | FY2027 Series 2025 debt service | FY2027 total | Total if the debt was prepaid |
|---|---|---|---|---|
| 42-foot homesite | $111.70 | $940.13 | $1,051.83 | $111.70 |
| 52-foot homesite | $111.70 | $1,163.97 | $1,275.68 | $111.70 |
| 62-foot homesite | $111.70 | $1,387.82 | $1,499.52 | $111.70 |
Source: Starling Community Development District, FY2027 adopted budget; prepaid column per the Final Supplemental Methodology, applied only where a district estoppel letter confirms prepayment. Totals as printed in the budget; the 52-foot total is one cent above the sum of its two parts because of rounding in the source.
The district’s mailed July 2026 notice explains that the noticed operations amount becomes the maximum rate, so owners receive a new mailed notice only if the district proposes to raise the operations charge above it. The fiscal 2027 operating budget is administrative, with lines such as management, legal, engineering, audit, trustee and insurance, and it has no amenity, pool or clubhouse line. As the district takes on more of the stormwater system and more homes close, the operating side can change from year to year.
The district’s methodology says the developer “currently intends to fully prepay” the Series 2025 assessments on Phase 1 homes at closing with a retail buyer. If that happened on your home, the debt line does not apply to it and your buyer carries only the operations charge. The same methodology notes that the developer asked the district to cap annual debt assessments at predetermined levels “to facilitate the marketing of the residential units.” For a seller, this is the single fee fact most worth settling in writing before listing, because a buyer comparing two otherwise similar homes can see a difference of $940.13 to $1,387.82 a year between them. We request the district’s estoppel letter and put its answer, not an assumption, in the listing file.
| Bond fact | Series 2025 |
|---|---|
| Amount | $12,530,000 |
| Closed | November 7, 2025 |
| Final principal payment | May 1, 2056 |
| Coupons | 4.500 percent (maturities 2027 to 2035), 5.375 percent (2036 to 2045), 5.600 percent (2046 to 2056) |
| Payments | Principal each May 1; interest each May 1 and November 1 |
| Recorded lien | Notice of Series 2025 Assessments, Charlotte County Official Records, Instrument No. 3586017 |
Source: Starling Community Development District, agenda package of January 7, 2026.
The recorded notice is the document a title company finds when it searches your lot, and it tells the world that the Series 2025 assessment runs with the land until it is paid. The district’s 2025 draft bond document says it intends to issue more bonds for later work, with no amount or date set; a later series would be assessed on the land it benefits under a methodology adopted when it is sold.
An owner may prepay the debt service assessment on a homesite. Prepayment is allowed under the district’s methodology, and the payoff amount comes from the district manager, Wrathell, Hunt and Associates, in a written letter. We do not print a payoff figure for any class, because only the district manager’s letter for your parcel is current. Once the debt assessment on a homesite is paid in full, the annual debt charge no longer applies to it; the operating charge continues. For a seller the point is that the assessment runs with the property: a buyer takes the home subject to it, and we show it as a line in the cost of ownership, not as a surprise.
Starling Homeowners Association, Inc. has not published an adopted budget we could read, and the recorded Declaration, which controls what the association may charge, was not available to us. The district’s 2025 draft bond offering document, using figures furnished by the developer, estimates association fees of $4,459 to $4,699 a year including lawn maintenance, subject to change, and applies the estimate “for all product types.” Treat that range as an estimate from an offering document, not a bill. Figures for association dues also appear in marketing tools, and we do not print them, because only figures that trace to an adopted budget, a district record or a county record appear on this page. Your own association statement is the document that answers it for your home, and we put it in the listing file, because a year of real statements is something a builder contract cannot show a buyer.
The county’s 2025 final rates for tax district 121 total 15.0855 mills, which is $15.0855 per $1,000 of taxable value, or $1,508.55 per $100,000, before any non-ad valorem lines. That is our arithmetic. For 2026 the county’s proposed rates for the same district sum to 15.4046 mills, and the final adopted rate was not posted when we checked.
| Taxing authority, tax district 121 | 2025 mills | 2026 proposed mills |
|---|---|---|
| County general fund | 6.0394 | 6.1576 |
| County law enforcement | 2.1449 | 2.3618 |
| County lighting | 0.1907 | 0.1907 |
| Environmentally sensitive lands (voter approved) | 0.2000 | 0.2000 |
| West Coast Inland Navigation District | 0.0394 | 0.0394 |
| Southwest Florida Water Management District | 0.1831 | 0.1831 |
| School, required by state law | 3.0400 | 3.0240 |
| School, local board | 3.2480 | 3.2480 |
| Total | 15.0855 | 15.4046 |
Esplanade at Starling is in unincorporated Charlotte County, and the appraiser’s record reads “In City of Punta Gorda: NO,” so no city levy applies. On a homestead, the assessed value can rise by no more than the lower of 3 percent or the change in the consumer price index each year, and the assessment resets to just value after a change of ownership. Florida Statute 689.261 requires the contract to warn the buyer not to rely on the seller’s current property taxes. On an Esplanade at Starling home finished in 2025 there is an extra reason for care: the roll lags construction, so a bill issued before the roll caught up may not reflect the finished home at all. We estimate the buyer’s bill with the Charlotte County Property Appraiser’s Tax Estimator, so the tax conversation happens at pricing and not in underwriting.
| County assessment | Basis | Rate shown | Prior rate | Maximum rate |
|---|---|---|---|---|
| Charlotte County Fire Rescue | Per home | $294.90 | $278.20 | $372.30 |
| Sanitation (solid waste collection and disposal) | Per home | $335.51 | $324.64 | $340.00 |
| South Charlotte Stormwater Utility | Per acre of lot | $26.75 | $26.75 | $26.75 |
Source: Charlotte County MSBU records, MSBU year 2027. On a 0.18-acre homesite, $26.75 per acre works out to about $4.82 a year (our arithmetic). No county street and drainage assessment appears on the Starling parcels we checked.
A seller moving to a new Florida homestead can carry up to $500,000 of the accumulated Save Our Homes difference, filing form DR-501T with the Property Appraiser in the new home’s county, if you received a homestead exemption on the prior home as of January 1 of any of the 3 immediately preceding years. We coordinate the timing of both sales. An Esplanade at Starling home finished in 2025 has a short assessment history, so ask us whether a portable benefit exists for your file before you assume one does.
The Charlotte County Property Appraiser explains a proposed property tax amendment on its Property Tax Amendment 3 page. It is not law until the voters act. The Starling district’s assessments in its budget are stated per homesite by class and not as a share of assessed value, and we do not forecast how any ballot result would change an Esplanade at Starling bill.
Every Esplanade at Starling home belongs to one association, Starling Homeowners Association, Inc., still under developer control, and no sub-association or master association was found. The recorded Declaration that sets the rules was not available to us, so a seller should gather the association’s documents early and read the Declaration before listing.
Data updated: October 2026 (Florida Division of Corporations records read October 2, 2026; Starling Community Development District website, FAQ and agenda packages of May 1, 2024 and August 15, 2025; Charlotte County DRC-24-156 and DRC-21-00059 decision letters; Florida Statutes 720.30851 and 720.307).
The association is Starling Homeowners Association, Inc., a Florida not-for-profit corporation, document number N24000006543. It filed in June 2024 and shows as active on the Florida Division of Corporations site as of October 2, 2026, and its principal address on the state record is a Taylor Morrison office in Bonita Springs. The association’s officers on the state record also sit on the Starling district board, whose members are Taylor Morrison employees, so the association is still under developer control. That is normal in a new Florida community, and Chapter 720 of the Florida Statutes sets when members must be allowed to elect directors. We found no published turnover date, and we do not print the association’s officers, the firm named to receive legal papers or its management company.
Developer control does not stop an owner from selling. Until turnover, the developer’s appointees adopt the budget, set the dues and enforce the rules, so the association’s statement and its estoppel certificate are what a buyer’s title company will rely on. Any approval or notice a sale requires is set in the recorded Declaration, which we confirm with the association in writing before listing.
We searched the Florida Division of Corporations for other associations tied to this community, including names beginning “Esplanade at Starling” and “Starling” followed by master or community, and found none. Some district documents use generic terms such as “property owners association” or “master property owner’s association,” but those are standard wording, and only one association exists on the state record. Other Florida associations with Starling or Esplanade in their names belong to other communities. Confirm with your closing papers that Starling Homeowners Association, Inc. is the association your lot belongs to.
The recorded Declaration was not available to us, and it controls. Information not available at time of publishing (checked 2026-10-02): the association’s adopted budget and annual dues, any capital contribution, transfer fee or working-capital fee, the estoppel fee, and the rules on rentals, short-term rentals, pets, vehicles, boats, signs, fences, architectural review and any approval needed to sell. We do not repeat a figure from a builder’s page or a marketing tool, and the only fee estimate we print is the one in the district’s draft bond document, labelled as such. For your home, the number that counts is on the estoppel certificate the association issues at sale.
Esplanade at Starling is not marketed as a 55+ community. Taylor Morrison’s listing data marks its homes as not age-restricted, and the district’s 2025 draft bond document describes the community as active-lifestyle and age-targeted. No recorded age restriction was found; the Declaration controls. Age-targeted and age-restricted are different things, and a listing should not call the community either 55+ or all-ages without the recorded document in hand.
The district finances, owns and maintains the stormwater system, including the lakes, and financed the water and sewer lines, which Charlotte County Utilities operates. The internal roads are private and belong to the association; the district finances stormwater, water and sewer lines, not the roads. The developer is funding the amenities, and the district’s records say they will be conveyed to the association; no deed has been recorded. Which body maintains which lake, tract or light on your street is a question the title commitment and the recorded plat answer.
A buyer who plans to rent the home, keep a pet or park a work vehicle will ask, and the Declaration answers, not a builder’s page or a sales conversation. We print no rule and no limit, and we tell sellers to read their own copy before listing. A dog park is an amenity, not a pet rule. Whether the association allows For Sale signs, and where, is also a Declaration question that we answer in writing with the association before a sign goes up.
Esplanade at Starling is gated (builder marketing), and the county’s site plan conditions for the amenity center require gate arms with an emergency EVAC system. Gate hours, staffing and guest procedures are association rules, which were not available to us: Information not available at time of publishing (checked 2026-10-02). For a seller, the gate is both a feature to market and a step to plan: every showing, inspection and appraisal has to clear it, so we confirm the association’s procedure for visiting buyers before the first appointment.
The county’s decision letter for DRC-24-156, dated March 3, 2025, approves the Starling Amenity Center on about 6.8 acres with “a clubhouse, Bahama bar, pool, tennis court, pickle ball courts, bocce ball courts, mail kiosk, community garden, large dog park, and small dog park.” The letter names one tennis court and gives no number of pickleball or bocce courts and no clubhouse size, and we print none. As of October 2, 2026, Taylor Morrison lists the dog park, tennis and pickleball as open, the resort-style pool as coming soon, the Bahama Bar as planned and The Venue clubhouse as slated to open in early 2027. “Open” and “coming soon” are the builder’s badges, not county certificates. The concept plan approval describes a “private amenity center,” and hours, guest rules, renter access and any amenity fee are Information not available at time of publishing (checked 2026-10-02). A seller should say in a listing only what the record or the association confirms in writing, because an overstated amenity is an argument at the estoppel stage.
Under Florida Statute 720.30851 an association must deliver an estoppel certificate within 10 business days of a request, and the statute caps the fee. The certificate covers assessments, any capital contribution or resale or transfer fee, open violations and approvals. Open violations surface here, and unapproved exterior work can hold up a closing, so we gather the association’s documents before the home is listed and order the certificate the day a contract is signed. The district’s estoppel letter on the Series 2025 debt is a separate request to the district manager, and we make it before listing. Estoppel certificates are issued at a live sale, so their fees for Esplanade at Starling are not published in advance.
An Esplanade at Starling seller owes the buyer the homeowners association disclosure summary before the contract is signed, a written flood disclosure at or before the contract, the property tax disclosure and known material defects, and should put the Starling district facts in writing. This is general information, not legal advice; ask your attorney or closing agent.
Data updated: October 2026 (Florida Statutes 720.401, 689.302, 689.261, 190.048 and 553.837, read October 2026; Starling Homeowners Association, Inc. record on file with the Florida Division of Corporations; recorded Declaration not available to us).
Under Florida Statute 720.401, four facts govern a resale in a community with a mandatory homeowners association. First, timing: a prospective parcel owner must be presented the disclosure summary before executing the contract for sale, not at closing. Second, on a resale the seller supplies it, because the duty falls on the parcel owner when the seller is not the developer. Third, the contract must carry the statute’s conspicuous voidability clause. Fourth, if the summary was not delivered first, the buyer may cancel by written notice within 3 days after receiving it, or before closing, whichever comes first, and a waiver of that right is void. Starling Homeowners Association, Inc. is a homeowners association, and the recorded Declaration was not available to us, so we confirm with your closing agent which regime governs your parcel before the contract goes out.
A seller of residential property must complete and deliver a flood disclosure at or before the time the contract is executed. The form asks whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller has filed a flood damage claim, including with the National Flood Insurance Program, and whether the seller has received federal flood damage assistance, including from FEMA. The form asks about history, not about which zone the map shows, so Zone D on the map is not itself a disclosure item on that form. Answer accurately from your own knowledge, and say plainly if you do not know.
The contract must carry a notice that the buyer should not rely on the seller’s current property taxes. We give a buyer the Property Appraiser’s Tax Estimator figure at the pricing stage, so the notice never comes as a surprise, and we show the Starling district assessment as a separate line, because the fiscal 2027 budget expects to bill it directly rather than on the tax bill for many homes.
Florida Statute 190.048 requires a bold district disclosure in each contract for the initial sale of a parcel or residential unit in a community development district, which is the sale you made with Taylor Morrison. A resale is not an initial sale, but a buyer still needs the facts, and the district’s assessment is a charge that runs with the property. Ask your attorney or title agent whether any district notice must accompany your contract, and we put the homesite class, the fiscal year 2027 amount, the district’s estoppel answer on prepayment and the payoff route in front of the buyer in writing regardless.
Florida Statute 553.837 requires a builder to warrant a newly constructed home for one year against construction defects that result in a material violation of the Florida Building Code, and the builder must honor that full one-year period even if the home is sold. A builder’s express written warranty can replace the statutory one if it meets the statute’s terms, including automatic transfer during at least the first year. We did not read Taylor Morrison’s warranty document for Esplanade at Starling, so anything longer than the statutory year is set by your own warranty papers, and we read them with you and hand the buyer what transfers.
Florida case law, beginning with Johnson v. Davis in 1985, requires a home seller to disclose known facts that materially affect value and are not readily observable to the buyer. On a newly built home that means the roof, any water intrusion, anything the builder was asked to correct and any open permit. We search the county’s permit record before we list, we gather the builder’s warranty and permit paperwork, and we ask you to tell us anything you know first.
Flood zone and insurance shape the Esplanade at Starling buyer pool more than the price. Every lot is FEMA Zone D on the current map with no Base Flood Elevation, Turnleaf’s 2026 revision next door does not cover Starling, the evacuation letter splits the community, and the home’s own roof, openings and paperwork decide the insurance conversation.
Data updated: October 2026 (FEMA National Flood Hazard Layer flood hazard zone, FIRM panel, LOMR and LOMA layers; FEMA Letter of Map Revision 25-04-4878P determination document; Charlotte County GIS flood map, elevation certificate and evacuation zone layers; Charlotte County Know Your Zone; Citizens Property Insurance; FEMA FloodSmart; Florida Statutes 627.7011, 627.0629, 627.711, 627.351 and 215.5586, all queried or read October 2, 2026).
| What we tested | Result | Source |
|---|---|---|
| FEMA zone at the center of all 457 parcels | Zone D at every parcel | FEMA National Flood Hazard Layer, our analysis |
| Base Flood Elevation | None on the map | Same |
| FIRM panel | 12015C0409G, effective December 15, 2022, Charlotte County unincorporated areas, FEMA community 120061 | FEMA FIRM panels layer |
| Special Flood Hazard Area | No; the Zone D area is flagged as not a Special Flood Hazard Area | FEMA National Flood Hazard Layer |
| Map revision covering a Starling lot | None as of October 2, 2026 | FEMA LOMR layer |
| Letter of map amendment inside the plats | None returned | FEMA LOMA layer |
We queried the current FEMA layer at the center of each of the 457 parcels on the Starling plats on October 2, 2026. All figures are our analysis. 456 fall in one large Zone D area that covers a wide stretch of land east of Burnt Store Road, well beyond the community, and one common tract on the north edge falls in a separate Zone D area inside the footprint of Turnleaf’s 2026 map revision, where its zone is unchanged.
The Zone D answer is not new. Charlotte County keeps copies of earlier FEMA maps in its GIS, and every one we checked shows the same land as Zone D: the older D-series panels, the 0409F panel in force before December 2022, the county’s 2019 and 2022 map layers and the county’s copy of the preliminary FEMA layer. So any flyer, appraisal or listing printed for an Esplanade at Starling home in the last several years should show Zone D. If a document shows a different letter for a Starling lot, ask where it came from, because the FEMA layer did not show one on October 2, 2026.
Zone D on this panel settles two things and leaves a third open. It settles that the land is not mapped as a Special Flood Hazard Area, the high-risk category whose zones start with A or V. And it settles that the map gives no Base Flood Elevation, the flood height that drives building elevation rules and flood rating in mapped high-risk zones. What it leaves open is the hazard itself. Zone D is outside the high-risk category on this map, but the map gives no flood elevation for it, so a buyer should not read Zone D as a statement about how much water a lot could see. FEMA’s legend wording for Zone D on panel 12015C0409G: Information not available at time of publishing (checked 2026-10-02). The printed panel legend and the county’s Flood Insurance Study are the documents that define it.
Next door, FEMA’s Letter of Map Revision 25-04-4878P, titled “Turnleaf Phase 1 As-Built LOMR,” was issued on January 7, 2026 and took effect on May 27, 2026. It rests on a culvert, excavation and a retention basin, with hydraulic and hydrologic analyses and updated topographic data, and it moved former Zone D land at Turnleaf to zones AE and X. In plain terms, Turnleaf’s developer built its lakes and drainage, surveyed the result, and FEMA re-mapped that land from the as-built record. The revision’s footprint touches only the northern edge of the Starling plat, a common tract that stays Zone D, and no comparable revision covers any Starling lot. Our Turnleaf guide explains what the revision did there.
The Turnleaf case shows the path a developer can take on Zone D land: build the drainage, submit the as-built record and ask FEMA to re-map. Whether anyone will do that for Starling is not stated in any record we read, and we make no prediction: Information not available at time of publishing (checked 2026-10-02). A revision would not simply erase the Zone D label in one direction. At Turnleaf the same revision put most land in Zone X and other land, including lake areas and some homesites, in Zone AE with Base Flood Elevations. Until FEMA issues something for Starling, Zone D on panel 12015C0409G is the flood zone for every lot, and that is the fact your listing states.
| Location | Parcel type | FEMA zone | Base Flood Elevation | County evacuation zone |
|---|---|---|---|---|
| Dunlin Avenue | Built home | D | None | D |
| Dove Drive | Home with a 2026 recorded sale | D | None | D |
| Victoria Place | Built home | D | None | D |
| Lark Court | Built home | D | None | D |
| Robin Avenue | Built home | D | None | D |
| Brent Lane | Home with a 2026 recorded sale | D | None | D |
| Argus Place | Homesite with a 2026 recorded sale | D | None | D |
| Blue Court | Homesite, no year built on the roll | D | None | C |
| Arbor Circle | Homesite, no year built on the roll | D | None | C |
| Adelie Way | Homesite, no year built on the roll | D | None | C |
| Burnt Store Road frontage | Stormwater lake tract | D | None | C |
| North edge | Common tract | D | None | C |
Source: FEMA National Flood Hazard Layer and Charlotte County GIS evacuation zones layer, one point query per location on October 2, 2026, our analysis. Every point sits on panel 12015C0409G, effective December 15, 2022. We name streets, not house numbers. The FEMA answer is the same across both plats; the evacuation letter is the column that changes.
FEMA’s map tells you what zone a piece of ground is in. A lender’s decision rests on a flood zone determination for the building’s location, and for flood rating the house’s own elevation matters. The document that records it is the elevation certificate. The county’s elevation certificate layer returned no records inside the Starling plats when we checked, and we found no elevation certificate for a Starling address in the public records we searched: Information not available at time of publishing (checked 2026-10-02). FEMA notes that elevation certificates are not required to get flood insurance but can help an owner pay less. If you received one at your builder closing, we put it in the file.
Charlotte County sorts its land into five evacuation zones, A through E, and they are not FEMA flood zones. We checked the center of all 457 parcels on the Starling plats against the county’s evacuation zone layer: 239 are in Zone D and 218 in Zone C (our analysis). The 42 built homes on the roll are all in Zone D.
| Street | Zone C parcels | Zone D parcels |
|---|---|---|
| Arbor Circle | 144 | 8 |
| Blue Court | 32 | 35 |
| Argus Place | 14 | 22 |
| Adelie Way | 14 | 0 |
| Starling Boulevard | 1 | 2 |
| Victoria Place | 0 | 39 |
| Dove Drive | 0 | 34 |
| Dunlin Avenue | 0 | 19 |
| Lark Court | 0 | 18 |
| Robin Avenue | 0 | 15 |
| Brent Lane | 0 | 14 |
| Lake, lift station and other common tracts | 13 | 33 |
| Total parcels | 218 | 239 |
Source: Charlotte County GIS storm surge evacuation zones layer, every parcel center tested on October 2, 2026, our analysis. Parcels are counted by the street the county roll gives them. A buyer should look up the address on the county’s Know Your Zone page, and we put the answer for your home in the listing file. An evacuation zone says nothing about flood insurance.
Every home on the 2026 county roll with a year built is dated 2025, and the county approved the preliminary plat for Starling on October 11, 2022, about two weeks after Hurricane Ian. So no Esplanade at Starling home existed when Hurricane Charley struck in 2004, when Hurricane Ian struck in 2022, or when Helene and Milton passed in 2024. A buyer is not buying a house that stood through those storms, and there is no storm record for these houses to point to. We make no claim, positive or negative, about storm effects on the Starling land.
The zoning allows one main entrance, from Burnt Store Road at Starling Boulevard, and an emergency-only access to the east that the district’s engineer says will connect to Green Gulf Boulevard in the future. For an evacuation, every resident leaves by Burnt Store Road unless and until the eastern connection opens. Burnt Store Road in front of the community is four lanes, and the gate has an emergency feature: the county’s site plan conditions require gate arms with an emergency EVAC system. Buyers ask about this, and the answer is a set of county documents, which we hand over.
Charlotte County takes part in the National Flood Insurance Program as community 120061. The county’s current Community Rating System class and the discount it carries: Information not available at time of publishing (checked 2026-10-02). FEMA’s community rating list is the document that states it. FEMA states the federal rule plainly: “If you own a property in a high-risk zone and have a government-backed mortgage, you must purchase flood insurance.” High-risk zones begin with A or V, and every Esplanade at Starling lot is Zone D, so the federal mandate does not apply by zone alone. A lender can still require flood coverage, and FEMA reports that from 2014 to 2024 nearly one third of National Flood Insurance Program claims came from outside high-risk flood areas.
A Florida house is designed for a wind speed set by the building code, and that speed is printed on the home’s permitted plans. We do not print a design wind speed for Esplanade at Starling, and whether a given permit treated the lot as inside the wind-borne debris region is a question the plan set answers: Information not available at time of publishing (checked 2026-10-02). For a resale, the signed plan set and the product approvals are the documents a buyer’s insurer will want.
Florida law protects owners of newer roofs: “An insurer may not refuse to issue or refuse to renew a homeowner’s policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof.” Every Esplanade at Starling roof on the roll dates from 2025, so that protection runs to about 2040 for the earliest roofs. Florida also requires insurers to offer actuarially reasonable discounts for construction that reduces windstorm loss, and those credits are earned with a wind mitigation inspection recorded on the state’s form OIR-B1-1802. A current wind mitigation report lets a buyer price insurance during showings and not during the inspection period. The state’s My Safe Florida Home grants require a home built before January 1, 2008, so homes here do not meet that test; the rate credits still apply.
Citizens Property Insurance now requires flood coverage on homes with a dwelling replacement cost of $400,000 or more, and from 2027 on all of its personal residential policies with wind coverage. Policies with wind coverage on homes in the special flood hazard area must carry flood insurance, and outside that area the requirement phased in by dwelling replacement cost: $600,000 or more from January 1, 2024, $500,000 or more from January 1, 2025, $400,000 or more from January 1, 2026, and “all other personal lines residential property insured by the corporation” from January 1, 2027. The schedule is set in section 627.351, Florida Statutes. The rule turns on replacement cost, not sale price, but the recorded prices show how many homes sit in that range: of the 48 recorded sales in the latest 12 months, 32 were at $500,000 or more and 3 more were between $400,000 and $499,999. From January 1, 2027, any Esplanade at Starling home insured with Citizens needs a flood policy, so a seller’s buyer should get a flood quote early.
A separate Citizens rule makes a structure in the wind-borne debris region with an insured value of $750,000 or more ineligible for Citizens coverage unless it has the opening protection the Florida Building Code requires for new construction. Four of the 48 recorded sales in the latest 12 months were at $800,000 or more, so the rule is relevant at the top of the Esplanade at Starling market. Whether a given home was permitted inside that region is on its plan set, so a seller of a higher-value home should have the opening protection documented in writing before listing.
We obtained no homeowners or flood quotes for any Esplanade at Starling address, and no public record gives a premium, so we print no insurance dollar figure: Information not available at time of publishing (checked 2026-10-02). What a seller can do is hand a buyer the documents that let the buyer’s agent get quotes quickly: the wind mitigation form if one exists, the roof permit date, the product approvals, the elevation certificate if one exists and the lender’s flood determination.
No recorded sale proves a nearby project raises or lowers an Esplanade at Starling price, so we state what the county’s records show. The community’s own Phase 2 site plan is approved, a planned development of up to 999 homes directly south awaits a commission decision, Fire Station 17 is under construction and the Tuckers Grade Extension is unfunded.
Data updated: October 2026 (Charlotte County Planning and Zoning Board agenda of April 13, 2026; Charlotte County GIS petitions and subdivisions layers; Charlotte County Burnt Store Area Plan presentation of June 11, 2024; Charlotte County 2026 Roadway Level of Service Data; Charlotte County project pages and 2026 sales tax project sheets; Charlotte County Utilities quarterly update of July 23, 2026; all read October 2, 2026).
| Community | Direction from Esplanade at Starling | What the county records show |
|---|---|---|
| Turnleaf | North, directly adjoining | Its own plats, Phase 1B and Phase 2A plats in review, and its own Coral Creek Community Development District |
| Coral Lakes | North, east side of Burnt Store Road | Its own plats and its own Coral Lakes Community Development District |
| Cassia Bay (formerly Crosswinds) | North, east side of Burnt Store Road | A plat recorded in 2026 |
| Heritage Landing | West, across Burnt Store Road | The former Tern Bay development, with golf, and a Phase III plat |
| Heritage Station | South, west side of Burnt Store Road | Plats recorded in 2023 and 2026 |
| Firelight (formerly Eagle Creek) | South | A preliminary plat approved for Firelight, Phase I, and a renamed district |
| Residences at Burnt Store East | South | A preliminary plat approved by the County Commission and its own district petition |
| Willow | Northeast, east of US 41 | Its own plats and its own Tuckers Pointe Community Development District |
None of these communities is part of Esplanade at Starling, and none shares its gate, amenities or fees. We print directions, not distances.
Most of what will be built next to an Esplanade at Starling home over the next several years is more Esplanade at Starling. The county’s January 2025 approval plans 774 single-family homesites in three phases, 407 are platted today, and a Phase 2 site plan of 131 single-family lots was approved in 2025 with no plat recorded as of October 2, 2026. A third phase is planned, with no site plan or plat found. Further density transfers would be needed before later phases, and none was found in the county’s petition files. For a seller, that means Taylor Morrison will keep competing with your home for years, which is why your listing leads with what a finished home offers that a homesite in review cannot.
Directly south, a planned development of up to 999 homes and 195,000 square feet of commercial space won a 3-0 recommendation from the county’s Planning and Zoning Board on April 13, 2026, on about 277.55 acres of 11 parcels on Burnt Store Road and Zemel Road. The county’s petition layer still listed PD-25-13 as in review on October 2, 2026, and the County Commission’s decision: Information not available at time of publishing (checked 2026-10-02). A recommendation is not a building permit, and a commercial entitlement is not a store. Until a store has a permit, the nearest full grocery remains the Publix at Burnt Store Marketplace, about 11 minutes from the community’s map pin.
Esplanade at Starling is in the response zone of Charlotte County Fire Rescue Station 5, 15200 Burnt Store Road. Charlotte County is building Fire and EMS Station 17 at 11711 Tamiami Trail, with a forecast completion of March 2027 and a total budget of $11,352,588 funded by the 2020 sales tax. A projected date is not a completion, and we report no opening.
The county’s long-planned east-west road would run from Burnt Store Road to US 41 north of the community. The county adopted the preferred route on September 24, 2024, and its project page, updated September 16, 2026, states that “Final design, right-of-way acquisition, and construction phases are not funded.” The county’s 2026 sales tax project sheet describes a two-lane road at a total of $46,176,000, and it is a Tier 1 project on the November 3, 2026 sales tax extension list, alongside Bissett Park upgrades, a Burnt Store Regional Park and a Sheriff’s Office district office in the Burnt Store area. Each depends on the referendum, and none is funded today. We report these as records, and we do not promise a completion date.
The county’s 2026 level of service report gives Burnt Store Road in front of the community, from Zemel Road to Notre Dame Boulevard, four lanes and a 2026 average daily traffic count of 20,346, level of service C at 53 percent of capacity, better than the county’s adopted standard of D. The busiest Burnt Store Road segment in the report is the northern end, from Acline Road to US 41, at 23,220 and 61 percent of capacity. The county’s June 2024 Burnt Store Area Plan presentation projects corridor housing growing from 2,872 units in 2023 to 11,758 in 2045, so the corridor is expected to fill.
The county is expanding its Burnt Store wastewater plant; design and permitting began in November 2025, and Charlotte County Utilities’ July 2026 update describes a temporary packaged plant first, followed by a permanent expansion. Which county plant receives Esplanade at Starling’s sewer flows: Information not available at time of publishing (checked 2026-10-02). That is utility capacity for corridor growth.
Growth next door is a question a buyer asks, and the honest answer is a set of documents. The facts sort into three groups. Esplanade at Starling’s own later phases, the neighboring plats already recorded and Fire Station 17 are real and underway. PD-25-13 and the Tuckers Grade Extension are decisions still to be made, by the County Commission and by voters on November 3, 2026. The commercial space on nearby approvals is entitlement without a tenant we could find. We do not tell a seller that any of them will raise or lower a price, and we give you the county documents to hand a buyer.
Selling an Esplanade at Starling home costs a negotiable commission, Florida documentary stamp tax of $0.70 per $100 on the deed, title and closing fees, the association’s estoppel fee and prorated taxes and district charges. Documentary stamps are about $3,786.30 on a $540,850 sale. The association’s own fees are not published.
Data updated: October 2026 (Florida Statutes 201.02 and 720.30851; National Association of Realtors settlement summary; Starling Community Development District fiscal year 2027 adopted budget; our arithmetic).
Deed documentary stamp tax runs $0.70 per $100 of the consideration under Florida Statute 201.02. By our arithmetic that is $3,786.30 on a sale at the $540,850 median of the latest 12 months, $3,761.80 at the $537,350 median of 2026 to date, $4,167.10 at the $595,300 median of calendar 2025, $2,135 at $305,000, the bottom of the file, and $7,103.60 at the $1,014,800 top sale. The contract controls who pays; the title company calculates the exact figure.
Florida Statute 720.30851 caps what an association may charge for the certificate, adds a charge for expedited delivery and another when the account is delinquent, and the caps adjust over time. What the Starling association charges: Information not available at time of publishing (checked 2026-10-02). Open violations surface on the estoppel, so clear them before you list. The district’s estoppel letter, which shows any Series 2025 debt balance on your homesite, is a separate request to Wrathell, Hunt and Associates.
In Charlotte County the seller customarily pays for the owner’s title policy, and the contract controls. On an Esplanade at Starling resale, the title search also picks up the recorded Notice of Series 2025 Assessments for the Starling district and any association amounts owed. Read the offer before you accept it, because a contract can shift the cost.
A capital contribution at closing, a transfer fee and a working-capital fee would be set in the recorded Declaration, which was not available to us: Information not available at time of publishing (checked 2026-10-02). The contract controls how the year’s tax bill and the district assessment are prorated at closing, and whether a buyer who wants the district debt paid off asks the seller to pay the payoff amount from the district manager’s letter. Because the district may bill the assessment directly rather than on the tax bill, we check that the closing statement prorates the district line as well as the county bill. If a buyer is financing, the lender’s appraisal and flood determination run on the buyer’s schedule, so we plan the calendar around them.
Commission is negotiable, with no standard or legally set rate. Since the National Association of Realtors settlement of August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyers sign written agreements before touring. A seller may still offer a buyer concession or compensation off the MLS. We do not print a listing fee on this page (Information not available at time of publishing, checked 2026-10-02), and we give it to you in writing at the first meeting. The full stack of costs is in our Florida seller closing costs guide.
A free in-person comparative market analysis is the most accurate Esplanade at Starling valuation short of an appraisal, and it costs you nothing. One of us walks the house, reads the homesite against the plat, the district class, the prepayment answer and the flood and evacuation maps, and returns a written range with recorded comparables and a net sheet.
Call or text Jesse McGreevy at (239) 898-6072 or call Marc Comisar at (239) 287-5873, or request your free Esplanade at Starling home valuation and we will schedule the visit around you, including a video walkthrough for owners who are out of state. We arrange the gate step with the association before we arrive. When you are ready to list, our Esplanade at Starling seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our Esplanade at Starling buyer guide.
Esplanade at Starling owners often compare a move within the Punta Gorda area. Our Punta Gorda home valuation page covers city and county values, our Punta Gorda seller guide covers listing across the city, and our Punta Gorda buyer guide covers the next purchase. Our new construction guide covers builders’ homes, and the Turnleaf home valuation page, Heritage Landing home valuation page and Burnt Store Village home valuation page cover the neighbors.
Esplanade at Starling sellers ask us the same questions often, from what a home is worth with no resale record yet to how the Starling district assessment and its prepaid debt affect a sale. These answers use only Charlotte County records, the district’s published documents, FEMA and statute, and where a figure is not published we say so plainly.
Your home is worth what comparable recorded sales support, matched on plan, heated area, collection, homesite class, street and setting. Charlotte County recorded 48 Esplanade at Starling sales in the 12 months to September 26, 2026, at a $540,850 median, and 28 of them closed between $500,000 and $799,999. Ask us for a written range with every comparable attached.
The county recorded 48 sales from September 27, 2025 to September 26, 2026, in six price bands from $300,000 to $399,999 (13 sales) to $1,000,000 and up (2 sales), with a $540,850 median. Calendar 2025 had a $595,300 median on 14 sales, and 2026 to September 26 has a $537,350 median on 38. The spread is wide enough that your home’s own facts decide your number.
It depends on which window you count. The median was $540,850 on 48 recorded sales over the latest 12 months, $595,300 on 14 sales in calendar 2025 and $537,350 on 38 sales in 2026 to date. Each window has its own count, the windows overlap, and any single figure you see online has picked one of them. Because 48 is an even count, the 12-month median is the midpoint of two sales, not one home’s price.
We do not print an average for Esplanade at Starling, because a few high sales pull a mean away from what a typical home brings. Use the median and the price bands instead: 13 of the 48 recorded sales fell between $300,000 and $399,999 and 15 between $600,000 and $799,999. The top sale at $1,014,800 shows why a mean would mislead.
Not as a recorded qualified sale. No Esplanade at Starling home appears twice as a qualified sale in the county file, so the 12-month record is first sales of new homes from the builder (our analysis). The first owners who sell will set the first resale prices, which is why we price from the recorded first sales of homes like yours and Taylor Morrison’s current marketing.
The 2026 median to date is $537,350 on 38 sales, and the 2025 median was $595,300 on 14. Those are two windows of very different size and mix from one builder, so the difference is a signal to price carefully, not proof of a trend. We price to the sales closing now and to the builder’s current marketing, not to last year’s record.
We do not forecast prices, and no recorded sale predicts one. What the county file shows is a new community still being built, with 28 of 48 sales between $500,000 and $799,999, one builder selling and a Phase 2 site plan approved. A seller’s best protection is a price that matches the sales closing now and a home that shows well beside the builder’s own.
A buyer in Esplanade at Starling can walk into the model row on Dove Drive and compare. Taylor Morrison advertises its plans from $313,999 for the Alta to $626,999 for the Ravenna (builder marketing, seen October 2, 2026). Those are base prices, not recorded sales, so we compare your home with recorded sales first and then show what the builder advertises beside it, adding what a builder price leaves out: options, homesite premium and time to build.
We cannot vouch for any automated estimate, and federal regulators now require lenders to test theirs under the AVM rule at 89 FR 64538, effective October 1, 2025. A model has no Esplanade at Starling resale to learn from, and it cannot see your options, your district class, whether your debt was prepaid or a recent sale the roll has not sized yet. Ask for our written range with the comparables shown.
A comparative market analysis is our written opinion of a likely selling range, built from recorded sales and a walkthrough, and it is free. An appraisal is a licensed appraiser’s opinion of value, usually ordered by a lender for a specific buyer’s loan. A CMA helps you price and an appraisal helps a lender, and the two can differ.
They count different things. The county’s recorded sales are the public record of what closed, including builder sales that never reach the MLS, while the MLS carries days on market and sale-to-list ratio, which the county file does not. For Esplanade at Starling those two MLS measures are Information not available at time of publishing (checked 2026-10-02), so we lead with the county record.
Information not available at time of publishing (checked 2026-10-02). We do not borrow a days-on-market figure from a neighboring community, because an Esplanade at Starling resale competes with the builder’s inventory inside the same gate in a way a resale in a built-out neighborhood does not. We will give you our read of current showing activity at your valuation meeting.
Information not available at time of publishing (checked 2026-10-02). The county file records the price a home sold for, not the price it was listed at, and builder closings follow builder contracts, so the ratio needs MLS data that we do not publish for Esplanade at Starling. We tell sellers what the recorded sales support, and we do not promise a ratio.
We do not print a price per square foot for Esplanade at Starling and will not borrow a figure from another community. Twelve of the 48 recorded sales sit on parcels the roll has not sized yet. Heated area still matters, and we use it to match your home to comparables: built homes on the roll run from 1,373 to 3,160 square feet.
The highest recorded sale in the 12-month window was $1,014,800 on July 24, 2026, on Brent Lane. It is one sale, and it sits in the $1,000,000 and up band, which holds 2 of the 48 sales, on Brent Lane and Dove Drive. It shows what the top of the file looks like, not what a typical Esplanade at Starling home brings.
The highest recorded prices are on Brent Lane, Dove Drive and Victoria Place, and the lowest on Lark Court and Robin Avenue (our analysis). We print no median by street, because the counts per street are small and a street average hides the plan and homesite differences that drive price. The built homes on the roll are on Victoria Place, Lark Court, Dove Drive, Dunlin Avenue and Robin Avenue, so those streets supply most of today’s comparables.
You can, if your home’s own facts support it. In the 12-month window, 15 sales closed between $600,000 and $799,999 and 4 closed at $800,000 or more, so higher prices do happen. A price well above recorded sales of the same plan, with the builder advertising a new home nearby, usually costs a seller time.
Yes. Taylor Morrison is the only builder and still owns most of the parcels on the county roll, the county plans 774 homesites against 407 platted today, and a Phase 2 site plan of 131 lots is approved. We show buyers why a finished home on a known homesite, with a closing date you control and a year of real bills, deserves its price beside a builder’s list.
The public record we reviewed sets no minimum ownership period, and we have not read the recorded Declaration or your builder contract. Check both for any resale term, and ask a CPA about the tax side of a quick sale. Then compare what you owe and what the recorded sales support, because a first-year seller competes with the builder’s own incentives.
It depends on the plan, heated area, homesite class, street and options, matched to recorded sales and set beside what Taylor Morrison is advertising now. Your closing documents tell us the plan and homesite. No county sales field records the collection, and we print no median by collection or class, because the counts are too small to be reliable.
A buyer sees the district’s assessment as a line in the cost of ownership and will ask what it is and how long it runs. For fiscal year 2027 the adopted budget lists $1,051.83 to $1,499.52 by homesite class, and the Series 2025 bonds behind the debt line are repaid through May 1, 2056. We show your class, its figure and the district’s answer on prepayment in writing.
Yes, and the answer can change what a buyer pays each year. The district’s methodology says Taylor Morrison intends to prepay the Series 2025 debt assessment on Phase 1 homes at closing, so some homes may carry only the $111.70 operations assessment. Only a district estoppel letter settles it for a specific home, so we request yours from Wrathell, Hunt and Associates before we list.
No. The Series 2025 debt assessment stays with the homesite unless it is paid off, and a buyer takes over the annual installment. Prepayment is allowed, and a payoff amount for your home comes from the district manager in a written letter. The contract decides who pays it, and we do not print a payoff figure, because only the letter for your parcel is current.
Possibly not. The fiscal 2027 budget books both the operations and debt levies as billed directly by the district, and the district’s July 2026 notice says the Tax Collector will collect the operations assessment on certain developed property and the district will bill the rest directly. Check your tax bill and any district invoice, and we confirm with the district manager how your homesite is billed.
Esplanade at Starling is Taylor Morrison’s marketed name; Starling is the name on the recorded plats, the Starling Community Development District and Starling Homeowners Association, Inc. A tax bill, title commitment or district budget will say Starling. Use the district’s documents when you want the official assessment record, and our community guide when you want the whole picture.
Every lot on the Starling plats is in FEMA flood zone D on the current map, panel 12015C0409G, effective December 15, 2022. Zone D is not a Special Flood Hazard Area on that map, and the map gives no Base Flood Elevation. Turnleaf’s May 2026 revision next door does not cover any Starling lot, so we put the current FEMA layer in front of every buyer.
Not by default. Whether an elevation certificate exists for your lot in the public record: Information not available at time of publishing (checked 2026-10-02). If you received one at your builder closing or have a survey, give it to us, because a buyer’s lender and insurer will ask where the building sits.
Florida’s flood disclosure under Statute 689.302 is delivered at or before the contract, and it asks whether you know of flooding that damaged the property during your ownership, whether you filed a flood claim and whether you received federal flood assistance. Answer from your own knowledge. Ask your attorney about the form, and we will help you assemble the records.
Insurance shapes the buyer pool more than the price. We print no premium, because we obtained no quote for any Esplanade at Starling address. Every roof on the roll dates from 2025, every lot is Zone D, and Citizens requires a flood policy on homes of $400,000 or more in replacement cost now and on every wind policy from January 1, 2027. If you have a wind mitigation form, hand it to buyers early.
They do not stop a sale, and buyers ask about them. Of 457 parcels, 239 are in county Zone D and 218 in Zone C, and all 42 built homes on the roll are in Zone D; most of Arbor Circle and all of Adelie Way are Zone C. We look up your address on the county’s Know Your Zone lookup and put the answer in the listing file. An evacuation zone says nothing about flood insurance.
Fix what a buyer’s inspector and insurer will flag first, and clear any open permit or open association violation before you list. A home finished in 2025 is still inside or near its builder warranty period, so we ask you to gather the warranty papers and any open service requests. We walk the home with you and tell you which repairs pay back and which do not.
Florida Statute 553.837 requires a builder to warrant a newly constructed home for one year against construction defects that result in a material violation of the Florida Building Code, and the builder must honor that full period even if the home is sold. A builder’s express written warranty can replace it if it meets the statute’s terms. Anything longer is set by your warranty document, so we read it with you.
Information not available at time of publishing (checked 2026-10-02). The recorded Declaration controls, and it was not available to us, so we ask for your copy and confirm any approval or notice with the association in writing before the first showing. Starling Homeowners Association, Inc. is the one association on the state’s corporation records for the community.
Yes. Developer control of the association does not stop an owner from selling. Starling Homeowners Association, Inc. was filed in June 2024, its officers on the state record also sit on the district board, whose members are Taylor Morrison employees, and no turnover date was found. The association’s statement and its estoppel certificate are what a buyer’s title company will rely on.
Florida Statute 720.30851 caps what an association may charge for the certificate, adds a charge for expedited delivery and another when the account is delinquent, and requires delivery within 10 business days of a request. What the Starling association charges: Information not available at time of publishing (checked 2026-10-02). We order it early and show the amount on your net sheet.
The adopted budget was not available to us. The district’s 2025 draft bond offering document, using figures furnished by the developer, estimates association fees of $4,459 to $4,699 a year including lawn maintenance, subject to change. Your own association statement shows what you pay, and we put it in the listing file so a buyer reads the real number.
Where a buyer must join a homeowners association, a seller supplies the disclosure summary required by Statute 720.401 before the contract is signed, and the contract carries the statute’s voidability clause. Ask your attorney or title company to confirm the current form. We keep the district’s assessment line, the prepayment answer and the association’s documents together so the packet is complete.
They include a negotiable commission, deed documentary stamps at $0.70 per $100, the owner’s title policy that sellers customarily pay in Charlotte County, closing fees, any estoppel fee and prorated taxes and district charges. Documentary stamps are about $3,786.30 on a $540,850 sale. Our Florida seller closing costs guide lists the full stack.
A homesite sale is its own question, because a homesite buyer weighs the district class, the prepayment answer, what surrounds it on the plat and who would build. We print no homesite sale price, because recorded homesite sales are Information not available at time of publishing (checked 2026-10-02). Read your purchase agreement for any resale term, and ask us for an opinion.
Information not available at time of publishing (checked 2026-10-02). Rental rules sit in the recorded Declaration, which was not available to us, and we do not assume them or repeat a builder’s summary. If a buyer plans to rent, we ask that you give them your copy to read before they make an offer.
Information not available at time of publishing (checked 2026-10-02). Sign rules sit in the recorded Declaration or the association’s rules. Before we place a sign or an open house notice, we confirm the rule with the association in writing, so you do not receive a violation notice during the sale.
Esplanade at Starling is gated (builder marketing), and the county’s site plan conditions require gate arms with an emergency EVAC system. The gate rules sit in the association’s documents, which were not available to us, so before the first showing we confirm in writing how the association admits visiting buyers, inspectors and appraisers, and every appointment is scheduled with the gate step built in.
Clear them before you list. An open permit can surface in a buyer’s inspection or on the association’s estoppel, and it can slow a closing. On a home finished in 2025, ask the builder to close anything left open, and we help you find out what is open and who can close it.
We make no claim about its effect on price. The county approved the Starling Amenity Center program in March 2025, and as of October 2, 2026 Taylor Morrison lists the dog park, tennis and pickleball as open, the pool as coming soon, the Bahama Bar as planned and The Venue clubhouse as slated to open in early 2027. Your listing states the status in those dated words.
We give no forecast either way, because the record cannot support one. The clubhouse opening date is the builder’s statement, not a county record, and the builder will keep selling new homes whether you list now or later. Your own timeline, your next home and your net proceeds decide the date, and we price on the recorded sales in force on the day you list.
Start with your own plats’ recorded sales, then use the neighbors as a cross-check. See our valuation pages for Turnleaf and Heritage Landing. Each community has its own windows, district and association layers, so we adjust for the differences instead of comparing medians directly.
Information not available at time of publishing (checked 2026-10-02) as an Esplanade at Starling figure. Closing depends on the contract’s dates, the buyer’s lender and the title work, and the association estoppel, the district letter, the appraisal and the flood determination each run on their own clock. We set the calendar with you before you accept an offer.
Yes. Florida’s AS IS residential contract is a standard form, and many sellers use it. A seller still has to disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), so an as-is contract is not a shortcut around disclosure.
We do not forecast prices. The record shows 48 sales in 12 months at a $540,850 median, one builder selling and a Phase 2 site plan approved. If you need to sell, the question is whether your home is priced against what is closing now and what Taylor Morrison is advertising, and we will tell you plainly.
Information not available at time of publishing (checked 2026-10-02) for any Esplanade at Starling seasonal pattern. The quarterly counts follow builder closings, the community’s first recorded home sales date from 2025, and we do not borrow a seasonal curve from another area. Your own timing, your home’s condition and your price matter more than the month.
If you are moving from one Florida homestead to another, form DR-501T can carry up to $500,000 of your Save Our Homes difference to the new home. A home finished in 2025 has a short assessment history, so whether a meaningful benefit exists depends on your numbers. Confirm it with the Property Appraiser and your tax adviser before you rely on it.
We do not give tax advice. Whether you owe tax on a sale depends on your purchase price, how long you lived in the home and your other circumstances, and on a home bought new in 2025 the holding period is short. A CPA can answer it, and we can supply the recorded sale facts your CPA asks for.
Yes, a seller may offer a concession or buyer-broker compensation, and the contract controls how it is paid. Since the National Association of Realtors settlement of August 17, 2024, offers of compensation cannot be advertised on the MLS, but they can still be negotiated. We will model what a concession costs you against a price cut, beside what the builder is offering.
We do not claim a value effect. Esplanade at Starling’s own Phase 2 site plan is approved, PD-25-13 to the south awaits a commission decision, Fire Station 17 is under construction with completion forecast for March 2027, and the Tuckers Grade Extension is unfunded pending the November 3, 2026 vote. A buyer will ask, and we hand over the county documents.
Yes. We manage showings, gate access, vendor visits, inspections, association paperwork and the closing remotely, with closing documents handled by mail and e-signature through the title company. The buyer’s title company requests the association’s estoppel certificate, we request the district’s letter, and we arrange a local contact for the house while it is listed.
Yes, it is free and there is no obligation. We give you a written range with comparables, and we tell you plainly what we could and could not document. You decide whether to list.
Information not available at time of publishing (checked 2026-10-02) as a published figure. Commission is negotiable and not set by law. We give you the fee in writing at the first meeting, before you decide anything.
We price on the county’s recorded sales, we read the Starling district’s budget, methodology and bond documents before a buyer’s agent does, and we set your home honestly beside Taylor Morrison’s own. We are Top 1% Real Estate Agents Nationally Since 2008, and McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Call or text Jesse at (239) 898-6072 for a free valuation.
McGreevy and Comisar are a top-reviewed Esplanade at Starling listing team on our Google Business Profile. We publish no aggregate score. The reviews below are quoted exactly as clients wrote them, and we do not edit, composite or summarize a client’s words.
★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Verified Google review
The same partners who earned those reviews will price your home. Request a free Esplanade at Starling home valuation or call or text Jesse at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Every document behind the Esplanade at Starling figures above is public, and a buyer’s lender, insurer and agent will read many of them. These are the ones an Esplanade at Starling seller actually uses, each linked to the issuing authority’s own copy rather than a reprint, so you read the current version.
| Document | Issued by | Why an Esplanade at Starling seller needs it | Official link |
|---|---|---|---|
| Starling CDD fiscal year 2027 adopted budget | Starling Community Development District | The district assessment per homesite by class that a buyer will read | Open the FY2027 budget |
| Starling CDD fiscal year 2026 adopted budget | Starling Community Development District | Shows the landowner-funded year before homesite assessments began | Open the FY2026 budget |
| Starling CDD agenda package, August 5, 2026 | Starling Community Development District | The budget hearing and the mailed assessment notice, including the billing route | Open the agenda package |
| Starling CDD agenda package, November 5, 2025 | Starling Community Development District | The Final Supplemental Methodology, including the Phase 1 prepayment intent | Open the agenda package |
| Starling CDD agenda package, January 7, 2026 | Starling Community Development District | The Series 2025 bond closing facts and the recorded assessment notice | Open the agenda package |
| Starling CDD agenda package, August 15, 2025 | Starling Community Development District | The draft bond offering document with the association fee estimate | Open the agenda package |
| Starling CDD documents page | Starling Community Development District | Where the district posts agendas, minutes and budgets | Open the documents page |
| Ordinance No. 2024-007 | Starling Community Development District (county ordinance copy) | The ordinance that created the district | Open the ordinance |
| Ordinance 2021-036, petition PD-21-00010 | Charlotte County | The zoning, its 1,440-home ceiling and its conditions | Open the ordinance |
| Decision letter DRC-24-171 | Charlotte County | The 774-homesite, three-phase plan | Open the decision letter |
| Decision letter DRC-24-156, amenity site plan | Charlotte County | Exactly what the county approved for the amenity center | Open the decision letter |
| Decision letter DRC-24-224, Phase 2 site plan | Charlotte County | The 131-lot Phase 2 approval a buyer will ask about | Open the decision letter |
| Decision letter FP-22-03-09, Phase 1 plat | Charlotte County | The first recorded Starling plat | Open the decision letter |
| Decision letter PFP-24-05, Replat 1 | Charlotte County | The 2025 replat that set today’s homesites | Open the decision letter |
| 2025 Final Rate Chart | Charlotte County Property Appraiser | The 2025 millage for tax district 121 | Open the rate chart |
| 2026 Proposed Rates by district | Charlotte County Property Appraiser | The proposed 2026 millage for tax district 121 | Open the proposed rates |
| MSBU property records | Charlotte County | Fire Rescue, solid waste and stormwater charges for your parcel | Open the MSBU records |
| FIRM panel 12015C0409G | Federal Emergency Management Agency | The flood map panel that covers every Starling lot | Open the panel |
| National Flood Hazard Layer | Federal Emergency Management Agency | The current flood zone for your lot | Open the flood hazard layer |
| Letter of Map Revision 25-04-4878P, Turnleaf Phase 1 As-Built | Federal Emergency Management Agency | The revision next door that buyers ask about; it does not cover Starling lots | Open the LOMR |
| Know Your Zone, evacuation zones | Charlotte County Emergency Management | Your county evacuation zone, which is not a FEMA zone | Open Know Your Zone |
| Starling Homeowners Association, Inc. filing record (N24000006543) | Florida Division of Corporations | The association’s status and annual reports | Open the filing record |
| Official Records search | Charlotte County Clerk of the Circuit Court | Where the recorded Declaration and the assessment notice sit | Open Official Records |
| School Boundary Locator | Charlotte County Public Schools | The schools assigned to an address | Open the locator |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The inspection form that documents wind premium credits | Open form OIR-B1-1802 |
| Florida Statutes 720.30851, homeowners association estoppel certificates | Florida Senate | Contents, timing and fee ceilings of the association’s estoppel | Open section 720.30851 |
| Florida Statute 720.401, association disclosure summary | Florida Senate | The pre-contract disclosure a resale seller supplies | Open section 720.401 |
| Florida Statute 689.302, flood disclosure | Florida Senate | The flood form a seller delivers at or before the contract | Open section 689.302 |
| Florida Statute 689.261, property tax disclosure | Florida Legislature | The buyer’s tax warning required in the contract | Open section 689.261 |
| Florida Statute 553.837, new home warranty | Florida Senate | The one-year builder warranty that survives a sale | Open section 553.837 |
| Portability transfer form DR-501T | Charlotte County Property Appraiser | Carries your Save Our Homes benefit to a new homestead | Open form DR-501T |
| Tax Estimator | Charlotte County Property Appraiser | Estimates the buyer’s tax bill at the sale price | Open the Tax Estimator |
Every Esplanade at Starling figure on this page traces to one of the sources below, retrieved October 2, 2026 unless a line gives another date. Market figures carry their window in the body. We cite government, statutory, Starling district and our own pages, and builder pages only for their own product and pricing claims.
By Jesse McGreevy and Marc Comisar. For this page we tracked 48 recorded Esplanade at Starling sales from the Charlotte County file, the Starling district’s budgets, methodology and bond documents, FEMA’s current flood map and the flood, insurance and tax rules a buyer’s lender and insurer will apply, so each figure comes from a public record you can check.
If you are thinking, “I need someone to sell my house in Esplanade at Starling, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Punta Gorda, Port Charlotte, Babcock Ranch, Charlotte County, Estero, Bonita Springs, Naples and Fort Myers. Whether you are selling in Esplanade at Starling, Turnleaf, Willow, Heritage Landing, Burnt Store Village, Burnt Store Lakes or Deep Creek, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently. You are working with Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read about McGreevy and Comisar, see how we represent Southwest Florida buyers if you are buying, and for a seller’s first step, request your free Esplanade at Starling home valuation. Call or text Jesse at (239) 898-6072, and there is no obligation.
Brokered by Domain Realty. Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Updated October 2026. This page is general information about Esplanade at Starling home values, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. For your specific property, ask us for the file. County sales from Charlotte County Property Appraiser public files, analyzed October 2026. Brokered by Domain Realty.