Estero, Florida
Find out what your Kingston or nearby Corkscrew Road home is worth with McGreevy and Comisar, Top 1% nationally since 2008. Six MLS listings, builder prices and Verdana Village closings. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
A Kingston home is worth what a documented range says it is worth, because as of October 21, 2026 no Kingston home has closed and the market has no Kingston sale to point to. This home value guide sits beside our full Kingston community guide, which covers the master plan, the Kingston One CDD and the schedule in depth. Everything on this page answers one owner's question: how to value a Kingston home, or a nearby Corkscrew Road home, when the usual proof, a run of recent sales, does not yet exist. If you are still comparing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Valuing a home elsewhere in the village? Our Estero home value guides for all of Estero and for Meadows of Estero apply the same record-first method, and if you plan to list, our Estero seller guide covers pricing and marketing. Want a number first? Start with our free home valuation.
McGreevy and Comisar are the best realtor for valuing a Kingston home because we value it from documents: the 15 MLS listings, the builders' published prices, the Kingston One CDD schedule and the closed sales of the nearest new-construction communities. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar prepare every valuation themselves. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, and the Corkscrew Road corridor is a market we work every week.
Kingston value evidence available today (October 21, 2026): 0 closed Kingston listings in the Southwest Florida MLS in five years · 0 qualified improved sales among 1,207 Kingston parcels in the Lee County file · 15 active listings (8 Esplanade at Kingston, 7 Kingston South) asking $360,999 to $1,543,227 (median $808,905, $289.44 per square foot), plus 6 under contract · 71 exactly priced plans from four builders with a median base price of $534,999 ($218.27 per square foot, builder pages read October 31, 2026) · Verdana Village, four miles west, with 467 qualified sales in the county file in 12 months and a $572,000 median [Source: Lee County Property Appraiser sale data files]. Closed-sale figures are qualified sales recorded by the Lee County Property Appraiser, sale codes 01 and 02; active listings are Southwest Florida MLS data.
For Kingston owners: a written value range, the arithmetic behind it, the assessment your buyer will underwrite and a plain statement of what is not yet public.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Kingston is narrower and checkable: we have read the CDD budget, the ordinance and the builders' pages, and we show our arithmetic.
You get Jesse and Marc, not a template. Jesse McGreevy runs the data, the comparables and the fee stack. Marc Comisar runs the in-person walk-through. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Want a Kingston value range? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying at Kingston instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Kingston owners who read nothing else on this page should know these ten facts about value, each sourced in the sections below. They explain why an automated estimate cannot be trusted here and what a defensible number is built from.
Kingston owners can use the links below to jump straight to the valuation method, the listings, the builders' prices, the nearby closings or the FAQ. The guide runs in the order an appraiser would work: evidence first, then adjustments, then the costs that reach the buyer.
Kingston is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Kingston · Key Takeaways
The Essentials: What Is My Kingston Home Worth? · How Is a Kingston Home Actually Valued With No Resale History? · What Do the Kingston MLS Listings Say About Value? · What Do the Builders' Published Prices Say a Kingston Home Is Worth? · What Have Nearby New-Construction Homes Closed For at Verdana Village? · How Have Nearby Values Changed Over Time? · How Do Corridor Values Compare With Kingston's Price Sheets?
The Details: Kingston vs Summercrest: How Do Their Values Compare? · Why Do Online Estimates Miss on Kingston Homes? · What Will a Kingston Buyer's Carrying Cost Do to Your Number? · Which Florida Rules Shape a Kingston Sale Price? · What Moves the Number Before You List a Kingston Home? · What Will You Net From a Kingston Sale? · Can You Rent a Kingston Home Instead of Selling It?
Questions, Contacts and Sources: When Is the Best Time to Have a Kingston Home Valued? · How Do You Get a Free In-Person Kingston Valuation? · Thinking of Selling Your Kingston Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Kingston Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Kingston
More: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents · How Do You Reach the Kingston Valuation Team Today?
A Kingston home is worth a range, not a single number, and the range is built from the builder's contract total, the 15 MLS listings, the closed sales of Verdana Village and the nearest analogs, and the buyer's carrying cost. No Kingston home had sold through our October 21, 2026 pull, so any figure presented as a Kingston median or a Kingston appreciation rate is invented.
Today the honest evidence is an asking range of $360,999 to $1,543,227 across 15 active listings, a base-price floor with a median of $534,999 and a set of closed analogs from $223.56 to $339.14 per square foot. A first-owner value sits between the analogs and the asking range, and where it lands depends on size, homesite, options and amenity status.
A future first owner wants to know what a home will be worth at resale. A corridor owner in Verdana Village, The Place at Corkscrew, Corkscrew Shores, Bella Terra, WildBlue or Preserve at Corkscrew wants to know whether Kingston changes their number. A buyer under contract at Kingston wants to know whether the contract price is fair. We answer each with a different comparison, and the sections below mark which.
A written value range, the comparables with dates and sources, the arithmetic in a table, the assessment and dues your buyer will underwrite, and a plain statement of what is not yet public. Request it through the McGreevy and Comisar valuation form or call Jesse direct at (239) 898-6072.
Kingston has 15 listed homes and no sales, so a valuation is specific to your plan and lot. Request a free home valuation or call Jesse direct at (239) 898-6072. If you are a buyer weighing a Kingston contract, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We value a Kingston home in five steps: the first owner's contract total per square foot, the builder's live alternative, the closed analogs, the carrying-cost adjustment and the amenity adjustment. Each step is shown in numbers so you can check it, and each one names what it cannot tell you.
We start with base price plus lot premium plus options and upgrades, net of incentives, divided by living area. At the builders' base prices the median is $218.27 per square foot; the 15 active listings ask a median of $289.44, which shows how much a specific homesite and finish package add.
A buyer can order a new home in the same community today, with a warranty and incentives. Taylor Morrison's Esplanade at Kingston page showed quick move-in homes marked down $50,000 to $95,000 on September 26, 2026, and Lennar ran a limited-time national sale on inventory homes. A resale is valued against that alternative [Source: Taylor Morrison, Esplanade at Kingston].
We set the result against Verdana Village, The Place at Corkscrew, Preserve at Corkscrew, Corkscrew Shores and Bella Terra, using closed price per square foot and adjusting for size, lot and amenity status. The analogs are closed prices that already include lots and options, which is why they are the check on the sheet.
A buyer's offer reflects the annual CDD assessment and, once published, the HOA dues. Until the master HOA publishes its budget we hold that variable open in the range and say so.
Nothing at Kingston is open, and no opening date is published. A home in a community with an open clubhouse is valued differently from one that has a rendering, and we adjust for the status on the day of the valuation and refresh it when the first amenity opens.
The 15 active Kingston listings on the Southwest Florida MLS on October 21, 2026, 8 at Esplanade at Kingston and 7 at Kingston South, ask $360,999 to $1,543,227, a median of $808,905 and $289.44 per square foot, and 6 more are under contract. They are asking prices on specific homes, so they mark where builders want to sell, not where buyers will close.
Data updated: October 2026
MLS number | Address | Neighborhood | Status | Beds / baths as Matrix codes them | Living area (sq ft) | Asking price | Asking $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
226035711 | 19757 Sanctuary Breeze Way | Esplanade at Kingston | Active | 3+Den / 3(0) | 2,833 | $1,543,227 | $544.73 | 19 |
226035685 | 19753 Sanctuary Breeze Way | Esplanade at Kingston | Active | 3+Den / 3(0) | 2,306 | $1,237,812 | $536.78 | 19 |
226034978 | 19454 Corkscrew Strand St | Esplanade at Kingston | Active | 4+Den / 4(1) | 3,729 | $1,079,339 | $289.44 | 23 |
226031754 | 23063 Silver Pearl Key | Esplanade at Kingston | Active | 3+Den / 3(1) | 2,833 | $940,622 | $332.02 | 25 |
226035946 | 20100 Everwood Dr | Kingston South | Active | 5 Bed / 3(1) | 3,945 | $894,405 | $226.72 | 16 |
226031734 | 23067 Silver Pearl Key | Esplanade at Kingston | Active | 3+Den / 3(1) | 2,573 | $878,845 | $341.56 | 25 |
226035701 | 19749 Sanctuary Breeze Way | Esplanade at Kingston | Active | 3+Den / 2(1) | 1,863 | $848,412 | $455.40 | 19 |
226035942 | 20107 Everwood Dr | Kingston South | Active | 3+Den / 4(1) | 2,796 | $808,905 | $289.31 | 16 |
226035939 | 20104 Everwood Dr | Kingston South | Active | 3+Den / 3(0) | 2,650 | $786,405 | $296.76 | 16 |
226035976 | 20108 Everwood Dr | Kingston South | Active | 5 Bed / 3(0) | 3,473 | $750,499 | $216.10 | 16 |
226031815 | 19668 Sanctuary Breeze Way | Esplanade at Kingston | Under contract | 3+Den / 3(0) | 2,085 | $691,935 | $331.86 | 25 |
226035937 | 22195 Bronze Lantern Way | Kingston South | Under contract | 5 Bed / 3(0) | 2,587 | $683,786 | $264.32 | 4 |
226035934 | 22211 Bronze Lantern Way | Kingston South | Under contract | 4 Bed / 3(1) | 2,836 | $597,999 | $210.86 | 14 |
226035929 | 22256 Rustic Ranch Ln | Kingston South | Under contract | 4 Bed / 3(0) | 2,198 | $592,607 | $269.61 | 4 |
226035928 | 22248 Rustic Ranch Ln | Kingston South | Active | 6 or More / 4(0) | 2,919 | $561,999 | $192.53 | 16 |
226035933 | 22207 Bronze Lantern Way | Kingston South | Under contract | 4 Bed / 3(0) | 2,165 | $547,499 | $252.89 | 9 |
226031746 | 19591 Lana Del Trce | Esplanade at Kingston | Active | 3+Den / 3(0) | 1,863 | $493,754 | $265.03 | 25 |
226038330 | 22260 Rustic Ranch Ln | Kingston South | Active | 4 Bed / 3(0) | 1,933 | $484,999 | $250.90 | 0 |
226031601 | 19592 Sanctuary Breeze Way | Esplanade at Kingston | Active | 2+Den / 2(0) | 1,580 | $476,865 | $301.81 | 25 |
226035924 | 22108 Rustic Ranch Ln | Kingston South | Active | 2 Bed / 2(0) | 1,564 | $360,999 | $230.82 | 16 |
226035925 | 22113 Rustic Ranch Ln | Kingston South | Under contract | 3 Bed / 2(0) | 1,462 | $350,999 | $240.08 | 9 |
Source: Southwest Florida MLS, Matrix, pulled October 21, 2026. The baths figure is full baths with half baths in parentheses, as Matrix codes them. Asking $ per sq ft is our arithmetic.
The 15 active homes ask between $192.53 and $544.73 per square foot, and most of the spread is by neighborhood: the 7 Kingston South homes ask $192.53 to $296.76, a median $230.82, and the 8 Esplanade at Kingston homes ask $265.03 to $544.73, a median $336.79. The two highest figures are new Esplanade listings on Sanctuary Breeze Way asking $1,237,812 and $1,543,227 for 2,306 and 2,833 square feet. Fifteen homes with no closings are still too few to fit a curve, so we treat the spread as a range.
What any of these homes will close for is unknown. Builders on this corridor have held price and negotiated through incentives, so a closing price near the list price with credits is the pattern to expect, but that is a reading of Verdana Village, not a Kingston fact.
Our September 29, 2026 pull missed most of Kingston because part of it sits in a Fort Myers MLS map area. The October 21, 2026 pull covers that area, and it found Kingston South listings as well as Esplanade at Kingston: 15 active and 6 under contract, none closed. Builders that sell off the MLS still do not appear in it, so the MLS shows part of Kingston's sales activity, not all of it. We quote no months of supply from a count with no closings.
The four Phase 1 builders publish Kingston base prices from $329,999 to $870,900: Lennar from $329,999, Pulte from $389,990, Neal Communities from $347,990 (its page headline reads “From the $400’s”) and Taylor Morrison's Esplanade at Kingston from $369,900. Base prices are floors that exclude lot premiums, options, upgrades and closing costs.
Data updated: October 2026
Builder and neighborhood | Published starting price | Top published base price | What is published |
|---|---|---|---|
Lennar at Kingston (Kingston South) | $329,999 (Pelican villa, 1,462 sq ft) | $739,999 (Wynwood, 3,945 sq ft) | 17 plans in four collections; 26 homes listed as available on October 31, 2026 (20 homesites priced on September 26, the lowest $350,499) |
Pulte Homes at Kingston (Kingston South) | $389,990 (Drayton) | $779,990 (Roseland) | 13 plans in three collections, each with an exact price; 320 homes, gated |
Neal Communities at Kingston (Kingston South) | $347,990 (Crystal Sand 2) | $839,990 (Azure 2) | 25 named plans, each with a price; page headline reads “From the $400’s”; no longer VIP-only |
Esplanade at Kingston (Taylor Morrison) | $369,900 (Tobago, 1,329 sq ft) | $870,900 (Ravenna, 4,591 sq ft) | 16 plans, every one individually priced; condominiums coming soon, no price |
Source: each builder's own Kingston page, read October 31, 2026, as recorded on our Kingston community guide. Every figure is a builder base or starting price and changes without notice.
The Kingston seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Kingston buyer guide shows the other side of the table.
Across the 71 plans with exact published prices (17 Lennar, 16 Esplanade at Kingston, 13 Pulte and 25 Neal), the median base price is $534,999 and the median is $218.27 per square foot, with a low of $167.71 (Neal's Artistry 2, $585,990 for 3,494 square feet) and a high of $278.33 (Esplanade's Tobago, $369,900 for 1,329 square feet). By builder, the median per square foot is $213.83 for Lennar, $244.25 for Taylor Morrison at Esplanade, $216.01 for Pulte and $215.90 for Neal. Pulte plans marked with a plus sign use the builder's lowest size. Computed from builder-published figures read October 31, 2026.
Lennar's lowest listed Kingston homesite was $350,499 against a $329,999 plan base, a $20,500 difference before options. A base price is the least expensive homesite with the standard package, so it understates what a finished home costs and what a resale is worth.
For a future resale, the floor of the range is the first owner's total paid, and the ceiling is what a buyer will pay to skip a build. For a buyer under contract, the test is the contract total per square foot against the analog closings in the next section.
Verdana Village is the closest closed analog for Kingston: the same developer, the same road and roughly four miles west. In the trailing 12 months the county recorded 467 qualified sales there at a $572,000 median, and 66 MLS builder-entered closings recorded a $622,641 median at $254.99 per square foot.
Data updated: October 2026
Segment, trailing 12 months (county files indexed September 27, 2026; MLS pulled October 21, 2026) | Count | Median | Median $ per sq ft | Source |
|---|---|---|---|---|
County qualified sales | 467 | $572,000 | not computed | Lee County Property Appraiser |
County, builder-direct | 388 | $570,000 | not computed | Lee County Property Appraiser |
County, resale | 79 | $615,000 | not computed | Lee County Property Appraiser |
MLS builder-entered closings | 66 | $622,641 | $254.99 | Southwest Florida MLS |
MLS-marketed closings | 105 | $615,000 | $261.88 | Southwest Florida MLS |
The county and MLS counts are different records and are not added. The county count runs far above the MLS count because most Verdana Village homes sell direct from the builder and never enter the MLS.
The builder-entered median of $254.99 per square foot sits below the MLS-marketed median of $261.88, though the builder homes carry a higher total price because they are larger in this pull. A price per square foot check is therefore more reliable than a total-price comparison. All 66 builder-entered records closed at exactly 100.0 percent of list, while MLS-marketed closings closed at a median 96.7 percent.
Verdana Village is a precedent, not a promise. Kingston has different builders, a CDD schedule of its own, an unbuilt amenity package and a much larger approved size. See our Verdana Village community guide for the full record.
Nearby closed values have moved within a band, not on a trend: Verdana Village's MLS-marketed median was $599,000 over 60 months and $615,000 over the last 12, while The Place at Corkscrew ran from $765,000 to $695,000 and Corkscrew Shores from $900,000 to $855,000. Kingston has no history of its own to trend.
Data updated: October 2026
Community | Last 12 months | Last 24 months | Last 36 months | Last 60 months |
|---|---|---|---|---|
Verdana Village | 105 closings, $615,000, $261.88 | 192, $592,500, $264.45 | 255, $595,000, $272.60 | 330, $599,000, $275.72 |
The Place at Corkscrew | 103, $695,000, $295.96 | 186, $730,000, $306.03 | 267, $754,000, $312.88 | 463, $765,000, $322.24 |
Corkscrew Shores | 48, $855,000, $339.14 | 74, $860,000, $350.56 | 109, $885,000, $363.95 | 193, $900,000, $376.43 |
Bella Terra | 115, $449,000, $223.56 | 205, $447,510, $231.06 | 294, $489,500, $240.32 | 501, $495,000, $246.52 |
Preserve at Corkscrew | 15, $627,800, $297.23 | 46, $605,000, $278.94 | 64, $664,500, $300.53 | 113, $670,000, $312.50 |
WildBlue | 61, $1,280,000, $509.45 | 155, $1,380,000, $492.25 | 244, $1,315,000, $481.59 | 419, $1,325,292, $486.20 |
Each cell is count, median sold price, median price per square foot, counted back from October 21, 2026 from the Southwest Florida MLS. Windows are cumulative. Verdana Village's MLS counts leave out its builder-direct sales, as noted above.
Price per square foot has eased at several corridor communities as the window narrows, for example from $275.72 to $261.88 at Verdana Village and from $322.24 to $295.96 at The Place at Corkscrew. That is the market your home is valued in today, whatever Kingston does next.
No page can honestly forecast what 10,000 homes will do to a corridor's price, and we will not state a percentage. What we can show is where your home sits today and how it has moved against its own comparables.
Kingston's builder base prices, from $329,999 to $870,900, and its 15 asking prices, from $360,999 to $1,543,227, overlap the closed medians of Bella Terra ($449,000), Verdana Village ($615,000), The Place at Corkscrew ($695,000) and Corkscrew Shores ($855,000), and the two highest asking prices sit above WildBlue's $1,280,000 median. The per-square-foot ladder tells the same story.
Data updated: October 2026
Community | MLS median $ per sq ft, 12 months | MLS median sold price | County recorded qualified sales, median |
|---|---|---|---|
Kingston, base price median of 71 plans | $218.27 | $534,999 (median base price) | 0 |
Bella Terra | $223.56 | $449,000 | 94, $517,450 |
Verdana Village, builder-entered and marketed | $254.99 and $261.88 | $622,641 and $615,000 | 467, $572,000 |
Kingston, median of 15 active asking prices | $289.44 | $808,905 (median asking price) | 0 |
The Place at Corkscrew | $295.96 | $695,000 | 107, $709,000 |
Preserve at Corkscrew | $297.23 | $627,800 | 17, $627,800 |
Corkscrew Shores | $339.14 | $855,000 | 50, $915,000 |
WildBlue | $509.45 | $1,280,000 | 35, $1,869,283 |
Sources: Southwest Florida MLS, Matrix, pulled October 21, 2026; Lee County Property Appraiser files indexed September 27, 2026; Kingston builder pages read October 31, 2026. The county column covers the 12 months to September 27, the MLS columns the 12 months to October 21.
A Kingston contract total per square foot below $260 looks like Verdana Village, a total near $300 looks like Preserve at Corkscrew and The Place, and above $340 competes with Corkscrew Shores. Compare the contract total, not the base price.
The base-price row is a floor of plan prices. The asking-price row is 15 specific homes with lots and options. A first owner's total will land between them, and the difference is the value of the homesite and finish.
Kingston and Summercrest are the two Estero new-construction launches of September 2026, and neither has a closed sale. On the October 21, 2026 MLS pull, Summercrest asks $599,000 to $830,000 on five listings with a $272 monthly HOA fee and no CDD; Kingston asks $360,999 to $1,543,227 on 15, with 6 more under contract, a CDD and unpublished HOA dues.
Data updated: October 2026
Decision point | Kingston | Summercrest |
|---|---|---|
Homes | Approved for 10,000 dwelling units; several builders and home types | 153 fee simple townhomes, eight plans, Toll Brothers |
Status | Sales open; models open; no closed sale through October 21, 2026 | Open for sale since September 2026; no closings yet |
Published base prices | $329,999 to $870,900 (read October 31, 2026) | $549,995 to $699,995 (observed September 16, 2026) |
MLS listings, October 21, 2026 | 15 active, $360,999 to $1,543,227, median asking $808,905; 6 under contract | 5 active, $599,000 to $830,000, median asking $775,000 |
MLS closed | 0 | 0 |
Association fee | Master HOA dues not published | $272 a month, builder-entered on the first MLS listing |
CDD | Yes; FY2027 schedule $1,244.68 to $2,563.83, Assessment Area One only | None |
Location | Corkscrew Road, unincorporated Lee County | Northeast corner of Corkscrew Road and Sandy Lane, inside the Village of Estero |
Age restriction | None announced | Not age restricted |
Sources: our Kingston community guide and Summercrest community guide; Southwest Florida MLS, Matrix, pulled October 21, 2026.
Summercrest's quick move-in homes were priced from $664,000 to $852,000 against a $549,995 to $699,995 base band when we read them on September 16, 2026, which is the same pattern Kingston's listings show against base prices. Both launches price finished homes well above the sheet, and neither has been tested by a sale.
A buyer who wants a townhome inside the village with a known association fee and no CDD looks at Summercrest. A buyer who wants a choice of builders and home types on Corkscrew Road looks at Kingston. Your finished corridor home competes with both on what it is today.
Automated estimates of the kind portals publish miss on Kingston homes because they rest on recorded sales, and Kingston has none. With no closed comparable, an algorithm falls back on the surrounding area, ignores the lot, options and amenity status, and cannot see a CDD assessment.
An estimate is a statistical guess from nearby closings. A nearby closing at Verdana Village, a different community with a different CDD and a completed amenity, is not a Kingston comparable, and an estimate that treats it as one is wrong by construction.
Two Kingston homes of the same plan can differ by a lot premium and tens of thousands of dollars in options. Neither appears in a public record, and both change the value.
A $1,244.68 to $2,563.83 annual assessment on the tax bill changes what a buyer will pay, and most automated tools do not read a CDD assessment at all.
We show the comparables, the arithmetic and the carrying cost, so you can check every line, and we tell you where the evidence stops.
A Kingston buyer underwrites the Kingston One CDD assessment, from $1,244.68 to $2,563.83 a year on the FY2027 schedule for Assessment Area One, plus master HOA dues and any sub-association dues that are not yet published. The known part of the annual cost moves value; the unknown part widens the range.
Data updated: October 2026
Product | FY2027 total | Product | FY2027 total |
|---|---|---|---|
Condo | $1,244.68 | Single Family 52' | $1,872.34 |
Single Family 36' | $1,319.15 | Single Family 57' | $2,045.21 |
Single Family 37' | $1,353.72 | Single Family 62' | $2,218.09 |
Single Family 37.5' | $1,371.01 | Single Family 72' | $2,563.83 |
Single Family 42' | $1,526.60 | Single Family 45' | $1,630.32 |
Single Family 47' | $1,699.47 |
Source: Kingston One CDD FY 2027 Final Budget, dated August 19, 2026, which repeats the May 20, 2026 proposed schedule line for line. The schedule covers Assessment Area One only, 4,065 of the roughly 10,000 approved units. [Source: Kingston One CDD FY 2027 Final Budget]
A buyer who pays $2,563.83 a year more than a buyer at $1,244.68 carries about $1,319 more a year, and a lender counts that in the payment. We do not convert it into a price change with a formula, because no Kingston sale tests it; we show it as a line in the buyer's monthly cost.
Master HOA dues, sub-association dues, any capital contribution and rental rules are unpublished, and we have not located a recorded Declaration. We hold them open in the range and refresh the valuation when they publish. We will not quote a corridor average.
The debt service half of each figure repays an $84,000,000 Series 2025 bond with a final maturity of November 1, 2057 and no principal repaid before May 1, 2028. A buyer taking title in 2027 faces roughly a thirty-year tail unless the assessment is prepaid, and a buyer will weigh that.
Four Florida rules shape a Kingston sale price: the Section 190.048 CDD disclosure in every contract, the Section 720.401 HOA summary before contract, the Section 689.261 property tax summary and the buyer's cancellation rights. Each can add or remove a term from an offer, so a valuation accounts for them before listing.
Section 720.401 sets four facts. Timing: the disclosure is due before the buyer executes the contract. Who supplies it: on a resale, the owner who is not the developer. The contract must carry the statute's voidability clause in conspicuous type. If it was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived [Source: Florida Statutes 720.401].
Section 720.401(2) does not apply to associations regulated under chapters 718, 719, 721 or 723. Esplanade at Kingston condominiums, not yet priced, would fall under Section 718.503 for resale documents, with a 7-day buyer cancellation right [Source: Florida Statutes 718.503]. Your closing agent or attorney confirms the regime. This is information, not legal advice.
Lee County Ordinance No. 23-26 requires the Section 190.048 disclosure in every purchase contract for property inside the Kingston One district, for the life of the district, so it binds every reseller [Source: Florida Statutes 190.048].
Section 689.261 requires the property tax disclosure summary at or before contract, warning that a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. A homestead's assessed value resets to just value on the next January 1 after a sale [Source: Florida Statutes 193.155].
Under Johnson v. Davis a seller must disclose known material defects [Source: Johnson v. Davis, Florida Supreme Court, 1985], and Section 689.302 adds a flood disclosure [Source: Florida Statutes 689.302]. No FEMA panel has been pulled for any Kingston parcel, so we state no flood zone as fact.
Four events move a Kingston value before you list: the first closed sales, the first amenity opening, the publication of HOA dues and the progress of Corkscrew Road. Each one replaces an assumption with a fact, and we refresh the range when any of them happens.
The first recorded builder-direct deed gives the first real Kingston price per square foot. When it appears we will list each closing with date, beds and baths, living area, price and days on market, until a window reaches 10 sales.
The planned package includes a sports complex and social club, a resort-style pool, a clubhouse and courts, and none is built. Selling in a community whose amenity center has not opened is measurably harder than selling where a buyer can walk it.
When the master association publishes its budget and dues, the carrying-cost layer completes, and the range narrows.
The segment serving Kingston is programmed for construction from 2031 to 2035, and the regional water reclamation facility is projected to finish in early 2029 [Source: Lee County Utilities, Southeast Advanced Water Reclamation Facility]. Buyers price both.
A Kingston seller's net is the price less commission, deed tax, the owner's title policy, closing fees and prorations. At the $808,905 median asking price of the 15 active listings, an illustrative sale with a 2.5 percent listing commission and a 2.5 percent buyer-agent offer nets about $757,003 before mortgage payoff and tax proration.
Data updated: October 2026
Line, illustrative sale at $808,905 | Who pays | Amount |
|---|---|---|
Listing commission, example 2.5 percent | Seller, negotiable | $20,222.63 |
Buyer-agent compensation, example 2.5 percent, if offered off the MLS | Seller, optional | $20,222.63 |
Documentary stamp tax on the deed | Seller, by custom | $5,663.00 |
Owner's title policy | Seller, by Lee County custom | $4,119.53 |
Title search and settlement fee, estimate | As the contract assigns | $1,200 |
Municipal lien search, estimate | Seller, by custom | $175 |
Association estoppel, current account, adjusted cap | As the contract assigns | $299 |
Total, with buyer-agent offer | $51,901.79 (6.4 percent) | |
Estimated net before payoff and tax proration | $757,003.21 | |
Net without a buyer-agent offer | $777,225.84 (total costs $31,679.16, 3.9 percent) |
Illustration only: $808,905 is a median asking price, not a sale price, and commissions are negotiable. Sources: Florida Statutes 201.02 and 720.30851; Rule 69O-186.003; our shared 2026 cost-of-selling research, estimates for search, settlement and lien search; our arithmetic. Your closing agent's statement controls. [Source: Florida Statutes 201.02]
Since August 17, 2024, offers of buyer broker compensation may not be advertised in the MLS, buyers sign written agreements before touring, and every commission is negotiable [Source: National Association of REALTORS, settlement FAQs]. The listing commission is what you negotiate with us.
Property tax is paid in arrears, so a seller closing before the bill is issued credits the buyer for the seller's days of ownership. The Kingston One CDD assessment rides the same bill, so it prorates the same way. See our guide to seller closing costs in Florida.
Whether you can rent a Kingston home is unknown, because no rental restriction, minimum lease term or short-term rental rule has been published, and those rules live in the recorded Declaration, which we have not located. Do not build a rental plan until you have read it.
Rental rules, lease approval and short-term rental limits are covenants, not laws. They are recorded, they bind every owner and they can change value overnight. We will publish them when the Declaration records.
If you own in a built corridor community, your association's rules and your estoppel answer the rental question today. We read them with you before a hold-or-sell decision.
The best time to have a Kingston or corridor home valued is now, and again at each event that moves the range: the first closed sale, the first amenity opening and the publication of HOA dues. The public model opening on Saturday, October 17, 2026 has already taken place. A valuation is a snapshot, and Kingston will change quickly.
Data updated: October 2026
Sales opened in September 2026 and the model home grand opening was held October 17, 2026, from 11 a.m. to 2 p.m. [Source: Kingston community guide]. A valuation now sets your baseline before the first closed sale.
The first closing gives the first real price per square foot, and the range narrows sharply. We update every open valuation the week it records.
If you own near Kingston and plan to list, a valuation before you choose a list date tells you how your price band overlaps Kingston's builder entry prices, and whether timing matters for your home.
Kingston-area owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written value range built from recorded sales, the 15 Kingston listings and the builders' published prices, with your assessment and fee stack beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the nearest comparables with dates and sources, a per-square-foot analysis that never mixes county heated area with MLS totals, the live competition, the assessment your buyer will underwrite, and a recommended range with the reasons. Request it through the McGreevy and Comisar valuation form.
Where the market has no resale history, the number decides the outcome. We would rather you see the evidence before you commit to anything.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Who you are calling:
Kingston-area sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a community with no resale history rewards a value built from first principles. Fifteen Kingston homes are listed today and none has sold.
Data updated: October 2026
If you are searching for the best Kingston listing agent, or thinking, "I need to know what my house is worth before Kingston's homes hit the market," here is the short version. We build the range from the contract total, the builder's live alternative, the 15 MLS listings and the closed analogs, and we show the arithmetic.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the county record and current listings.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Two mechanisms pull in opposite directions: roughly 10,000 competing new homes four miles east, against the retail, roads and services that a corridor of that scale attracts. No percentage effect can be stated honestly. We show where your home sits today.
We build a range from the contract total, the builder's live alternative and the nearest closed analogs, with an amenity adjustment. The method is the answer, and we show the arithmetic.
Yes. A $1,244.68 to $2,563.83 annual assessment on the FY2027 schedule is a cost every buyer underwrites, and it runs with the land.
No. The 15 active Kingston listings ask $360,999 to $1,543,227, and none has sold. Asking prices mark where a builder wants to sell.
Yes, for as long as the builders are still selling. All 66 builder-entered Verdana Village records closed at exactly 100.0 percent of list, so a resale must win on something other than price.
Yes. It is free, written and carries no obligation. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are a top-reviewed Kingston realtor team, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
A valuation is only useful if the recommendation holds up when the market tests it.
★★★★★ "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
Many Kingston-area owners are selling one home to buy another, and both sides run as one plan.
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
A valuation for an estate or a family home is delivered with the same care, in writing, and without pressure.
The team behind those reviews:
Kingston specialists matter because a valuation here depends on documents an automated tool never reads: a CDD schedule, an unnamed association, a builder's incentive sheet, an unbuilt amenity package and a corridor with a decade of road work. A general agent tends to price from a brochure.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, data and the fee stack, which at Kingston means the CDD schedule and the comparables. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: walk-throughs, buyer conversations and inspections. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may quote the builder's base price as a value, mix county heated area with MLS totals, apply the wrong CDD column, treat Verdana Village's sold prices as Kingston comparables, or state an appreciation rate for a community with no sales. Each one distorts the number.
Every Estero community values differently, and we publish a value guide for each one we cover. See our guides to valuing a home in Estero, valuing a home in Meadows of Estero and valuing a home in Lakes of Estero. The wider picture is in our Summercrest guide.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Kingston-area owners often buy again in Southwest Florida, sometimes at Kingston itself. We value the home you sell and read the contract you sign as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
A builder contract has a delivery date that may slip, while your sale has a closing date. We line the two up, and we register you with your agent named on the first builder visit, because most builders will not let you add one later.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Department of Revenue, PT-112 portability guide]. Homestead status is fixed on January 1 each year.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Kingston owners and future owners ask these questions before they sell or sign, and each answer below is written for a Lee County homeowner, in a single paragraph, with its source. They cover method, evidence, the CDD, the builders and the nearby closings.
Data updated: October 2026
A range built from the contract total, the 15 MLS listings, the builders' prices and the closed analogs. No Kingston home had sold through our October 21, 2026 pull, so we do not state one number. Request a free home valuation and we show the arithmetic.
No. As of October 21, 2026 the MLS shows 0 closed Kingston listings in five years, and the Lee County file shows no qualified improved sale on 1,207 Kingston parcels.
There is none, because a median needs closings. The 15 active listings ask a median $808,905, and the median builder base price across 71 plans is $534,999. Neither is a sale price.
Fifteen Kingston homes are listed on the Southwest Florida MLS as of October 21, 2026, 8 at Esplanade at Kingston and 7 at Kingston South, asking $360,999 to $1,543,227, and 6 more are under contract.
The 71 exactly priced plans have a median base of $218.27 per square foot, and the 15 active listings ask a median $289.44. Closed price per square foot exists only for the corridor analogs.
Kingston's base prices start at $329,999 against Verdana Village's $615,000 MLS-marketed median. On price per square foot, Kingston's median base of $218.27 across 71 plans sits just below Bella Terra's $223.56 and below Verdana's $254.99 to $261.88.
The nearest evidence is Verdana Village, where all 66 builder-entered MLS records closed at exactly 100.0 percent of list in 12 months. Builders negotiate through incentives, and Taylor Morrison showed quick move-in markdowns of $50,000 to $95,000 on September 26, 2026.
They rest on recorded sales, and Kingston has none. They also cannot see lot premiums, options, the CDD assessment or amenity status.
On the FY2027 schedule, from $1,244.68 on a condominium to $2,563.83 on a Single Family 72' lot, on Assessment Area One only. The district's final budget dated August 19, 2026 repeats the May 20 proposed schedule.
It does. It is an annual cost on the tax bill that every buyer underwrites, and it runs with the land through the final maturity of the Series 2025 bond on November 1, 2057.
Unpublished. The district's HOA page confirms an association will exist and stops there. We will not estimate a figure.
Selling in a community whose amenity center has not opened is measurably harder than selling where a buyer can walk the clubhouse. No opening date exists, so we adjust for status on the day of the valuation.
A valuation now sets a baseline, and a refresh after the first closing narrows the range. Many owners do both. It costs nothing.
No percentage can be stated honestly. Roughly 10,000 competing homes are approved, and so are retail, roads and services that follow a corridor of that scale. We show where your home sits today.
In the trailing 12 months to October 21, 2026 the MLS medians were $449,000 at Bella Terra, $615,000 at Verdana Village, $627,800 at Preserve at Corkscrew, $695,000 at The Place at Corkscrew, $855,000 at Corkscrew Shores and $1,280,000 at WildBlue.
Median days on market for MLS-marketed closings in the 12 months to October 21, 2026 were 51 at Verdana Village, 53 at Bella Terra, 66 at The Place at Corkscrew, 66 at WildBlue, 84 at Preserve at Corkscrew and 110 at Corkscrew Shores. Builder-entered records carry no market time.
Lot premiums, structural options, design center selections and closing costs. Lennar's lowest listed homesite was $350,499 against a $329,999 plan base.
The Section 190.048 CDD disclosure in every contract, the Section 720.401 summary before contract for a Chapter 720 HOA, and the Section 689.261 property tax summary. Condominium product would follow Chapter 718.
Customarily the seller, and the contract controls. The premium is promulgated under Rule 69O-186.003, about $4,119.53 at $808,905 as an illustration.
Doc stamps of $5,663.00, a title premium of about $4,119.53, an estoppel of up to $299 and a negotiated commission, roughly $51,902 in total with a 2.5 percent listing commission and a 2.5 percent buyer-agent offer.
No. Since August 17, 2024 it is a separate, optional, negotiable decision, and any offer must be made off the MLS.
Unknown. No rental restriction has been published, and those rules live in a recorded Declaration that we have not located.
No age-restricted section has been announced, and no Taylor Morrison source describes Esplanade at Kingston as age-restricted. We state only what the builder states.
Taylor Morrison's available-homes page, read October 31, 2026, lists 23 homes: 3 Ready Now, 16 Ready Nov.–Dec. 2026 and 3 Ready Dec.–Jan. 2027. We did not read per-home dates for Pulte, Neal or Lennar. Early 2027 is the developer's older first-residents target.
No FEMA panel has been pulled for any Kingston parcel, so we state no zone as fact. The FEMA Map Service Center gives the panel once a lot has an address.
Kingston addresses sit in the School District of Lee County's 2026 to 2027 proximity zones: elementary Zone Q, middle Zone GG and High School South Sub-zone 3 at the Kingston South points we checked, and elementary Zone L, middle Zone HH and East Sub-zone 3 at Esplanade's Pod 3, so confirm the zones for your exact address with the district's school locator. Cameratta stated on September 1, 2026 that a charter school operated by True North Classical Academy is planned, and it is developer-stated, not contract-documented.
Summercrest is 153 gated townhomes inside the Village of Estero with no CDD and a $272 monthly HOA fee; Kingston is a Corkscrew Road master plan with a CDD and unpublished dues. Neither has a closed sale.
Not for a finished corridor home. The Section 404 litigation concerns permitting for new development. On August 13, 2026 Audubon Florida and Cameratta settled Audubon's federal lawsuit.
No. Kingston is in unincorporated Lee County, with an Estero mailing address.
Lot position, finish level, options and amenity access, which no public record shows. Marc Comisar walks the home, and the written range reflects it.
Ask each for its comparables, its treatment of the CDD and its statement of what is unknown. Our best real estate agents in Estero guide compares teams on the public record.
At the events that move the range: the first closing, the first amenity opening and the publication of HOA dues. The October 17, 2026 model opening has already taken place.
Request one through the McGreevy and Comisar valuation form or call Jesse direct at (239) 898-6072. It is written, free and carries no obligation.
Kingston owners and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads the primary documents, values from records rather than renderings, and works from an office in Bonita Springs a short drive from the Corkscrew Road corridor. Learn more about our team.
If you are thinking about a value for a Kingston or corridor home, the work begins with the evidence: the contract total, 15 MLS listings, the builders' prices and the closed analogs. It continues with a fee stack stated in one line and a plain list of what is not yet public. That is the work we do, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Learn more about our team.
McGreevy and Comisar are a top-reviewed Kingston realtor team; read verified Google reviews on their Google reviews profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Florida license numbers: Jesse McGreevy SL3101296 · Marc Comisar BK3060671.
Valuing a home near Kingston? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Kingston facts on this page rest on primary sources: the Kingston One CDD, Lee County government and the Property Appraiser, Florida statutes, the builders' own pages and our own community guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Kingston owners can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that are not public and the office that holds them.
Document | What it proves for a Kingston homeowner | Official authority |
|---|---|---|
Lee County Ordinance No. 23-26 | Creation of the Kingston One CDD, its 2,429.13 acres, its powers and the Section 190.048 disclosure duty | |
Kingston One CDD FY 2027 Final Budget, August 19, 2026 | The per-unit assessment schedule ($1,244.68 to $2,563.83) and the $84,000,000 Series 2025 bond | |
Kingston One CDD minutes, December 17, 2025 | Approval of the record plats for Pod 1, Pod 2 and Pod 3 Phase 1 and confirmation of Bond Series 2025 | |
Kingston One CDD boundary map | Whether a specific address sits inside the district | |
Florida Statutes 190.048 | The special assessment disclosure that must appear in a contract | |
Florida Statutes 720.401 | The HOA disclosure summary, its timing and the buyer's 3-day cancellation right | |
Florida Statutes 718.503 | The condominium resale documents and the buyer's cancellation right, if Esplanade condominiums apply | |
Florida Statutes 689.261 | The property tax disclosure summary owed to a buyer | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Florida Statutes 475.278 | The brokerage relationships and the duties a transaction broker owes | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
FEMA Map Service Center | The FIRM panel, zone and effective date for a specific Kingston address once it exists | |
Lee County sale data files | Every recorded sale, the source of our county counts | |
Real property transfer codes | What sale codes 01 and 02 mean and why lot transfers are not counted | |
Florida Statutes 201.02 | The $0.70 per $100 documentary stamp tax on deeds | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state, its fee caps and its 30-day life | |
Florida Administrative Code Rule 69O-186.003 | The promulgated owner's title premium schedule | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
Johnson v. Davis, 480 So. 2d 625 (Fla. 1985) | The seller's duty to disclose known material defects | |
Recorded Declaration of Covenants for the Kingston master association | Rental, pet, approval and maintenance rules, and any resale or capital contribution. Not located as of September 29, 2026 | Lee County Clerk official records, once recorded |
Master HOA budget, dues and estoppel process | Fees, reserves and any special assessment. Not published | The master association, once named |
Builder purchase agreement and incentive sheet | Deposit, delivery date, escalation, title agent, incentives and any resale restriction | The builder's sales office, in writing |
You reach the Kingston valuation team by calling Jesse McGreevy direct at (239) 898-6072 or requesting a free valuation online. A Kingston value is a written range with the arithmetic shown, prepared by Jesse and Marc themselves, at no cost and with no obligation. Kingston is changing quickly, so ask before you decide.
Request your free Kingston home valuation now, or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873.
County figures are from Lee County Property Appraiser files indexed September 27, 2026. Builder prices were read on the builders' own Kingston pages on October 31, 2026. Information deemed reliable but not guaranteed. McGreevy and Comisar, Domain Realty, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.