What Is My Turnleaf Home Worth?

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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 Coral Creek district, the plats, the fees, flood, schools and daily life, our Turnleaf community guide covers it, and our Punta Gorda guide covers the wider market. This page answers one question: what your Turnleaf home would sell for today, on the Charlotte County record.

What Is a Turnleaf Home Worth in 2026?

Charlotte County recorded 79 qualified Turnleaf sales of improved properties in the 12 months to September 26, 2026, at a $350,000 median, from $239,500 to $887,400. No home appears twice in the file, so all are first sales of new homes (our analysis). Your number turns on lot class, builder plan, size, flood map and the builders next door.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, latest qualified home sale in the file August 28, 2026; Coral Creek Community Development District fiscal year 2026 adopted budget and fiscal year 2027 proposed budget; builder marketing pages seen October 1, 2026).

In the last 12 months we tracked 79 Charlotte County recorded sales in Turnleaf, and every price opinion our team writes here starts from that record.

Turnleaf is a master-planned community of new homes on the east side of Burnt Store Road, in unincorporated Charlotte County with a Punta Gorda, Florida 33955 mailing address and county tax district 120. The county rezoned the land in 2024 under petition PD-23-00007 for up to 1,762 homes on about 426 acres, and two plats are recorded today: Phase I in 2024 and Phase 1A in 2025. The county roll lists 445 parcels on those two plats, of which 412 are platted homesites (our count from the roll’s legal descriptions), and 73 carry a year built, every one of them 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. A Turnleaf 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 that Dream Finders Homes, Lennar, M/I Homes and Perry Homes are advertising a few streets away, and with a district assessment that a buyer adds to the price before deciding. No Turnleaf home appears twice as a qualified sale in the county file, so the 12-month record is first sales of new homes (our analysis). 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.

Seven Turnleaf figures, seven different questions

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 12 of the 13 sales recorded in 2025, and one 2025 sale falls before it. The 13 and the 67 are never added together and set against the 79, and the gap between a $455,000 median on 13 sales and a $339,500 median on 67 sales compares two windows of very different size, so we do not read it as a trend.

The first lesson for a Turnleaf seller is that the community has no single number. A home on a 40 foot lot, a home on a 60 foot lot and a twin villa carry different district assessments, and within a lot width the district bills some lots at a reduced debt amount. Four builders sell plans of different sizes on different streets. What separates one sale from another here is the lot class, the builder and plan, the heated area, where the lot sits against the lakes and the 2026 flood map, and what a buyer sees when the builders’ own homes are advertised next door.

Which Turnleaf number applies to your home

Start with four questions. Which Coral Creek district class is your lot billed in: single-family 40, 50 or 60 foot, twin villa, and standard or reduced debt? Which builder built your home, which plan is it and how large is it, since the roll shows built homes from 1,219 to 3,309 square feet? Does your lot sit on the east side of Turnleaf Boulevard or on Camelot Lane, where twenty vacant lots have their center in Zone AE, or does the back of your yard run into a lake’s mapped flood area? And did you buy from a builder in the last year or two, so that the same builder may be advertising the same plan beside you today? Those answers move a Turnleaf valuation further than any community median does.

Why the county record leads in Turnleaf

The Charlotte County Property Appraiser recorded 79 qualified sales of improved properties in Turnleaf 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 Turnleaf both are Information not available at time of publishing (checked 2026-10-01). Local MLS coverage is thin in Charlotte County, and most new homes here sell 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.

Table of Contents

This Turnleaf 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.

• What Is a Turnleaf Home Worth in 2026?
• Why Do Turnleaf Sellers Call McGreevy and Comisar First?
• How Do I Get a Free Turnleaf Home Valuation?
• Why Does Our Valuation Beat the Zestimate in Turnleaf?
• How Do We Value a Turnleaf Home?
• What Moves a Turnleaf Home’s Value Up or Down?
• What Do Recorded Sales Show in Turnleaf?
• Are Turnleaf Home Prices Rising or Falling?
• How Long Does a Turnleaf Home Take to Sell?
• Which Turnleaf Sales Are the Best Comparables?
• How Does Turnleaf Compare With Its Neighbors for a Seller?
• Turnleaf vs Willow: Which Buyer Is Your Home For?
• What Is a Vacant Lot in Turnleaf Worth?
• What Will a Buyer Pay to Own Your Turnleaf Home?
• What Do the Association and Its Rules Mean for Your Sale?
• What Must a Turnleaf Seller Disclose?
• How Do Flood Zone and Insurance Affect a Turnleaf Price?
• Do Roads and New Projects Nearby Change a Turnleaf Price?
• What Does It Cost to Sell a Turnleaf Home?
• Want a Free In-Person CMA for Your Turnleaf Home?
• Frequently Asked Questions, Seller Edition: Turnleaf Home Values
• What Turnleaf Sellers Say About Working With Us
• Downloadable Documents
• Sources
• Your Local Real Estate Experts

Why Do Turnleaf Sellers Call McGreevy and Comisar First?

Turnleaf sellers call McGreevy and Comisar because we price on the record that moves the price: 79 Charlotte County recorded sales in 12 months, the Coral Creek district class for the lot, FEMA’s 2026 map revision, and the four builders still marketing 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; Coral Creek Community Development District fiscal year 2026 adopted budget; FEMA Letter of Map Revision 25-04-4878P and National Flood Hazard Layer, queried October 1, 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 community this new is simple: ask who prices a Turnleaf home on the county’s recorded sales, who has read the Coral Creek district’s budget by lot class, and who can explain the 2026 flood map revision to a buyer before the buyer’s lender does.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Our method, stated plainly

We do not publish a story about a Turnleaf sale on this page. We publish the method we use on every one: the county’s recorded sales on the Turnleaf plats, sorted by year built and heated area, then matched by hand to the builder, the plan and the street; the district’s published assessment for your class; the FEMA zone for the exact lot under the 2026 map revision; a list of the association documents your buyer’s title company will request; the builders’ 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.

Where we work from

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 a Turnleaf valuation, one of us walks the house, reads the lot against the plat, the district class and the flood map, and returns the written range. Call Jesse direct at (239) 898-6072.

How Do I Get a Free Turnleaf Home Valuation?

The fastest route to a Turnleaf 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 Turnleaf plats, the Coral Creek district class for your lot, the flood zone for your lot and a seller net sheet.

Get your free valuation in 60 seconds

Enter your address in the free Turnleaf 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 Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. There is no obligation and no charge for the file.

What you receive with a Turnleaf valuation

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 Coral Creek district assessment for your lot class, shown with its fiscal year and whether the figure is adopted or proposed; the FEMA zone and panel for your lot under the 2026 map revision; your county evacuation zone; a list of the association documents your buyer’s title company will request; the builders’ 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 Turnleaf selling plan.

Why Does Our Valuation Beat the Zestimate in Turnleaf?

The Zestimate and other automated estimates read public records and prior sales. In Turnleaf there are no prior resales to read, and a model cannot see the district class your lot carries, the 2026 flood map revision, or the builder’s advertised price on the next street, so we start from the county’s recorded sales instead.

Federal regulators now require lenders to test automated estimates

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.

A new home with no resale history is hard for a model to read

Every Turnleaf home with a year built on the county roll is dated 2025, and no Turnleaf 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 79 recorded sales in the latest 12 months, 22 sit on parcels with no year built on the roll, and the roll carries no living area for the highest recorded sale, $887,400 on Camelot Lane. An estimate built on that roll cannot say whether your home is priced above or below the one two streets over.

Condition and finish are the variables a model cannot observe

Finish level, the options chosen in the builder’s design center, upgrades paid for after closing, landscaping, window treatments and any outdoor living additions are not recorded by any county field. Two Turnleaf homes built the same year by the same builder 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 lot against the plat.

The assessments a portal estimate does not carry

A Turnleaf buyer pays the Coral Creek Community Development District an annual assessment that depends on the lot class. For fiscal year 2026 the adopted on-roll totals are $2,002.56 for a twin villa, $2,205.05 for a 40 foot single-family lot, $2,610.04 for a 50 foot lot and $3,015.02 for a 60 foot lot, with lower totals of $1,946.81, $2,287.24 and $2,627.66 for lots in the reduced debt classes. The master association’s dues are unpublished. A portal estimate prices the house and leaves these layers out, and a buyer adds them to the monthly cost before making an offer.

The flood map changed in 2026

On the 2022 FEMA flood map the land under Turnleaf was largely Zone D, an undetermined hazard. FEMA’s “Turnleaf Phase 1 As-Built” map revision, LOMR 25-04-4878P, issued January 7, 2026 and effective May 27, 2026, placed every built home’s lot in Zone X. A map, flyer or report printed before May 2026 can still show Turnleaf as Zone D, and a model or listing that reads an older layer can show the wrong zone. We check the current federal layer for your lot, and we test the whole lot, not a single point.

The builders next door

Dream Finders Homes, Lennar, M/I Homes and Perry Homes advertise new Turnleaf homes, with starting prices that change. A portal estimate does not know what a builder is advertising beside your street this month, and it does not know what the builder’s contract adds in options, lot 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.

The names that confuse the data

Turnleaf is the community’s marketed name and the name on both recorded plats. Coral Creek is the name of its community development district and the project’s earlier name, and it is also the name of a waterway near Placida and Cape Haze in west Charlotte County that has nothing to do with Turnleaf. Coral Lakes is the neighboring community between Turnleaf and Burnt Store Road, with its own plat and its own district. A tool that blends these by place name prices a Turnleaf home against homes in other communities. We price yours on Charlotte County recorded sales from the Turnleaf plats only.

How Do We Value a Turnleaf Home?

We value a Turnleaf home with a comparative market analysis built from Charlotte County recorded sales on the Turnleaf plats, sorted by year built and heated area, matched by hand to builder, plan, street and flood setting, set beside the builders’ 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; Coral Creek Community Development District fiscal year 2026 adopted budget and fiscal year 2027 proposed budget; FEMA National Flood Hazard Layer, queried October 1, 2026; builder marketing pages seen October 1, 2026).

Step 1: define the product your home competes with

The district sorts Turnleaf homes into billing classes: single-family homes on 40, 50 and 60 foot lots, each in a standard and a reduced debt class, and a twin villa class. The builders use their own vocabulary. Dream Finders Homes advertises homes on 40 and 50 foot lots, M/I Homes advertises five plans of 2,002 to 2,559 square feet on 50 foot homesites, Perry Homes sells two sections it calls Turnleaf 50’ and Turnleaf 60’, and Lennar markets its homes as Lennar at Turnleaf (builder marketing, seen October 1, 2026). No document we read ties a builder’s collection name to a district class, so we do not map one to the other. We set the comparable pool by lot width and product first, then by builder and plan, then by year built and heated area.

Step 2: pull the county’s recorded sales

We read the Charlotte County Property Appraiser’s recorded, qualified sales for the Turnleaf plats, which carry a sale date, a price and, where the roll has caught up, a year built and heated area. All 79 sales in the latest 12 months sit on the Phase I plat (our analysis). The SWFL MLS would add days on market and sale-to-list for listed sales, and neither is available for Turnleaf: Information not available at time of publishing (checked 2026-10-01). The county has no days-on-market field, so a Turnleaf valuation starts from the recorded sales and we add MLS pace when we have it.

Step 3: read the lot, not just the house

Phase I was recorded in 2024 in Plat Book 27, Page 13, and Phase 1A, a 24-lot replat along Turnleaf Boulevard, was recorded in 2025 in Plat Book 28, Page 11. Then we look at what surrounds the lot. A finished street reads differently from a block that is still mostly land, and on the roll the 73 homes with a year built sit on just five streets: 50 on Turnleaf Boulevard, 15 on Jasper Way, 5 on Grassmere Court, 2 on Wilgrove Place and 1 on Camelot Lane. Everbreeze Lane, Loredo Way, Moonrise Lane, Hammock Dale Drive and Skylark Court carry no parcel with a year built on this roll, though homes there may already be under construction or closed. We also note whether the lot backs to one of the district’s lake tracts, because a lot can touch a mapped flood polygon at the rear even when the house does not.

Step 4: place the home on the flood map

We confirm the FEMA zone for the lot on the current National Flood Hazard Layer, not on an older map. Two FIRM panels cover Turnleaf, 12015C0409G and 12015C0407G, both effective December 15, 2022, and on them most of the land was Zone D. LOMR 25-04-4878P, effective May 27, 2026, re-mapped it, and every built home’s lot now has its center in Zone X. We test the lot outline and, where we can, the building, because FEMA’s determination applies to the building and not to the parcel outline. We ask for the elevation certificate from your builder closing papers. Whether an elevation certificate exists for your lot in the public record: Information not available at time of publishing (checked 2026-10-01).

Step 5: screen insurability before we talk price

Every Turnleaf 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. From January 1, 2027, Citizens requires flood coverage 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.

Step 6: separate the tax line from the assessment lines

We pull your tax bill and split out the county’s ad valorem tax, which was 15.0855 mills for 2025 in tax district 120, from the Coral Creek district assessment and from the county’s fire rescue assessment, whose rate for a Turnleaf home was not available to us. 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 sample Turnleaf tax bill, so we show no bill illustration here, and we do not reuse an illustration from another community.

Step 7: you get the whole file

The comparables with year built and heated area, the adjustments, the district assessment for your lot class, 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 Turnleaf numbers are on the sheet we hand you.

What Moves a Turnleaf Home’s Value Up or Down?

Turnleaf home values move first with the builder, plan and heated area, then with the lot’s district class, its position against the lakes and the 2026 flood map, the street around it and what the four builders advertise nearby. Of the 79 recorded sales, 57 carry a year built, and all 57 are 2025 homes.

Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Coral Creek Community Development District fiscal year 2026 adopted budget; FEMA National Flood Hazard Layer, queried October 1, 2026; Charlotte County evacuation zone layer; builder marketing pages seen October 1, 2026).

Thinking of Selling in Turnleaf This Year?

Thirty of the 79 Turnleaf recorded sales in the latest 12 months closed between $250,000 and $349,999, and four builders are advertising new homes beside you, so your listing has to hold up against both. Start with a free Turnleaf home valuation built on those recorded sales, or read how we sell homes in Turnleaf, and call Jesse direct 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 Turnleaf, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.

A district class is a price tag the buyer reads

The district’s assessment follows the lot and its class, and a buyer reads it as part of what the home costs to own. For fiscal year 2026 every on-roll class carries the same operations and maintenance charge of $585.11, and the debt service line is what differs: $1,417.45 for a twin villa, $1,619.94 for a 40 foot lot, $2,024.93 for a 50 foot lot and $2,429.91 for a 60 foot lot, or $1,361.70, $1,702.13 and $2,042.55 in the reduced classes. By our arithmetic the standard 60 foot total sits $809.97 a year above the standard 40 foot total. A seller who knows the class and can show the line on the tax bill removes a question before the buyer asks it. We confirm your class from your tax bill before we quote anything.

Year built is uniform, so condition decides

The county roll gives a year built of 2025 for all 73 Turnleaf homes on it, and every one of the 57 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 builder and plan, the options chosen, what has been added since closing, how the roof and openings are documented and how the lot sits. That is the reason we walk the house, and it is the reason no estimate that reads only the roll can price it.

Size is not the whole story

The built homes on the roll have a median of 2,106 square feet of heated living area and run from 1,219 to 3,309 square feet. The highest recorded sale in the latest 12 months was $887,400 on July 28, 2026, on Camelot 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. A larger home can trade toward the top of the file, but we do not publish a price per square foot for Turnleaf, 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.

The setting of the lot

Turnleaf is a master-planned community, so setting comes from the plan around the lot. The county approved an amenity center at 13330 Turnleaf Boulevard in 2025, with a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court, and the appraiser’s record shows the tract as vacant common area with no building. We do not describe the amenities as open or started, and we tell sellers to get the written status before they market them. Turnleaf has no golf course, marina or boat ramp of its own; its lakes are stormwater tracts maintained by the district. Its strongest outdoor fact is its neighbor, Charlotte Harbor Preserve State Park, about 7 minutes and 2.6 road miles from a point on Camelot Lane. The district’s Boundary Locator assigned the Turnleaf addresses we checked to East Elementary, Punta Gorda Middle and Charlotte High, graded B, A and B by the state for 2026.

The flood map and the drainage story

At the center of each parcel, FEMA’s current layer puts 386 of Turnleaf’s 445 parcels in Zone X, 15 in shaded Zone X, 42 in Zone AE and 2 common tracts in Zone D, our analysis. All 73 built homes are among the 386. Of the 42 parcels in Zone AE, 22 are lakes, open space and other common tracts and 20 are vacant residential lots: 19 on the east side of Turnleaf Boulevard, with a base flood elevation of 19.5 feet NAVD88, and one on Camelot Lane at 18.8 feet. The flood section below has the whole story.

The roof and the paperwork

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 a Turnleaf seller can hand a buyer. So is the builder’s warranty paperwork, the signed plan set, the elevation certificate from your closing 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.

What Do Recorded Sales Show in Turnleaf?

Charlotte County recorded 79 qualified Turnleaf sales of improved properties in the 12 months to September 26, 2026, at a $350,000 median. Thirty closed between $250,000 and $349,999, and 23 closed at $450,000 or more. The latest qualified home sale in the county file closed August 28, 2026, so the most recent weeks are not yet in it.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, latest qualified home sale in the file August 28, 2026).

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.

First sales, and why there is no resale yet

This is the table that makes a Turnleaf valuation different from one in a built-out community. Every recorded price in the file is a builder’s closed price, set in a builder’s contract with that builder’s options 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 builders’ 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 in the same community.

What a seller needs from this is the principle. A first sale from a 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 the builders are advertising today, and we show you each separately.

Price bands across the 79 sales

Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026. Shares are rounded.

The market has one thick band and two even shoulders. Thirty of the 79 sales, a little under two in five, closed between $250,000 and $349,999. Another 36 split evenly between $350,000 to $449,999 and $450,000 to $549,999, which means 66 of the 79, about 84 percent, closed between $250,000 and $549,999. Eight closed under $250,000 and five at $550,000 or more. Four builders and three lot widths are selling at once, so a home at $300,000 and a home at $550,000 can both be Turnleaf homes without being the same product, and one median is not the price of both.

How the sales arrived, quarter by quarter

Source: Charlotte County Property Appraiser public sales files, our analysis, counted by recording date.

The second quarter of 2026 carried the most recorded sales, 34 of the 79. The last row is short for two reasons we can name: the latest qualified home sale in the file closed August 28, 2026, and recording lags closing. We do not read the last row as a slowdown. A new-construction community records sales when builders close homes, in batches that follow construction schedules rather than buyer demand in a given month.

When the homes that sold were built

Of the 79 recorded sales, 57 carry a year built on the roll and every one is 2025. The other 22 have no year built on the roll yet, and the roll lags new construction. Across the community the roll shows 73 homes with a year built, all 2025. We do not set the 73 against the 79, 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.

The top of the county file

The highest recorded sale in the 12-month window was $887,400 on Camelot Lane on July 28, 2026. Five sales closed at $550,000 or more, four on Camelot Lane and one on Moonrise Lane, the two streets where Perry Homes builds (our analysis). The lowest recorded price in the window was $239,500, recorded twice. We do not publish an address-level sales list on this page, and we name a street only for the top 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.

Price per square foot, and why we do not print one

We do not print a price per square foot for Turnleaf, and we do not borrow one from a sibling community. Twenty-two of the 79 sales sit on parcels the roll does not yet size, including the highest, 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 listing sheet. Your valuation rests on comparables matched by builder, plan and size, which tell you more than a community average would.

Are Turnleaf Home Prices Rising or Falling?

Turnleaf’s two recorded calendar-year medians are $455,000 on 13 sales in 2025 and $339,500 on 67 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 mix, 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).

The county file shows no qualified sale of an improved property on the Turnleaf 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.

Reading what a young market can and cannot say

The Phase I plat was recorded in 2024, the Phase 1A plat in 2025, and every home on the county roll carries a year built of 2025. Phase 1B and Phase 2A were in county review in August 2026. A community at this stage records builder closings in batches, at prices that depend on which builders, 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.

The two windows side by side

The 2025 window holds 13 sales and the 2026 window holds 67, more than five times as many. A median on 13 sales describes a small, early group of closings; a median on 67 describes a much larger group. 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.

What the 12-month median does and does not tell you

The 12-month median of $350,000 sits on 79 sales, an odd count, so it is the price of an actual recorded sale in the middle of the file, not an average of two. It is the best single figure for the community as a whole, and it is still not your price. A home on Camelot Lane, where the highest recorded prices sit, and a home elsewhere on the same plat can fall in very different parts of the price range.

Why we do not forecast

We do not forecast prices, and no recorded sale predicts one. What the record shows is three medians on three windows, a thick band between $250,000 and $349,999, a broad top with 23 sales at $450,000 or more, and a new 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 Does a Turnleaf Home Take to Sell?

How long a Turnleaf home takes to sell is Information not available at time of publishing (checked 2026-10-01). Days on market and the sale-to-list ratio come from the SWFL MLS, which we could not use for Turnleaf, 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, latest qualified home sale in the file August 28, 2026; SWFL MLS measures for Turnleaf checked October 1, 2026).

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 Turnleaf.

What the county file can and cannot say about pace

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 79 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 a Turnleaf home as fast or slow to sell.

Why we do not borrow a sibling’s figures

Some of our sibling community pages carry timing figures on their own windows. We do not copy one onto Turnleaf. 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 four builders’ inventory the way a Turnleaf resale will. A borrowed figure would look precise and be wrong.

How we plan a timeline without them

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 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 line up the association documents early and order the estoppel the day a contract is signed, assemble the district and flood 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.

Timing a Turnleaf sale without guessing

Sellers often ask for the best month to list, and for Turnleaf 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 Turnleaf’s first recorded home sales date from 2025. The latest qualified home sale in the file closed on August 28, 2026, which tells you how current the record is. When the MLS pace for Turnleaf becomes available we will add it, with its own window, to this page.

Which Turnleaf Sales Are the Best Comparables?

The best comparables for a Turnleaf home are recent recorded sales on the Turnleaf plats by the same builder, of a similar plan and heated area, in the same lot width and with a similar lake and flood setting. In the latest 12 months 57 of the 79 sales carry a year built, all 2025, and the highest was $887,400.

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; builder marketing pages seen October 1, 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 79 sales into cohorts before we pick the ones that belong beside your home.

Sales with a year built on the roll

Fifty-seven of the 79 recorded sales carry a year built, and every one is 2025. These are the closest match for a Turnleaf home, and within the group we sort by builder, plan, heated area and street. The roll shows 73 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 a builder’s model. Options, condition and roof paperwork often matter more than age here, because age does not vary at all.

Sales with no year built on the roll

Twenty-two sales closed on parcels the roll does not yet date or size, including the highest sale in the file. 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.

Size cohorts within the plat

The built homes on the roll run from 1,219 to 3,309 square feet of heated living area, with a median of 2,106. That spread is wide enough that we never set a 1,400 square foot home beside a 3,200 square foot home and call it a comparable, even on the same street. We first narrow to homes within a few hundred square feet of yours, then by builder and plan, then by lot width, because the district class and the lot both differ.

Twin villas and the planned age-restricted section

The district bills a twin villa class, and we have not seen a plat, a builder page or a county record that says where twin villas will be built or how many exist on the ground. The developer and the district’s 2024 bond memorandum also describe a planned age-restricted section, and no plat, association or county approval naming it was found as of October 1, 2026. We have not identified a recorded sale in either group, so we do not price a twin villa or an age-restricted home from single-family sales. We cover those valuations with the recorded documents in hand once they exist.

The builders’ homes as a second reference set

Dream Finders Homes, Lennar, M/I Homes and Perry Homes market new homes in Turnleaf, 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.

Source: Lennar, Dream Finders Homes, M/I Homes and Perry Homes marketing pages for Turnleaf, seen October 1, 2026. We do not link to builder pages. These are base prices before options, lot premiums and incentives, they change without notice, and they are not a floor or a ceiling for any Turnleaf home. We also show the contract items a builder’s price may leave out: options, lot premiums, closing costs and the district and association layers.

Where the builders are building

County deed records and builder sales addresses place Perry Homes on Camelot Lane and Moonrise Lane and M/I Homes on Loredo Way. Builder sales addresses show Lennar on the west part of Turnleaf Boulevard and nearby courts, and Dream Finders Homes advertises homes on 40 and 50 foot lots. That tells you where a buyer touring your street may also be touring a model, and which builder’s current pricing your listing will be read against first.

The top of the file

The highest recorded sale was $887,400 on July 28, 2026, on Camelot Lane, and all five sales at $550,000 or more were on Camelot Lane and Moonrise Lane. 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 builder section or street, because the counts are too small to be reliable.

How Does Turnleaf Compare With Its Neighbors for a Seller?

For a seller, Turnleaf’s evidence base is solid for a community this young: 79 recorded sales at a $350,000 median in the 12 months to September 26, 2026, against 93 in Willow, 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 Turnleaf; the figures and windows printed on our Willow, Heritage Landing, Burnt Store Village, Burnt Store Lakes, Deep Creek, Burnt Store Isles, Punta Gorda Isles and Burnt Store Marina guides, read October 1, 2026).

Seller benchmarks against named neighbors

Windows differ by row, and each row states its own. Turnleaf, Willow, Burnt Store Village, Burnt Store Lakes and Deep Creek share the same 12-month window, so their counts can be set side by side directly. Burnt Store Marina’s figures are Lee County records. Every figure outside the Turnleaf row is the one printed on the guide named, as of October 1, 2026. We report months of supply only where a published figure covers the community, and none does for Turnleaf, so we do not print one. We print no per-square-foot figure for any row.

How a seller should read the table

Start with the count column, because a count tells you how much evidence sits behind a median. Turnleaf’s 79 recorded sales are a real sample for a community whose first home sales on the plat recorded only in 2025, and every one is a first sale of a new home. The other guides count their sales on their own terms, and not every one separates builder first sales from resales, so read each row with its own guide. A median moves with the mix of homes, and two communities can print the same median and hold very different homes, ages and carrying costs. For that reason this page never says one community is cheaper than another on the strength of one median.

Turnleaf next to Heritage Landing

Heritage Landing sits across Burnt Store Road from Turnleaf, and it is the most different neighbor on the corridor. Our guide prints 138 recorded sales from September 5, 2025 to August 31, 2026 at a $352,500 median, and of those 138, 30 were builder first sales at a $435,000 median. Its record is now mostly resales of homes a few years old, around a golf course; Turnleaf’s is entirely first sales of new homes, with no golf course of its own. Both bill a district on the tax bill: our Heritage Landing guide prints the Tern Bay Community Development District operating assessment at $1,356.09 for fiscal 2027, and Turnleaf’s Coral Creek district bills an on-roll total of $1,946.81 to $3,015.02 per home in its adopted fiscal 2026 budget. Those two figures measure different things, an operating line on one side and a total of operations and debt on the other, so compare full bills on named homes. For the other side of that comparison, see our Heritage Landing home valuation page.

Turnleaf next to Burnt Store Village

Burnt Store Village shares Turnleaf’s exact 12-month window, so its 77 recorded sales at a $325,000 median sit beside Turnleaf’s 79 at $350,000 on equal dates. Our guide describes it as a deed-restricted 1970 plat where most homes on the county roll were built since 2020, with a mandatory association, a community park and no pool, and it found no community development district assessment on the tax bills it reviewed. Turnleaf is a single master plan with a district that carries bond debt through 2054 and an approved, not yet built, amenity center. A buyer choosing between them is choosing between a plain lot with fewer layers and a 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.

Turnleaf next to Burnt Store Lakes

Burnt Store Lakes also shares Turnleaf’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 on one recorded plat with a self-managed association, still being built out, and it found most of its sampled addresses in FEMA Zone AE. Turnleaf’s built homes sit on lots whose center FEMA’s 2026 map revision placed in Zone X. Every lot still needs its own check, but a buyer’s starting point differs, and our Burnt Store Lakes home valuation page covers that side.

Deep Creek, the Isles and Burnt Store Marina as reference points

Deep Creek is the volume leader in this set, with 351 recorded sales over the same 12 months Turnleaf uses, more than four times Turnleaf’s count, so its median reflects a much wider mix of homes and ages; our Deep Creek home valuation page covers it. Punta Gorda Isles at $700,000 on 331 single-family sales and Burnt Store Isles at $662,500 on 72 are canal-and-water communities with a different product. Burnt Store Marina is in Lee County with a Punta Gorda address and holds what Turnleaf does not, a marina and a golf club. A Turnleaf buyer who wants water access or golf is shopping a different place, and we say so instead of stretching your price toward theirs.

What the comparison cannot tell you

Two measures sellers expect in a comparison are not available for Turnleaf. Days on market and sale-to-list ratio come from the SWFL MLS, and for Turnleaf both are Information not available at time of publishing (checked 2026-10-01). The comparison also cannot tell you what is in a builder’s price, and it cannot tell you what a Turnleaf resale will bring, because none has been recorded yet. We print no builder fee or tax number on this page beyond what the district and the county publish.

Turnleaf vs Willow: Which Buyer Is Your Home For?

Turnleaf sells to a buyer who wants four builders, a wider top end of recorded prices and a 2026 flood revision that put every built home’s lot in Zone X. Willow sells to a buyer who wants two builders, a district with bonds since 2022 and more sales in the middle band. Medians do not compare.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Turnleaf; Coral Creek Community Development District documents; FEMA; our Willow guide for every Willow figure, read October 1, 2026).

Both are master-planned new-construction communities in Punta Gorda with community development districts, builders selling side by side and amenity centers approved by the county, and a Turnleaf seller should know which buyer is likely to be weighing the two. Willow figures in the table are cited only to our Willow guide. Turnleaf figures come from county records, the Coral Creek district’s documents and FEMA.

Read the table with care in two places. The fee rows are not like for like: Willow’s association range is an estimate from a bond document and its district figures span two bases, while Turnleaf’s district figures are fiscal 2026 adopted totals and its association dues are unpublished, so the two association lines cannot be compared at all. 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.

Who should choose Turnleaf

• Buyers who want to compare four builders’ homes in one community without leaving it.
• Buyers whose budget sits above $450,000, where Turnleaf’s recorded file holds 23 of its 79 sales.
• Buyers who value a flood revision that placed every built home’s lot in Zone X.
• Buyers who want Charlotte Harbor Preserve State Park about 7 minutes from a point on Camelot Lane, and who are comfortable waiting for an amenity center that is approved but not built.

Who should choose Willow

• Buyers who want a longer district history, with bonds first issued in 2022.
• Buyers shopping the $250,000 to $349,999 band, which holds 53 of Willow’s 93 recorded sales.
• Buyers who want an amenity center that its offering statement says is already under way.
• Buyers who want the Toll Brothers product line, which Turnleaf does not offer.

What that means for your Turnleaf price

Market your home to the buyer it fits. A Turnleaf listing that borrows a feature from another community, or describes an amenity 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 lot class, the 2026 flood revision 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 Willow home valuation page sets out the other side.

Name traps: Coral Creek, Coral Lakes and Tuckers Pointe

Three names cause confusion on this corridor. Turnleaf’s district is the Coral Creek Community Development District, a name the project carried before it was marketed as Turnleaf; Coral Creek near Placida and Cape Haze is a different place. Coral Lakes is the neighboring community between Turnleaf and Burnt Store Road, with its own plat and its own district. And Tuckers Pointe is Willow’s plat and district name, a separate district from Turnleaf’s, though the two districts share a manager and Coral Creek meets right after Tuckers Pointe. One page of the developer’s website also uses a district name that does not exist in any public record. If a listing names another district or plat, it is not a Turnleaf listing. We write yours so a buyer searching Turnleaf, Turnleaf Punta Gorda or Coral Creek finds the home.

What Is a Vacant Lot in Turnleaf Worth?

The sales we analyzed are qualified sales of improved properties only, so a recorded Turnleaf lot price is Information not available at time of publishing (checked 2026-10-01). The county roll shows 412 platted Turnleaf homesites, of which 73 carry a year built, and the roll lags construction, so some homesites without one may already hold homes.

Data updated: October 2026 (Charlotte County Property Appraiser public roll files, our analysis; Charlotte County GIS ownership layer; Coral Creek Community Development District fiscal year 2026 adopted budget, fiscal year 2027 proposed budget and agenda package of August 20, 2026).

Read the tables as a snapshot of a roll in motion. The 445 parcels include tracts such as lakes, roads and common areas, so they are not 445 homes, and a homesite without a year built is not necessarily an empty lot. Because we have no recorded lot sales to cite, we publish no lot median and no lot price, and we do not estimate one from the home sales.

Who owns the lots today

Most Turnleaf homesites are still in builder or developer hands. Dream Finders Homes, Lennar, M/I Homes and Perry Homes each hold Turnleaf lots on the county’s ownership layer, and the land itself is held by Burnt Store Developers, LLC, the landowner on the county approvals. If you own a Turnleaf lot and want to sell it, read your purchase contract first, because it may set terms on a resale, and we read it with you.

What a lot buyer asks first

Five questions come first. Which Coral Creek class is the lot in, standard or reduced, and what assessment does the class carry? Is the lot’s district assessment already on the county tax bill or still billed directly? Where does the lot sit against the lake edges and the flood polygons under the 2026 map, and is it one of the twenty with a center in Zone AE? Which builder will build on it, and on what contract? And what will the Declaration require of an owner who builds, which we could not read? For water and sewer, Charlotte County Utilities holds the certificated service areas that cover Turnleaf.

What it costs to hold a lot

A Turnleaf lot carries the county’s ad valorem tax on its assessed value and the district’s assessment for its class. While a lot is held by a builder or the developer, the district bills it directly, off the tax roll: the off-roll operations and maintenance charge was $550.00 for fiscal year 2026 and is proposed at $595.10 for fiscal year 2027. Once a lot is sold to a homeowner, the district assessment appears on the Charlotte County tax bill. The county’s fire rescue assessment also applies to Turnleaf land, and its rate for a Turnleaf lot was not available to us.

Sell the lot, or build first?

Selling a lot as it stands is simpler than building, and in a community where four builders market finished homes the buyer of a lot has to decide who will build on it. Building means a builder contract, a county permit, financing or cash, and then selling a new home against the builders who do this full time and advertise next door. 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 lot as it stands with the net of building, using the documents and the contract figures, and we show every number.

What Will a Buyer Pay to Own Your Turnleaf Home?

A Turnleaf buyer pays county property tax at their own assessed value, a Coral Creek district assessment of $1,946.81 to $3,015.02 a year on the tax bill by lot class for fiscal year 2026, and master association dues that are unpublished. Showing the whole stack on day one prices a listing to what a buyer can carry.

Data updated: October 2026 (Coral Creek Community Development District fiscal year 2026 adopted budget, fiscal year 2027 proposed budget and agenda package of August 20, 2026; Series 2024 bond memorandum; Florida Auditor General audit for fiscal year 2025; Charlotte County Property Appraiser 2025 final and 2026 proposed rates; Charlotte County GIS assessment layer; Florida Division of Corporations; Florida Statutes 193.155 and 689.261, read October 1, 2026).

What does it cost to own a home in Turnleaf?

Every billed layer we could identify is in this table. Where a layer is unpublished, the table says so and does not estimate.

How to read the Fee Stack

FY2026 is the district’s adopted budget and the current bill. FY2027 is proposed: the district held its hearing on August 20, 2026, and the adopted budget had not been posted as of October 1, 2026, so treat the FY2027 column as the district’s published proposal, not as a final bill. On-roll amounts are what a homeowner sees on the county tax bill. Off-roll amounts are billed directly by the district to builders and the developer on land not yet sold to an owner. Once a lot is sold to a homeowner, the district assessment appears on the Charlotte County tax bill, so a buyer of a finished Turnleaf home should expect the district lines on the tax bill, not on a separate invoice. Class labels follow the district’s assessment roll, not a builder’s product name, so the class that applies to your lot has to come from the district or from your tax bill.

The district’s classes in detail

The FY2027 proposed budget keeps each debt service line the same as FY2026 and raises operations and maintenance to $633.09 on the tax bill, so each FY2027 total adds $47.98 to the FY2026 total. The district’s mailed notice states that the noticed amount serves as the maximum rate. By our arithmetic the standard 60 foot total sits $809.97 a year above the standard 40 foot total for FY2026.

The reduced classes

The district bills some lots at a reduced debt amount. The budget lists those classes as separate lines and does not explain which lots fall in them or why, and draft minutes of the district’s May 21, 2026 meeting record a board discussion comparing the standard and reduced debt service amounts, with the amounts to be verified. So we do not explain the reduction, and we do not tell you whether a given lot qualifies. For a seller, the reduced line is simply the figure on your tax bill, and it is the figure a buyer will see. We read it from the bill, not from a builder’s brochure.

The bonds, in plain numbers

Source: Coral Creek Community Development District, Series 2024 Limited Offering Memorandum. The three maturities add to $12,820,000.

About $12.1 million was outstanding at September 30, 2025, according to the district’s audit, after early redemptions funded by lot prepayments, and the proposed fiscal year 2027 budget schedule shows $11,925,000 after the May 1, 2026 payment. The bonds may be redeemed at the district’s option on or after May 1, 2034, per the audit.

What a payoff letter means for your sale

An owner may prepay the debt service assessment on a lot. Prepayment is allowed under the bond documents, and the payoff amount comes from the district manager in a written letter. We do not print a payoff figure for any class, because the district has changed its assessment method since the bonds were sold, and only the district manager’s letter for your parcel is current. Once the debt assessment on a lot is paid in full, the annual debt service charge no longer applies to that lot; 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.

The master association dues

Turnleaf Homeowners Association, Inc. has not published a budget or a dues figure that we could read, and the recorded Declaration, which controls what the association may charge, was not available to us. Information not available at time of publishing (checked 2026-10-01). Figures may appear in marketing or in older documents, 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.

The buyer’s county tax bill will not be yours

The county’s 2025 final rates for tax district 120 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 available when we checked.

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 a Turnleaf 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. We found no sample Turnleaf tax bill, so we show no bill illustration.

Your portability to the next home

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 the new homestead is established within three years of January 1 of the year the old one was abandoned. We coordinate the timing of both sales. A Turnleaf 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.

What Amendment 3 would change

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 Coral Creek district’s assessments in its budget are stated per unit by lot class and not as a share of assessed value, and we do not forecast how any ballot result would change a Turnleaf bill.

What Do the Association and Its Rules Mean for Your Sale?

Every Turnleaf home belongs to Turnleaf Homeowners Association, Inc., the master association, still under developer control, and no sub-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 1, 2026; Coral Creek Community Development District website, budgets and agenda packages of May 21, 2026 and August 20, 2026; Charlotte County DRC-25-066 decision letter; Florida Statute 720.30851).

The master association and who runs it

The master association is Turnleaf Homeowners Association, Inc., a Florida not-for-profit corporation, document number N24000014119. It filed in December 2024 and shows as active on the Florida Division of Corporations site as of October 1, 2026. Its directors listed in its annual reports are affiliated with the developer, so the association is still under developer control. That is normal in a new Florida community, and Chapter 720 of the Florida Statutes sets when members must be allowed to elect directors. We found no published turnover date for Turnleaf, and we do not print the association’s officers, registered agent or management company.

Selling while the developer controls the association

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.

No sub-association found

We searched the Florida Division of Corporations for other Turnleaf associations and found none tied to this community. A later filing could change this, especially if the planned age-restricted section is built with its own association. Confirm with your closing papers which association or associations your lot belongs to.

What we cannot tell you from public documents

The recorded Declaration was not available to us, and it controls. Information not available at time of publishing (checked 2026-10-01): the association’s budget and annual dues, any capital contribution, transfer fee or working-capital fee, the estoppel fee, and the rules on rentals, pets, vehicles, boats, signs, fences and approvals. We do not repeat a figure from a builder’s page or a bond document, because none comes from a document the association publishes. For your home, the number that counts is on the estoppel certificate the association issues at sale.

Is Turnleaf age-restricted?

Turnleaf as a whole is not described as age-restricted in any record we read. The developer and the district’s 2024 bond memorandum describe a planned age-restricted section inside it, which had no plat, association or county approval naming it as of October 1, 2026. The homes on the roll today carry no age restriction that we could find in a recorded document, and the Declaration is the document that would create one.

Who maintains what: the district and the association

On May 21, 2026 the district’s board approved, in substantial form, an agreement under which Turnleaf Homeowners Association, Inc. will manage, operate and oversee district property, and the August 20, 2026 agenda carried its ratification. The agreement’s list of district property names lake tracts L-1 through L-11 with their littoral shelves and control structures, the road tracts, the stormwater management facilities, and the landscaping and irrigation within the district’s rights-of-way and stormwater tracts. It does not list the amenity center. Which body maintains which lake, tract or light on your street is a question the title commitment and the recorded plat answer.

Rentals, pets, vehicles and signs

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 developer FAQ. We print no rule and no limit, and we tell sellers to read their own copy before listing. 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.

The entrance and what a seller can say about it

The developer states that Turnleaf will not have restricted access (developer FAQ, seen October 1, 2026). We have not read a county condition or a recorded document that sets the entry design, so a listing should attribute any statement about the entrance and should not describe the community as gated.

The amenity center and what a seller can say about it

The county’s decision letter for DRC-25-066, dated June 2, 2025, approves a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court on about 2.52 acres at 13330 Turnleaf Boulevard. The appraiser’s record shows the amenity tract as vacant common area with no building, and no county record of construction or an opening date was found as of October 1, 2026. The center will be private, for residents; the records do not yet say whether the district or the association will own it. Hours, guest rules and any amenity fee are Information not available at time of publishing (checked 2026-10-01). 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.

Line up the association documents early

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. Estoppel certificates are issued at a live sale, so their fees for Turnleaf are not published in advance.

What Must a Turnleaf Seller Disclose?

A Turnleaf 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. This is general information, not legal advice; ask your attorney or closing agent about your file.

Data updated: October 2026 (Florida Statutes 720.401, 689.302, 689.261 and 553.837, read October 2026; Turnleaf Homeowners Association, Inc. record on file with the Florida Division of Corporations; recorded Declaration not available to us).

The association disclosure summary under Florida Statute 720.401

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 conspicuous voidability clause in 720.401(1)(b). 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. The section does not apply to associations governed by Chapters 718, 719, 721 or 723. Turnleaf 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.

The flood disclosure under Florida Statute 689.302

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. A map revision is not a flood event, and none of the questions asks which zone the map shows. Answer accurately from your own knowledge, and say plainly if you do not know.

The property tax disclosure under Florida Statute 689.261

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 Coral Creek district assessment as a separate line.

The district assessment and your contract

The Coral Creek district’s assessment is a charge that runs with the property, so a buyer will ask for it. Ask your attorney or title agent whether any district notice must accompany your contract, and we put the lot class, the fiscal year amount, whether it is adopted or proposed, and the payoff route in front of the buyer in writing regardless.

The builder warranty and your buyer

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. Anything longer is set by your builder’s warranty document, so we read it with you and hand the buyer what transfers.

Known defects and open permits

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.

How Do Flood Zone and Insurance Affect a Turnleaf Price?

Flood zone and insurance shape the Turnleaf buyer pool more than the price. FEMA’s 2026 map revision moved the built lots from Zone D to Zone X, twenty vacant lots have their center in Zone AE, 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 and LOMR layers; FEMA Letter of Map Revision 25-04-4878P determination document; Charlotte County GIS flood and evacuation zone layers; Charlotte County Know Your Zone; Citizens Property Insurance; FEMA FloodSmart; Florida Statutes 627.7011, 627.0629 and 627.351, all queried or read October 1, 2026).

We queried the current FEMA layer at the center of each of Turnleaf’s 445 parcels on October 1, 2026. All figures are our analysis. All 73 built homes are among the 386 in Zone X. The 15 shaded Zone X parcels are vacant lots on Skylark Court and the south end of Everbreeze Lane. Of the 42 parcels in Zone AE, 22 are lakes, open space and other common tracts and 20 are vacant residential lots, and the two Zone D parcels are common tracts.

Zone D under the 2022 map, re-mapped in 2026

Two FEMA flood insurance rate map panels cover Turnleaf: 12015C0409G, which holds 444 of the 445 parcels, and 12015C0407G, which holds one common tract, both dated December 15, 2022, for Charlotte County unincorporated areas, FEMA community number 120061. On those panels most of the land was Zone D, a flood hazard that is possible but not studied. FEMA issued Letter of Map Revision 25-04-4878P, titled “Turnleaf Phase 1 As-Built LOMR,” on January 7, 2026, and it took effect on May 27, 2026. The determination rests on a culvert, excavation, a retention basin, hydraulic and hydrologic analyses and updated topographic data: the developer built the lakes and drainage, surveyed the result, and FEMA re-mapped the land from that as-built record. FEMA states the annotated panels govern “for floodplain management purposes and for all flood insurance policies and renewals.”

Before and after, parcel by parcel

Source: Charlotte County GIS copy of the 2022 FEMA map and FEMA’s National Flood Hazard Layer, October 1, 2026, at each parcel’s center, our analysis. “Zone X” in the right-hand column includes the shaded 0.2 percent annual chance area. Most of the land moved from undetermined to minimal hazard, and the 40 parcels that moved into Zone AE are half lakes and open-space tracts and half vacant lots. A listing, a flyer or an insurance quote prepared before May 27, 2026 can still say Zone D, so we put the current map in front of every buyer.

The twenty lots with a center in Zone AE

Twenty vacant lots have their center in Zone AE: 19 on the east side of Turnleaf Boulevard, where the base flood elevation is 19.5 feet NAVD88, and one on Camelot Lane at 18.8 feet (our analysis of the FEMA layer). We do not print lot numbers. A lot whose center is in Zone AE is not automatically a house in Zone AE, because the house pad may be filled above the base flood elevation, but a home built on one of these lots is the most likely in Turnleaf to need an elevation certificate, a careful lender determination and possibly a flood policy as a condition of the loan. None of the 73 lots with a built home on the roll is among the twenty, and we show your own lot on the current map.

Lots that touch a lake’s flood area

Many Turnleaf lots back onto lakes, and the lakes carry Zone AE. When we tested the full outline of every residential lot rather than its center, 178 of 415 lot outlines touched or overlapped a Zone AE area, including 33 of the 73 lots with built homes (our analysis). That count includes lots whose boundary only grazes the edge of a lake polygon, so it is an upper bound. Touching Zone AE is not being in Zone AE. The 33 built lots that touch Zone AE all have their center in Zone X; where each house sits is settled by the lender’s determination or an elevation certificate for that structure.

Where Turnleaf’s AE zones come from

FEMA’s revision names two flooding sources. The first is “Gulf of America to Charlotte Harbor,” the coastal floodplain on the west side just east of Burnt Store Road, where the Zone AE base flood elevations run from about 9 to 11.6 feet NAVD88. The second is “Unnamed Ponding Areas,” the interior lakes and stormwater system. The higher AE elevations inside Turnleaf, 13.1 to 19.8 feet NAVD88, come from rainfall ponding in the stormwater system, per FEMA’s revision, which assigns them to the “Unnamed Ponding Areas” flooding source rather than the “Gulf of America to Charlotte Harbor” source. The Coral Creek district maintains the lakes and stormwater works under its agreement with the association.

A flood zone on a map is not a determination for a house

FEMA’s map tells you what zone a piece of ground is in. A lender’s decision rests on a Standard Flood Hazard Determination for the building’s location. For a Turnleaf home whose footprint is near a Zone AE line, the elevation certificate, which records the lowest floor against the base flood elevation, or a FEMA Letter of Map Amendment for that structure settles the question. We found no elevation certificates or per-lot map amendments for Turnleaf addresses in the public records we searched. Information not available at time of publishing (checked 2026-10-01). If you received one at your builder closing, we put it in the file.

Evacuation zones are a different map

Charlotte County sorts its land into five evacuation zones, A through E, and they are not FEMA flood zones. We checked all 445 Turnleaf parcels against the county’s evacuation zone layer: 231 are in Zone D, 190 in Zone C and 24 in Zone B (our analysis). The 73 built homes are 68 in Zone D and 5 in Zone C.

Source: Charlotte County GIS storm surge evacuation zones layer, one query per parcel on October 1, 2026, our analysis. 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.

No Turnleaf home was standing in the recent storms

Every home on the 2026 county roll with a year built is dated 2025, so no Turnleaf 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 Turnleaf land.

Charlotte County’s Community Rating System class

Charlotte County is a Community Rating System Class 5 community, which carries a 25 percent discount on flood insurance premiums. 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 built Turnleaf home’s lot center is Zone X, so the federal mandate does not apply by zone alone. A lender can still require flood coverage, and FEMA notes that nearly one third of National Flood Insurance Program claims from 2014 to 2024 came from outside high-risk areas.

Wind design: the number is on the permit

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 Turnleaf, 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 2026-10-01). For a resale, the signed plan set and the product approvals are the documents a buyer’s insurer will want.

Roof age, wind mitigation and insurability

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 Turnleaf 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.

Citizens and the flood requirement

Citizens Property Insurance now requires flood coverage for most of its wind policyholders. 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 policies regardless of value from January 1, 2027. The schedule is set in section 627.351, Florida Statutes. From January 1, 2027, any Turnleaf home insured with Citizens needs a flood policy, whether it sits in Zone X or not, so a seller’s buyer should get a flood quote early.

What we print and what we do not

We obtained no homeowners or flood quotes for any Turnleaf address, and no public record gives a Turnleaf premium, so we print no insurance dollar figure. Information not available at time of publishing (checked 2026-10-01). 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.

Do Roads and New Projects Nearby Change a Turnleaf Price?

No recorded sale proves a nearby project raises or lowers a Turnleaf price, so we state what the county’s records show. Turnleaf’s own Phase 1B and Phase 2A plats are in county review, Fire Station 17 is under construction off US 41, a commercial planned development to the south awaits a decision, and the Tuckers Grade Extension is unfunded.

Data updated: October 2026 (Charlotte County major projects reports; Charlotte County GIS petitions and subdivisions layers; Charlotte County Planning and Zoning Board agendas; Charlotte County project pages for Fire Station 17, the Burnt Store Road East/West Connector and the Burnt Store Water Reclamation Facility; Florida Department of Transportation traffic counts; all read October 1, 2026).

None of these communities is part of Turnleaf, and none shares its amenities or fees. We print directions, not distances.

Turnleaf’s own next phases

A Phase 1B plat of 56 single-family lots and a Phase 2A plat of 204 single-family lots were both in county review, listed as “Awaiting Plans,” in the county’s August 2026 major projects report. They are applications, not recorded plats, and the county’s planned development approval allows up to 1,762 homes in all. So most of what will be built near a Turnleaf home over the next several years is more Turnleaf: new streets, new lakes, new builder inventory and construction traffic on the internal roads. For a seller, that means new homes will keep competing with yours for years, which is why your listing leads with what a finished home offers that a lot in review cannot.

Fire Station 17 and Station 5

Charlotte County is building Fire and EMS Station 17 at 11711 Tamiami Trail, at the northwest corner of US 41 and Green Gulf Boulevard at the Tuckers Grade intersection. The project page estimates completion in March 2027 and, as of its August 2026 update, reported the concrete block work complete and the structural steel and roof work underway. Today the nearest county fire and EMS station is Station 5 at 15200 Burnt Store Road, about 5.6 minutes away. A projected date is not a completion, and we report no opening.

The commercial planned development to the south

A planned development south of Turnleaf, petition PD-25-13, would allow up to 195,000 square feet of commercial space along with homes and recreational vehicle units, on about 277.55 acres at Burnt Store Road and Zemel Road. The Planning and Zoning Board recommended it in April 2026, and the county commission’s decision was not available to us. Information not available at time of publishing (checked 2026-10-01). A recommendation is not a building permit, and a commercial entitlement is not a store. Until a store has a permit, the nearest groceries remain the Publix at Burnt Store Marketplace and the Walmart on Taylor Road, about 11 and 12 minutes from a point on Camelot Lane.

The Tuckers Grade Extension

The county’s long-planned east-west road would extend Tuckers Grade from Burnt Store Road to US 41. The county commission adopted Alternative 1 as the preferred alignment on September 24, 2024, and the county’s 2026 infrastructure sheet describes a two-lane road with pedestrian and bicycle facilities at a total estimated cost of $46,176,000, with design, right of way and construction unfunded. The county’s documents do not show whether the alignment would pass next to Turnleaf. We report these as records, and we do not promise a completion date.

Traffic on the roads around Turnleaf

The state’s traffic counts show the corridor filling up. On US 41 between Zemel Road and Taylor Road, the Florida Department of Transportation’s annual average daily traffic was 21,620 in 2025, and on Tuckers Grade between US 41 and I-75 it rose from 11,300 in 2021 to 17,400 in 2025. A current count on Burnt Store Road at Turnleaf was not in the layers we read. Information not available at time of publishing (checked 2026-10-01).

The wastewater plant expansion

Charlotte County Utilities is expanding its Burnt Store Water Reclamation Facility on the Burnt Store corridor; which county service area serves Turnleaf was not available to us. The utility’s January 13, 2026 update describes a packaged treatment plant first, followed by a permanent expansion to a 1.25 million gallon per day advanced wastewater treatment plant. That is utility capacity for corridor growth.

What this means for your price

Growth next door is a question a buyer asks, and the honest answer is a set of documents. The facts sort into three groups. Turnleaf’s own next phases are in county review, several neighboring plats are recorded, and Fire Station 17 is under construction. The Tuckers Grade Extension has an adopted route but no funding. 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.

What Does It Cost to Sell a Turnleaf Home?

Selling a Turnleaf 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 county taxes, including the Coral Creek district line. Documentary stamps are about $2,450 on a $350,000 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; Coral Creek Community Development District fiscal year 2026 adopted budget; our arithmetic).

Documentary stamps at Turnleaf prices

Deed documentary stamp tax runs $0.70 per $100 of the consideration under Florida Statute 201.02. By our arithmetic that is $2,450 on a sale at the $350,000 median of the latest 12 months, $2,376.50 at the $339,500 median of 2026 to date, $3,185 at the $455,000 median of calendar 2025, $1,750 at $250,000, the bottom of the thick band, and $6,211.80 at the $887,400 top sale. The contract controls who pays; the title company calculates the exact figure.

The estoppel certificate

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 Turnleaf association charges: Information not available at time of publishing (checked 2026-10-01). Open violations surface on the estoppel, so clear them before you list.

Who pays for title

In Charlotte County the seller customarily pays for the owner’s title policy, and the contract controls. On a Turnleaf resale, the title search also picks up the district assessment and any association amounts owed. Read the offer before you accept it, because a contract can shift the cost.

Costs particular to a new community

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 2026-10-01). The contract controls how the tax bill, including the Coral Creek district line, is 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. 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 after the NAR settlement

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 2026-10-01), 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.

Want a Free In-Person CMA for Your Turnleaf Home?

A free in-person comparative market analysis is the most accurate Turnleaf valuation short of an appraisal, and it costs you nothing. One of us walks the house, reads the lot against the plat, the Coral Creek class and the 2026 flood map, and returns a written range with the recorded comparables, the builders’ dated marketing and a net sheet.

Book your Turnleaf walkthrough

Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request your free Turnleaf home valuation and we will schedule the visit around you, including a video walkthrough for owners who are out of state. When you are ready to list, our Turnleaf seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our Turnleaf buyer guide.

Nearby valuations and guides

Turnleaf 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 Willow home valuation page, Heritage Landing home valuation page and Burnt Store Village home valuation page cover the neighbors.

Frequently Asked Questions, Seller Edition: Turnleaf Home Values

Turnleaf sellers ask us the same questions again and again, from what a home is worth with no resale record yet to how the Coral Creek district assessment affects 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 instead of guessing.

What is my Turnleaf home worth today?

Your home is worth what comparable recorded sales support, matched on builder, plan, heated area, lot class, lot position and flood map. Charlotte County recorded 79 Turnleaf sales in the 12 months to September 26, 2026, at a $350,000 median, and 30 of them closed between $250,000 and $349,999. Ask us for a written range with every comparable attached.

What are Turnleaf home values right now?

The county recorded 79 sales from September 27, 2025 to September 26, 2026, in five price bands from under $250,000 (8 sales) to $550,000 and up (5 sales), with a $350,000 median. Calendar 2025 had a $455,000 median on 13 sales, and 2026 to September 26 has a $339,500 median on 67. The spread is wide enough that your home’s own facts decide your number.

What is the median home price in Turnleaf?

It depends on which window you count. The median was $350,000 on 79 recorded sales over the latest 12 months, $455,000 on 13 sales in calendar 2025 and $339,500 on 67 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.

What is the average home price in Turnleaf?

We do not print an average for Turnleaf, because a few high sales pull a mean away from what a typical home brings. Use the median and the price bands instead: 30 of the 79 recorded sales fell between $250,000 and $349,999. The top sale at $887,400 shows why a mean would mislead.

Has any Turnleaf home been resold yet?

Not as a recorded qualified sale. No Turnleaf home appears twice as a qualified sale in the county file, so the 12-month record is first sales of new homes (our analysis). 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 the builders’ current marketing.

Are home prices dropping in Turnleaf?

The 2026 median to date is $339,500 on 67 sales, and the 2025 median was $455,000 on 13. Those are two windows of very different size, so the difference is a signal to price carefully, not proof of a trend. We price to the sales closing now and to the builders’ current marketing, not to last year’s record.

Is the Turnleaf housing market going to crash?

We do not forecast prices, and no recorded sale predicts one. What the county file shows is a new community still being built, with 66 of 79 sales between $250,000 and $549,999, four builders selling and two more plats in county review. A seller’s best protection is a price that matches the sales closing now and a home that shows well beside the builders’ own.

How much is my house worth in Turnleaf compared with a new build?

A buyer in Turnleaf can walk into a builder’s model and compare. Lennar advertises from $251,999, Dream Finders Homes from $287,990, M/I Homes from $326,990, and Perry Homes from the $470s for Turnleaf 50’ and the $540s for Turnleaf 60’ (builder marketing, seen October 1, 2026). Those are marketing, not recorded sales, so we compare your home with recorded sales first and then show what the builders advertise beside it.

How accurate is the Zestimate in Turnleaf?

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 Turnleaf resale to learn from, and it cannot see your options, your district class or a recent sale the roll has not sized yet. Ask for our written range with the comparables shown.

How is a CMA different from an appraisal in Turnleaf?

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.

Why do the MLS and county numbers for Turnleaf 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 Turnleaf those two MLS measures are Information not available at time of publishing (checked 2026-10-01), so we lead with the county record.

How fast are homes selling in Turnleaf?

Information not available at time of publishing (checked 2026-10-01). We do not borrow a days-on-market figure from a neighboring community, because a Turnleaf resale competes with four builders’ inventory 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.

What percent of list price do Turnleaf homes sell for?

Information not available at time of publishing (checked 2026-10-01). 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 Turnleaf. We tell sellers what the recorded sales support, and we do not promise a ratio.

What is the price per square foot in Turnleaf?

We do not print a price per square foot for Turnleaf and will not borrow a figure from another community. Twenty-two of the 79 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 1,219 to 3,309 square feet, median 2,106.

What is the highest recent sale in Turnleaf?

The highest recorded sale in the 12-month window was $887,400 on July 28, 2026, on Camelot Lane. It is one sale, and it sits in the $550,000 and up band, which holds 5 of the 79 sales, all on Camelot Lane and Moonrise Lane, where Perry Homes builds. It shows what the top of the file looks like, not what a typical Turnleaf home brings.

Can I list at a higher price than the median?

You can, if your home’s own facts support it. In the 12-month window, 18 sales closed between $450,000 and $549,999 and 5 closed at $550,000 or more, so higher prices do happen. A price well above recorded sales of the same builder and plan, with that builder advertising a new home nearby, usually costs a seller time.

Do Turnleaf sellers compete with new construction?

Yes. Dream Finders Homes, Lennar, M/I Homes and Perry Homes are advertising homes in Turnleaf, the county approval allows up to 1,762 homes, and Phase 1B and Phase 2A were in county review in August 2026. We show buyers why a finished home on a known lot, with a closing date you control, deserves its price beside a builder’s list.

Should I sell a newly built Turnleaf home right away?

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.

What is a Perry, Lennar, M/I or Dream Finders home in Turnleaf worth when I resell?

It depends on the plan, lot class, heated area, lot position and options, matched to recorded sales and set beside what the builders are advertising now. Your closing documents tell us the plan and lot. We print no median by builder, because the counts in each builder section are too small to be reliable.

How does the Coral Creek CDD affect selling my Turnleaf home?

A buyer sees the district’s assessment as a line on the tax bill and will ask what it is and how long it runs. For fiscal year 2026 the adopted on-roll totals run from $1,946.81 to $3,015.02 by class, and the Series 2024 bonds behind the debt line mature through 2054. We show your class and its figure in writing, with the payoff route from the district manager.

Why do I see both Turnleaf and Coral Creek?

Turnleaf is the marketed name and the name on both recorded plats. Coral Creek is the name of the community development district and the project’s earlier name. Use the district’s documents when you want the official assessment record, and our community guide when you want the whole picture.

Is my Turnleaf home still in Zone D?

Not on the current map. Zone D applied under the 2022 flood map. FEMA’s Letter of Map Revision 25-04-4878P, effective May 27, 2026, placed every built home’s lot in Zone X. A flyer, quote or listing prepared before that date can still say Zone D, so we put the current FEMA layer in front of every buyer.

Do I need a new survey or elevation certificate?

Not by default. Whether an elevation certificate exists for your lot in the public record: Information not available at time of publishing (checked 2026-10-01). 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 against the flood map.

Do I need to disclose flood history?

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.

How does insurance affect my Turnleaf sale?

Insurance shapes the buyer pool more than the price. We print no premium, because we obtained no quote for any Turnleaf address. Every roof on the roll dates from 2025, built lots are Zone X after the 2026 revision, and Citizens requires a flood policy on every wind policy from January 1, 2027. If you have a wind mitigation form, hand it to buyers early.

What repairs should I make before listing?

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.

Does my builder warranty transfer to the buyer?

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 builder’s warranty document, so we read it with you.

What association approvals are needed to sell?

Information not available at time of publishing (checked 2026-10-01). 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. Turnleaf Homeowners Association, Inc. is the one association on the state’s corporation records for the community.

Can I sell while the developer still controls the HOA?

Yes. Developer control of the association does not stop an owner from selling. Turnleaf Homeowners Association, Inc. was filed in December 2024 and is still under developer control as of October 1, 2026, and no turnover date was found. The association’s statement and its estoppel certificate are what a buyer’s title company will rely on.

What does the Turnleaf estoppel certificate cost?

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 Turnleaf association charges: Information not available at time of publishing (checked 2026-10-01). We order it early and show the amount on your net sheet.

What are the Turnleaf HOA dues a buyer will ask about?

Information not available at time of publishing (checked 2026-10-01). Turnleaf Homeowners Association, Inc. has not published a budget or dues figure we could read, and we do not print figures from marketing or older documents. Your own association statement shows what you pay, and we put it in the listing file so a buyer reads the real number.

What must I give a buyer under Florida Statute 720.401?

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 and the regime that governs your parcel. We keep the district’s assessment line and the association’s documents together so the packet is complete.

Does the Coral Creek district assessment transfer to the buyer?

The assessment is billed on the property, not on you personally. Once a lot is sold to a homeowner, the Coral Creek district assessment appears on the Charlotte County tax bill, and the contract and the closing statement decide how the year’s bill is split between you and the buyer. For anything about how the assessment binds the property, ask your attorney.

Can my buyer pay off the Coral Creek CDD debt?

Yes, prepayment is allowed under the bond documents for the Series 2024 bonds, issued at $12,820,000 with term bonds maturing through 2054. A payoff amount for your lot comes from the district manager in a written letter, and the contract decides who pays it. We do not print a payoff figure, because only the letter for your parcel is current.

What are seller closing costs in Charlotte County?

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 with the district line. Documentary stamps are about $2,450 on a $350,000 sale. Our Florida seller closing costs guide lists the full stack.

Can I sell my Turnleaf lot without building?

A lot sale is its own question, because a lot buyer weighs the district class, the flood map and which builder would build. We print no lot sale price, because recorded lot sales are Information not available at time of publishing (checked 2026-10-01). Read your purchase contract for any resale term, and ask us for a lot opinion.

Can my buyer rent the home after purchase?

Information not available at time of publishing (checked 2026-10-01). Rental rules sit in the recorded Declaration, which was not available to us, and we do not assume them or repeat a builder’s or developer’s summary. If a buyer plans to rent, we ask that you give them your copy to read before they make an offer.

Does the HOA allow For Sale signs in Turnleaf?

Information not available at time of publishing (checked 2026-10-01). 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.

What if my home has open permits?

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.

Does the unfinished amenity center affect my price?

We make no claim about its effect on price. The county approved a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court in 2025, and no county record of construction or an opening date was found as of October 1, 2026. Your listing states the status in those words.

How do evacuation zones affect a Turnleaf sale?

They do not stop a sale, and buyers ask about them. Turnleaf spans county Zones B, C and D, and the 73 built homes on the roll are 68 in Zone D and 5 in 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.

How do I price against Willow and Heritage Landing?

Start with your own plat’s recorded sales, then use the neighbors as a cross-check. See our valuation pages for Willow and Heritage Landing. Each community has its own windows, district and association layers, so we adjust for the differences instead of comparing medians directly.

How long does closing take?

Information not available at time of publishing (checked 2026-10-01) as a Turnleaf figure. Closing depends on the contract’s dates, the buyer’s lender and the title work, and the estoppel certificate, the appraisal and the flood determination each run on their own clock. We set the calendar with you before you accept an offer.

Can I sell my Turnleaf home as is?

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.

Is now a good time to sell in Turnleaf?

We do not forecast prices. The record shows 79 sales in 12 months at a $350,000 median, four builders selling and more plats in review. If you need to sell, the question is whether your home is priced against what is closing now and what the builders are advertising, and we will tell you plainly.

When is the best time to list a Turnleaf home?

Information not available at time of publishing (checked 2026-10-01) for any Turnleaf seasonal pattern. The quarterly counts follow builder closings, Turnleaf’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.

What is Save Our Homes portability for a Turnleaf seller?

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.

Do I owe capital gains tax when I sell?

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.

Can I offer seller concessions in Turnleaf?

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 builders are offering.

Will the projects near Turnleaf affect my home’s value?

We do not claim a value effect. Turnleaf’s own Phase 1B and Phase 2A are in county review, Fire Station 17 is under construction with completion estimated in March 2027, a commercial planned development to the south awaits a commission decision, and the Tuckers Grade Extension is unfunded. A buyer will ask, and we hand over the county documents.

Is the Turnleaf valuation really free, and do I have to list with you?

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.

What is the McGreevy and Comisar fee to list?

Information not available at time of publishing (checked 2026-10-01) 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.

Why choose McGreevy and Comisar to sell in Turnleaf?

We price on the county’s recorded sales, we read the Coral Creek district’s budget and bond documents before a buyer’s agent does, and we set your home honestly beside four builders. 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 Jesse at (239) 898-6072 for a free valuation.

What Turnleaf Sellers Say About Working With Us

McGreevy and Comisar are a top-reviewed Turnleaf 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.

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Verified Google review

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review

Ask for the same care on your Turnleaf home

The same partners who earned those reviews will price your home. Request a free Turnleaf home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.

Downloadable Documents

Every document behind the Turnleaf figures above is public, and a buyer’s lender, insurer and agent will read many of them. These are the ones a Turnleaf seller actually uses, each linked to the issuing authority’s own copy rather than a reprint, so you read the current version.

Sources

Every Turnleaf figure on this page traces to one of the sources below, retrieved October 1, 2026 unless a line gives another date. Market figures carry their window in the body. We cite government, statutory, Coral Creek district and our own pages, and builder and developer pages only for their own product and pricing claims.

1. Charlotte County Property Appraiser public roll and sales files, our analysis. https://www.ccappraiser.com/
2. Charlotte County Property Appraiser, parcel 422309251002 (Turnleaf Phase I, tax district 120). https://www.ccappraiser.com/Show_parcel.asp?acct=422309251002&gen=T&tax=T&bld=T&oth=T&sal=T&lnd=T&leg=T
3. Charlotte County Property Appraiser, parcel 422309251049 (amenity tract). https://www.ccappraiser.com/Show_parcel.asp?acct=422309251049&gen=T&tax=T&bld=T&oth=T&sal=T&lnd=T&leg=T
4. Charlotte County Property Appraiser, 2025 Final Rate Chart. https://www.ccappraiser.com/taxroll/2025FinalRateChart.pdf
5. Charlotte County Property Appraiser, 2026 Proposed Rates by district. https://www.ccappraiser.com/taxroll/2026ProposedRatesDistrict.pdf
6. Charlotte County Property Appraiser, Tax Estimator. https://www.ccappraiser.com/TaxEstimator/
7. Charlotte County Property Appraiser, exemptions and portability. https://www.ccappraiser.com/exemption.aspx
8. Charlotte County Property Appraiser, form DR-501T. https://www.ccappraiser.com/forms/dr501t.pdf
9. Charlotte County Property Appraiser, Proposed Property Tax Amendment 3. https://www.ccappraiser.com/property-tax-amendment.aspx
10. Charlotte County, planned development petition PD-23-00007. https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/PD-23-00007.pdf
11. Charlotte County, DRC-25-066 decision letter. https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/DRC-25-066.pdf
12. Charlotte County, petitions and decision letters document server. https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/
13. Charlotte County Planning and Zoning Board agenda, March 11, 2024. https://www.charlottecountyfl.gov/core/fileparse.php/954/urlt/20240311-pz-agenda.pdf
14. Charlotte County Planning and Zoning Board agenda, April 13, 2026, revised. https://www.charlottecountyfl.gov/file/954/20260413-pz-agenda-revised.pdf
15. Charlotte County, Burnt Store Area Plan. https://www.charlottecountyfl.gov/departments/community-development/planning-zoning/comprehensive-planning/burnt-store-area-plan.stml
16. Charlotte County, Major Development Projects. https://www.charlottecountyfl.gov/departments/community-development/major-development-projects.stml
17. Charlotte County, Major Projects, April 2025. https://www.charlottecountyfl.gov/file/363/major-projects-april-2025.pdf
18. Charlotte County, Major Projects, all 2025. https://www.charlottecountyfl.gov/file/363/major-projects-all-2025.pdf
19. Charlotte County, Major Projects, February 2026. https://www.charlottecountyfl.gov/file/363/major-projects-february-2026.pdf
20. Charlotte County, Major Projects, August 2026. https://www.charlottecountyfl.gov/file/363/major-projects-august-2026.pdf
21. Charlotte County GIS, Essentials CCGISLayers map service. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer
22. Charlotte County GIS, Subdivisions layer 36. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/36
23. Charlotte County GIS, Ownership layer 27. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/27
24. Charlotte County GIS, Lots layer 24. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/24
25. Charlotte County GIS, Petitions layer 28. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/28
26. Charlotte County GIS, MSBU layer 25 (Fire Rescue). https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/25
27. Charlotte County GIS, storm surge evacuation zones layer 34. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/34
28. Charlotte County GIS, Institutional layer 22. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/22
29. Charlotte County GIS, Greater Charlotte Street Lighting District layer 94. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/94
30. Charlotte County Utilities Mapbook 2024, Certificated Water Service Areas layer 37. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Apps/Utilities_Mapbook_2024/MapServer/37
31. Charlotte County Utilities Mapbook 2024, Certificated Sewer Service Areas layer 36. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Apps/Utilities_Mapbook_2024/MapServer/36
32. Charlotte County Emergency Management, Know Your Zone. https://www.charlottecountyfl.gov/departments/emergency-management/know-your-zone.stml
33. Charlotte County, Burnt Store Road East-West Connector project. https://www.charlottecountyfl.gov/projects/burnt-store-road-east-west-connector.stml
34. Charlotte County, 2026 infrastructure project sheet, Burnt Store Road Area East/West Connector. https://www.charlottecountyfl.gov/file/323/2026-infrastructure-project-burnt-store-road-area-east-west-connector.pdf
35. Charlotte County, Fire Station 17 project. https://www.charlottecountyfl.gov/projects/fire-station-17.stml
36. Charlotte County, county column, May 6, 2026. https://www.charlottecountyfl.gov/file/1040/column-20260506.pdf
37. Charlotte County, Burnt Store Water Reclamation Facility Expansion project. https://www.charlottecountyfl.gov/projects/burnt-store-water-reclamation-facility-expansion.stml
38. Charlotte County Utilities projects update, January 13, 2026. https://data.charlottecountyfl.gov/Agenda/20260113CCU/3.pdf
39. Charlotte County, MSBU and MSTU index. https://www.charlottecountyfl.gov/msbu-mstu/
40. Charlotte County Clerk of the Circuit Court, fee schedule for documentary stamps and recording. https://www.charlotteclerk.com/Fee/FeeIndex/
41. Coral Creek Community Development District. https://coralcreekcdd.net/
42. Coral Creek CDD, district documents. https://coralcreekcdd.net/documents
43. Coral Creek CDD, fiscal year 2026 adopted budget. https://coralcreekcdd.net/_assets/documents/fy-2026/2026-CCCDD-budget.pdf
44. Coral Creek CDD, fiscal year 2027 proposed budget. https://coralcreekcdd.net/_assets/documents/fy-2027/2027-CCCDD-budget-proposed.pdf
45. Coral Creek CDD, agenda package, November 16, 2023. https://coralcreekcdd.net/_assets/documents/fy-2024/2023-11-16-CCCDD-agenda.pdf
46. Coral Creek CDD, public hearings and meeting agenda, August 21, 2025. https://coralcreekcdd.net/_assets/documents/fy-2025/2025-08-21-CCCDD-agenda.pdf
47. Coral Creek CDD, agenda package, May 21, 2026. https://coralcreekcdd.net/_assets/documents/fy-2026/2026-05-21-CCCDD-agenda.pdf
48. Coral Creek CDD, public hearings and meeting agenda package, August 20, 2026. https://coralcreekcdd.net/_assets/documents/fy-2026/2026-08-20-CCCDD-agenda.pdf
49. Limited Offering Memorandum, Coral Creek CDD Special Assessment Revenue Bonds, Series 2024. https://fmsbonds-wpoffload.s3.amazonaws.com/PROD/wp-content/uploads/2024/02/27142920/217766AA2.pdf
50. FMSbonds, Coral Creek CDD official statement, CUSIP 217766AA2. https://www.fmsbonds.com/official-statements/217766aa2-coral-creek-cdd-fl/
51. Florida Auditor General, Coral Creek CDD audit, fiscal year ended September 30, 2025. https://flauditor.gov/pages/specialdistricts_efile%20rpts/2025%20coral%20creek%20community%20development%20district.pdf
52. Florida Auditor General, Coral Creek CDD audit, fiscal year ended September 30, 2024. https://flauditor.gov/pages/specialdistricts_efile%20rpts/2024%20coral%20creek%20community%20development%20district.pdf
53. Florida Statutes, Chapter 190, community development districts. https://www.flsenate.gov/Laws/Statutes/2026/Chapter190
54. Florida Division of Corporations, Turnleaf Homeowners Association, Inc., N24000014119. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=TURNLEAFHOMEOWNERSASSOCIATION%20N240000141190&aggregateId=domnp-n24000014119-33cb583e-b83f-4f70-a487-acd889a045c5
55. Florida Division of Corporations, Burnt Store Developers, LLC, M22000004222. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BURNTSTOREDEVELOPERS%20M220000042220&aggregateId=forl-m22000004222-87e919e4-f9ff-402e-9fc4-c7dca6a0a1ca
56. Florida Division of Corporations, entity name search “Turnleaf”. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=TURNLEAF&searchTerm=TURNLEAF
57. Florida Statutes 720.307, transition of association control, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/720.307
58. Florida Statutes 720.30851, estoppel certificates, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/720.30851
59. Florida Statutes 720.401, prospective purchasers subject to association membership requirement, disclosure summary, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2024/720.401
60. Florida Statutes 689.302, flood disclosure, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/689.302
61. Florida Statutes 689.261, property tax disclosure, Florida Legislature. https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.261.html
62. Florida Statutes 553.837, new home warranty, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/553.837
63. Florida Statutes 193.155, homestead assessment and portability, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/193.155
64. Florida Statutes 201.02, documentary stamp tax on deeds, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/201.02
65. Florida Statutes 627.351, Citizens Property Insurance, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/627.351
66. Florida Statutes 627.7011, homeowner policies and roof age. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html
67. Florida Statutes 627.0629, windstorm mitigation discounts. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.0629.html
68. Florida Department of Revenue, property tax exemptions and portability. https://floridarevenue.com/property/Pages/Taxpayers_Exemptions.aspx
69. Florida Office of Insurance Regulation, wind mitigation resources. https://floir.gov/consumers/wind-mitigation-resources
70. Uniform Mitigation Verification Inspection Form OIR-B1-1802, Florida Office of Insurance Regulation. https://floir.gov/docs-sf/default-source/property-and-casualty/oir-b1-1802.pdf
71. Citizens Property Insurance, Flood Coverage. https://www.citizensfla.com/flood
72. Citizens Property Insurance, Wind Mitigation Inspections. https://www.citizensfla.com/wind-mitigation-inspections
73. Florida Department of Education, school grades 2025-26 (spreadsheet). https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
74. Charlotte County Public Schools, Boundary Locator lookup service. https://resources.yourcharlotteschools.net/BoundaryLocator
75. Charlotte County Public Schools, Boundary Locator. https://www.yourcharlotteschools.net/73177_3
76. Florida State Parks, Charlotte Harbor Preserve State Park. https://www.floridastateparks.org/parks-and-trails/charlotte-harbor-preserve-state-park
77. Florida Department of Transportation, Florida Traffic Online AADT layer. https://gis.fdot.gov/arcgis/rest/services/FTO/fto_PROD/MapServer/7
78. Publix, Burnt Store Marketplace. https://www.publix.com/locations/1557-burnt-store-marketplace
79. Walmart, Punta Gorda Supercenter. https://www.walmart.com/store/778
80. FEMA, Letter of Map Revision 25-04-4878P, Turnleaf Phase 1 As-Built. https://msc.fema.gov/portal/downloadProduct?filepath=/R04/FLORIDA_12/CHARLOTTE_12015/CHARLOTTE_120061/25-04-4878P/SubmissionRepository/Revisions.FinalDeterm/25-04-4878P-120061.pdf&productTypeID=LOMC&productSubTypeID=LOMR&productID=25-04-4878P-120061
81. FEMA, National Flood Hazard Layer. https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
82. FEMA, LOMR layer. https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/1
83. FEMA, FIRM Panels layer (panel index). https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/3
84. FEMA Flood Map Service Center, search by address. https://msc.fema.gov/portal/search
85. FEMA FloodSmart. https://www.floodsmart.gov/
86. FEMA FloodSmart, What Is My Flood Risk. https://www.floodsmart.gov/flood-zones-and-maps/what-is-my-flood-risk
87. FEMA FloodSmart, Buy a Policy. https://www.floodsmart.gov/get-insured/buy-a-policy
88. WINK News, Charlotte County maintains its CRS flood insurance discount, September 9, 2025. https://www.winknews.com/news/charlotte/charlotte-county-maintains-25-fema-crs-flood-insurance-discount/article_cbfcebb1-ac6a-466b-bb09-34e27317f764.html
89. National Hurricane Center, Tropical Cyclone Report, Hurricane Charley. https://www.nhc.noaa.gov/data/tcr/AL032004_Charley.pdf
90. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian. https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
91. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene. https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf
92. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton. https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
93. Quality Control Standards for Automated Valuation Models, 89 FR 64538, August 7, 2024, Federal Register. https://www.federalregister.gov/documents/2024/08/07/2024-16197/quality-control-standards-for-automated-valuation-models
94. What the NAR settlement means for home buyers and sellers, National Association of Realtors. https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers
95. NAR settlement FAQs, National Association of Realtors. https://www.nar.realtor/the-facts/nar-settlement-faqs
96. OSRM public routing service, drive times (our analysis). https://router.project-osrm.org/
97. GreenPointe, Turnleaf community page (developer marketing). https://greenpointellc.com/communities/turnleaf/
98. Turnleaf developer site, frequently asked questions (developer marketing). https://liveturnleaf.com/frequently-asked-questions/
99. Lennar, Lennar at Turnleaf (builder marketing). https://www.lennar.com/new-homes/florida/sarasota-manatee/punta-gorda/lennar-at-turnleaf
100. Dream Finders Homes, Turnleaf (builder marketing). https://dreamfindershomes.com/new-homes/fl/punta-gorda/turnleaf-1/
101. M/I Homes, Turnleaf (builder marketing). https://www.mihomes.com/new-homes/florida/southwest-florida/punta-gorda/turnleaf
102. Perry Homes, Turnleaf 50’ (builder marketing). https://www.perryhomes.com/new-homes/florida/southwest-florida/turnleaf/turnleaf-50
103. Perry Homes, Turnleaf 60’ (builder marketing). https://www.perryhomes.com/new-homes/florida/southwest-florida/turnleaf/turnleaf-60
104. Turnleaf community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/turnleaf
105. Punta Gorda community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/punta-gorda
106. Willow community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/willow-punta-gorda
107. Heritage Landing community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/heritage-landing
108. Burnt Store Village community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/burnt-store-village
109. Burnt Store Lakes community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/burnt-store-lakes
110. Deep Creek community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/deep-creek
111. Burnt Store Isles community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/burnt-store-isles
112. Punta Gorda Isles community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/punta-gorda-isles
113. Burnt Store Marina community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/burnt-store-marina
114. Florida seller closing costs guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/seller-closing-costs-florida
115. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Florida Supreme Court (cited as text).
116. Charlotte County Property Appraiser public sales files, Turnleaf qualified sales of improved properties, September 27, 2025 to September 26, 2026, our analysis (county file, cited as text).

Your Local Real Estate Experts

By Jesse McGreevy and Marc Comisar. For this page we tracked 79 recorded Turnleaf sales from the Charlotte County file, the Coral Creek district’s budgets and bond documents, FEMA’s 2026 map revision 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 Turnleaf, 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 Turnleaf, Willow, Heritage Landing, Burnt Store Village, Burnt Store Lakes, Punta Gorda Isles 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.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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 Turnleaf home valuation. Call Jesse direct 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 Turnleaf 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.