A written range for a Willow home, built from 93 Charlotte County recorded sales, the CDD assessment and the builders next door, not an algorithm. No obligation, and we send you the comparables we used.
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McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012. Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and more than $2.5 billion sold as the Domain Realty Group team.
By Jesse McGreevy and Marc Comisar. Updated September 2026. If you want the whole community first, including the 2021 district, the plats, the fees, flood, schools and daily life, our Willow community guide covers it, and our Punta Gorda guide covers the wider market. This page answers one question: what your Willow home would sell for today, on the Charlotte County record.
Charlotte County recorded 93 Willow sales on the Tuckers Pointe plat in the 12 months to September 26, 2026, and 53 of them closed between $250,000 and $349,999. Calendar 2025 shows 86 sales at a $330,000 median, and 2026 to date shows 53 at $320,000. Your Willow number turns on lot class, size, flood map and the builders next door.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest recorded sale August 14, 2026; Tuckers Pointe Community Development District fiscal year 2027 budget; builder marketing pages seen September 30, 2026).
In the last 12 months we tracked 93 Charlotte County recorded sales in Willow, and every price opinion our team writes here starts from that record.
Willow is the marketed name of a master-planned community that the county, the plat and the taxing district file as Tuckers Pointe, in unincorporated Charlotte County with a Punta Gorda, Florida 33955 mailing address. It is a new community on a plat sequence that runs from September 2023 to 2026: the county roll lists 381 parcels, of which 128 are single-family homes with a year built of 2024 or 2025 and 226 are coded vacant residential, and the roll lags new construction, so the real count of finished homes is higher than the roll shows.
That mix changes how a home here is valued. A Willow resale does not compete only with other resales. It competes with homes that Lennar and Toll Brothers are advertising a few streets away, with the next phase that is still being platted, and with a stack of district and association charges that a buyer adds to the price before deciding. The recorded sales that anchor a price are in the county file, and they tell a seller more than a portal estimate can.
Figure | What it measures | Window and source |
|---|---|---|
93 sales | Recorded improved sales on the Tuckers Pointe plat; no median is printed for this window | September 27, 2025 to September 26, 2026, Charlotte County Property Appraiser public sales files, our analysis |
$330,000 | Median of 86 recorded sales in calendar 2025 | January 1 to December 31, 2025, same source |
$320,000 | Median of 53 recorded sales in 2026 to date | January 1 to September 26, 2026, same source |
$327,250 | Median of the 28 single-family sales among those 53 | January 1 to September 26, 2026, same source |
68 of 93 | Sales that carry a year built on the roll, every one built in 2020 or later; the other 25 have none on the roll | September 27, 2025 to September 26, 2026, same source |
$718,000 | Highest recorded sale, November 14, 2025, a 2025-built home of 3,442 square feet on Willowleaf Boulevard | Same source |
$1,573.31 to $2,246.57 | Tuckers Pointe district assessment per home, Area One, fiscal year 2027, by lot class | Tuckers Pointe Community Development District adopted budget |
Each row has its own window and its own count, so we never add the rows, average them or subtract one from another. The 12-month window overlaps both calendar years. A $10,000 gap between the 2025 and 2026 medians compares two different windows with different numbers of sales, and it is not a trend by itself.
The first lesson for a Willow 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 townhome carry different district assessments, different association layers and different comparable sales. What separates one sale from another here is the lot class, the year the home was built, its heated area, where the lot sits against the lakes and the 2025 flood map, and what a buyer sees when the builder's own homes are advertised next door.
Start with four questions. Is your home on the Phase 1 plat, which the district calls Area One and which is on the county tax bill, or in a later phase, which the district calls Area Two? Is it a single-family home on a 40, 50 or 60 foot lot, or a townhome in the separate Townhomes at Willow association? Does your lot back to a lake edge or sit near the north end of Willowleaf Boulevard, where the 2025 flood map shows Zone AH? And did you buy from a builder in the last two years, so that the same builder may be selling the identical plan beside you today? Those answers move a Willow valuation further than any community median does.
The Charlotte County Property Appraiser recorded 93 qualified improved sales in Willow on the Tuckers Pointe plat 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 Willow both are Information not available at time of publishing (checked 2026-09-30). We do not borrow a figure from a neighboring community to fill the gap, and we do not print a price per square foot, because we have not computed one for Willow.
Willow sellers call McGreevy and Comisar because we price on the record that moves the price: 93 Charlotte County recorded sales on the Tuckers Pointe plat in 12 months, the district assessment for the lot class, the 2025 flood map revision, and the builders still marketing homes beside you. We have been Top 1% nationally since 2008.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, 12 months to September 26, 2026; Tuckers Pointe Community Development District fiscal year 2027 budget; FEMA National Flood Hazard Layer, queried September 30, 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 Willow home on the county's recorded sales, who has read the district's budget by lot class, and who can explain the 2025 flood map revision to a buyer before the buyer's lender does.
We do not publish a story about a Willow sale on this page. We publish the method we use on every one: the county's recorded sales on the Tuckers Pointe plat, sorted by year built and size, then matched by hand to lot width on the plat; the district's published assessment for your class; the FEMA zone for the exact lot under the 2025 map; 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.
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 Willow valuation, one of us walks the house, reads the lot against the plat and the flood map, and returns the written range. Call Jesse direct at (239) 898-6072.
The fastest route to a Willow 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 Tuckers Pointe plat, the district assessment for your lot class, the flood panel for your lot and a seller net sheet.
Enter your address in the free Willow 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.
A written range; the recorded sales we used, with year built and heated area; the adjustments we made and why; the district assessment for your lot class, shown with its fiscal year and basis; the FEMA zone and panel for your lot under the 2025 map revision; 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 Willow selling plan.
The Zestimate and other automated estimates read public records and prior sales. In Willow they cannot see the district assessment your lot class carries, the 2025 flood map revision, or the builder's advertised price on the next street, so we start from the county's recorded sales instead.
The Quality Control Standards for Automated Valuation Models rule, 89 FR 64538, was published on August 7, 2024 and took effect on October 1, 2025. Six agencies issued it jointly: the OCC, the Federal Reserve, the FDIC, the NCUA, the CFPB and the FHFA. Lenders that use an automated model in a mortgage credit decision must adopt controls to ensure a high level of confidence in the estimates, protect against data manipulation, avoid conflicts of interest, require random sample testing and reviews, and comply with nondiscrimination law. The rule governs models used in credit decisions. A free instant estimate on a consumer website is not a credit decision, and it carries no such testing.
Every Willow single-family home on the county roll shows a year built of 2024 or 2025, so a model has almost no history to learn from: no prior resale cycle, no renovation record, no long run of recorded sales on the same street. It also reads a roll that lags construction. Of the 93 recorded sales on the Tuckers Pointe plat in the latest 12 months, 25 sit on parcels with no year built on the roll, and an estimate built on that roll cannot say whether your home is priced above or below the one two streets over.
Finish level, upgrades paid for after closing, landscaping, window treatments and any outdoor living additions are not recorded by any county field. Two Willow homes built in the same year on the same street can differ in what a buyer would pay, and a model that averages them treats a showroom home and a bare one as the same product. We read the house, and we read the lot against the plat.
A Willow buyer pays the Tuckers Pointe district an annual assessment that depends on the lot class: for Phase 1 homes, fiscal year 2027 totals of $1,573.31 for a 40 foot lot, $1,909.94 for a 50 foot lot and $2,246.57 for a 60 foot lot, on the county tax bill. The offering statement for the district's bonds also estimates master association fees of about $2,116 to $3,804 per unit annually. A portal estimate prices the house and leaves these layers out, and a buyer adds them to the monthly cost before making an offer.
Under the 2022 FEMA map the Willow plat was Zone D. A 2025 map revision, LOMR 24-04-2434P effective March 24, 2025, re-mapped it into Zones X, AH and AE. Five of the county's own older layers still show Zone D for the same ground, which means a model or a listing that reads an older layer can show the wrong zone. We check the current federal layer for your lot, and we test the lot, not a single point.
Lennar and Toll Brothers advertise new Willow 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 upgrades 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.
Willow is the name builders and the master association use. Tuckers Pointe is the name on the recorded plat and on the community development district. Several other names sound close and are not Willow: Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats, and the Lennar collection called Villas is not the unrelated Villas at Willow Lake association. A tool that blends them by place name prices a Willow home against homes in other communities. We price yours on Charlotte County recorded sales from the Tuckers Pointe plat only.
We value a Willow home with a comparative market analysis built from Charlotte County recorded sales on the Tuckers Pointe plat, sorted by year built and size, then matched by hand to lot width on the plat and flood setting, set beside the builders' dated marketing prices, and adjusted for the district and association layers. You receive every comparable.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Tuckers Pointe Community Development District fiscal year 2027 budget; FEMA National Flood Hazard Layer, queried September 30, 2026; builder marketing pages seen September 30, 2026).
The district sorts Willow homes by lot class: single-family homes on 40, 50 and 60 foot lots, twin villas and townhomes. Of the up to 1,389 planned homes under the district's plan, 285 are single-family on 40 foot lots, 477 on 50 foot lots, 147 on 60 foot lots, 120 are twin villas and 360 are townhomes. The builders use a different vocabulary: Lennar markets collections it calls Patio, Executive, Manor and Villas, plus townhomes, and Toll Brothers markets two collections it calls Azalea and Pine. No document we read ties a builder collection to a district class, so we do not map one to the other. We set the comparable pool by lot class and product first, then by year built and heated area.
We read the Charlotte County Property Appraiser's recorded, qualified sales for the Tuckers Pointe plat, which carry a sale date, a price and, where the roll has one, a year built and heated area. The SWFL MLS would add days on market and sale-to-list for the listed sales, and neither is available for Willow: Information not available at time of publishing (checked 2026-09-30). The county has no days-on-market field, so a Willow valuation starts from the recorded sales and we add MLS pace when we have it.
Phase 1 holds 354 platted lots. The district's FY2027 budget counts 98 on 40 foot lots, 177 on 50 foot lots and 43 on 60 foot lots at standard Area One rates, plus 36 lots at reduced rates, 19 on 50 foot lots and 17 on 60 foot lots. Then we look at what surrounds the lot. A finished street reads differently from a block that is still mostly land: of 38 parcels on Birdsong Loop the roll codes 34 vacant, and every parcel on Firelight Court and Moonstar Court is still coded vacant residential. We also note whether the lot backs to a lake, because lake-edge lots can touch a mapped flood polygon at the rear even when the house itself does not.
We confirm the FEMA zone for the lot on the current National Flood Hazard Layer, not on an older county layer. Two FIRM panels cover Willow, 12015C0263G and 12015C0430G, both effective December 15, 2022, and both showed the area as Zone D. LOMR case 24-04-2434P, effective March 24, 2025, re-mapped it into Zones X, AH and AE. 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 an elevation certificate when one exists. Whether an elevation certificate exists for your lot: Information not available at time of publishing (checked 2026-09-30).
Every Willow single-family home on the roll was built in 2024 or 2025, after the January 1, 2002 Florida Building Code date that Citizens' wind mitigation guide uses. That helps, but it does not replace paperwork: a roof credit can follow the year of construction, while credit for impact windows, shutters and doors needs a completed wind mitigation form. We ask what documents exist before we set the price, because a buyer will ask the same question during the inspection period. We publish no premium, since we obtained no quotes.
We pull your tax bill and split out the county's ad valorem tax, which was 15.0855 mills for 2025 in Willow's tax district, from the Tuckers Pointe district assessment and from any county service lines. 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. We found no sample Willow tax bill, so we show no bill illustration here, and we do not reuse an illustration from another community.
The comparables with year built and heated area, the adjustments, the district assessment for your 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 Willow numbers are on the sheet we hand you.
Willow home values move first with lot class and the district assessment it carries, then with year built, heated area, the lot's position against lakes and the flood map, and what the builders advertise nearby. Of the 93 recorded sales on the Tuckers Pointe plat, 68 carry a year built, and all 68 are 2020 or later.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Tuckers Pointe Community Development District fiscal year 2027 budget; FEMA National Flood Hazard Layer, queried September 30, 2026; builder marketing pages seen September 30, 2026).
Value driver | How we treat it | Why a Willow buyer cares |
|---|---|---|
Lot class, 40, 50 or 60 foot | Priced within its own class | The Area One district assessment runs $1,573.31, $1,909.94 and $2,246.57 a year by class, FY2027 |
Area One or Area Two basis | Stated with its fiscal year and basis, never compared in one column | Area One is on the county tax bill; Area Two is an off-roll budget on a different basis |
Townhome | A separate product with its own association | Townhomes at Willow Homeowners Association, Inc. exists; its dues are unpublished |
Year built | Every home on the roll is 2024 or 2025; every sale with a year built is 2020 or later | Condition, roof paperwork and upgrades separate one home from the next |
Heated area | Compared within the lot class | The highest recorded sale, $718,000, was a 2025-built home of 3,442 square feet |
Street and build status | Read the block, not just the lot | Birdsong Loop has 34 of 38 parcels coded vacant; Firelight Court and Moonstar Court are all coded vacant |
Lake edge or flood polygon | Test the lot and the building | The north end of Willowleaf Boulevard falls in Zone AH under the 2025 map; most tested points are Zone X |
Builders' advertised prices | Shown as builder marketing, never as recorded prices | A buyer sees a new home and a resale side by side |
Amenity center status | Described only as the offering statement and county describe it | Opening is not confirmed in the records we read |
Roof, openings and wind mitigation form | Documented before listing | A current form lets a buyer price insurance early |
Open violations or unapproved exterior work | Cleared before listing | An open violation appears on the association's estoppel certificate |
Fifty-three of the 93 Willow recorded sales on the Tuckers Pointe plat in the latest 12 months closed between $250,000 and $349,999, and the builders are advertising new homes beside you, so your listing has to hold up against both. Start with a free Willow home valuation built on those recorded sales, or read how we sell homes in Willow, 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 Willow, and call Marc at (239) 287-5873. You are working with Top 1% Real Estate Agents Nationally Since 2008.
The district's assessment follows the lot and its class, and a buyer reads it as part of what the home costs to own. For a Phase 1 home the fiscal year 2027 total is $1,573.31 on a 40 foot lot, $1,909.94 on a 50 foot lot and $2,246.57 on a 60 foot lot, each made of $226.81 for operations and maintenance plus debt service of $1,346.50, $1,683.13 or $2,019.76. 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 the district's budget before we quote anything.
The county roll gives a year built of 2024 or 2025 for all 128 single-family homes on it, and every one of the 68 recorded sales with a year built is 2020 or later. When age is this uniform, age stops separating one sale from the next, and what separates them is how the home was finished, what has been added since, 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.
The highest recorded sale in the latest 12 months was $718,000 on November 14, 2025, for a 2025-built home of 3,442 square feet on Willowleaf Boulevard. 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 at the top of the file, but we do not publish a price per square foot for Willow, because we have not computed one, and we do not set a size premium from a single sale. We compare your home with sales of similar size in its own lot class and show you the adjustment.
Willow is a master-planned community, so setting comes from the plan around the lot. The offering statement lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn, and says construction commenced in October 2025 with completion expected by August 2026. We do not describe the amenities as open, because an approval and a schedule are plans and not a certificate of completion, and we tell sellers to get the association's written opening status before they market the amenity. No golf course, marina or private club appears in the plat, the offering statement or the county records we read, and we describe none of them.
Under the 2025 map revision about 311.1 acres of the plat analyzed are Zone X, 149.2 acres are Zone AH and 43.0 acres are Zone AE, our analysis of the FEMA layer, and about 38.1 percent is in a special flood hazard area, most of it stormwater lakes, wetland tracts and the rear edges of lots that back to lakes. At the street level, 45 of 46 points we tested were Zone X, and the exception was the north end of Willowleaf Boulevard in Zone AH. The flood section below has the whole story.
Whatever the builder installed, a documented roof permit date, a current wind mitigation report and the product approvals for the windows and doors are three of the strongest supports a Willow seller can hand a buyer. So is the builder's warranty paperwork and any association approval for later exterior work. The recorded Declaration, which sets the association's approval rules, was not available to us, so we ask each seller for a copy and check it before the first showing.
Charlotte County recorded 93 qualified improved sales in Willow on the Tuckers Pointe plat in the 12 months to September 26, 2026. Fifty-three closed between $250,000 and $349,999, and 13 closed at $450,000 or more. The newest recorded sale is dated August 14, 2026, so the latest weeks are not yet in the county file.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest recorded sale August 14, 2026).
Segment | Recorded sales | Median | What it covers |
|---|---|---|---|
All qualified improved sales, 12 months | 93 | Not printed | Count and price bands only, September 27, 2025 to September 26, 2026 |
Calendar year 2025 | 86 | $330,000 | January 1 to December 31, 2025 |
January 1 to September 26, 2026 | 53 | $320,000 | A partial year |
January 1 to September 26, 2026, single-family only | 28 | $327,250 | A subset of the 53 |
Sales with a year built on the roll, 12 months | 68 | Not printed | Every one built in 2020 or later |
Sales with no year built on the roll, 12 months | 25 | Not printed | We draw no conclusion about them |
Qualified means the state's qualification codes for arm's-length sales, and improved means the parcel carried a building at sale, per the county file, which counts sales over $1,000. The newest weeks are not yet in the county file. We print no median for the 12-month window, and we do not average the two calendar-year medians, because each rests on its own window and its own count.
Sale type | Recorded sales |
|---|---|
Builder first sales | Information not available at time of publishing (checked 2026-09-30) |
Owner resales | Information not available at time of publishing (checked 2026-09-30) |
All improved sales, 12 months | 93 |
This is the table that makes a Willow valuation different from one in a built-out community, and it is the one we cannot fill from the files we read. We have not split the 93 recorded sales into first sales from a builder and resales by owners, so we make no claim about the mix and we do not say which is larger. The offering statement reports a different kind of count, from the builders and not from deeds: about 104 Area One homes closed with end users and 38 under contract as of March 15, 2026, and about 19 Area Two homes under contract as of April 14, 2026. Those are builder-reported, dated and measured on a different basis, so we never add them to the county counts.
What a seller needs from this is the principle. A first sale from a builder and a resale compete for the same buyer, and the buyer can see both. Your price has to hold up against the recorded sales of homes like yours and against what the builders are advertising, and we show you each separately.
Price band | Recorded sales, 12 months | Share |
|---|---|---|
Under $250,000 | 8 | 8.6 percent |
$250,000 to $349,999 | 53 | 57.0 percent |
$350,000 to $449,999 | 19 | 20.4 percent |
$450,000 to $549,999 | 9 | 9.7 percent |
$550,000 and up | 4 | 4.3 percent |
Total | 93 | 100.0 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026. Shares are rounded to one decimal.
The market has one thick band. Fifty-three of the 93 sales, a little under three in five, closed between $250,000 and $349,999, and another 19 closed between $350,000 and $449,999, so 72 of the 93, about 77 percent, closed between $250,000 and $449,999. Thirteen closed at $450,000 or more and four at $550,000 or more. If your hopes rest on the top of the range, the file shows how narrow that top is.
Year built | Recorded sales, 12 months |
|---|---|
2020 or later | 68 |
No year built on the roll | 25 |
Total | 93 |
Of the 93 recorded sales, 68 carry a year built on the roll and every one is 2020 or later. The other 25 have no year built, and the roll lags new construction. Across the community the roll shows 128 single-family parcels with a year built of 2024 or 2025. We do not set the 128 against the sales, because the roll counts parcels at one date and the sales file counts transfers over windows that overlap, and a reader who divides one by the other gets a number that means nothing.
The highest recorded sale in the 12-month window was $718,000 on November 14, 2025, for a 2025-built home of 3,442 square feet on Willowleaf Boulevard. Four sales closed at $550,000 or more. We do not publish an address-level sales list on this page, and we name a street only for the top sale. A recorded high is a ceiling to test your home against after we adjust for what differs, and it is not a promise about yours.
We have not computed a price per square foot for Willow, and we do not borrow one from a sibling community. When we do, the denominator will be the Property Appraiser's heated area field, not a listing's advertised square footage, so it should never be compared directly with a figure from a listing sheet. Until then your valuation rests on comparables matched by year built and size, then by hand to lot width on the plat, which tell you more than a community average would.
Willow's two recorded calendar-year medians are $330,000 on 86 sales in 2025 and $320,000 on 53 sales from January 1 to September 26, 2026. We do not call the $10,000 gap a trend, because it compares two different windows with different counts, and a community this new has no long arc to read.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, qualified improved sales, 2025 and January 1 to September 26, 2026, our analysis).
Period | Recorded sales | Median, all qualified improved sales | Single-family only |
|---|---|---|---|
2025, January 1 to December 31 | 86 | $330,000 | Not printed |
2026, January 1 to September 26 | 53 | $320,000 | $327,250 (28 sales) |
The county file shows no qualified sale on the plat from 2019 through 2024. We print the medians as the county file gives them, each with its own count, and we do not average them, add the counts or fit a line through two points.
The Phase 1 plat was recorded in September 2023, the first homes on the county roll carry a year built of 2024, and the Townhomes plat was recorded in February 2026 and the Phase 2 plat in March 2026. We found no recorded Phase 3 plat. A community at this stage sells new homes and a first wave of resales through the same window, at prices that depend on which lot classes and which streets were delivered when. A median can move because the mix of homes that sold changed, not because any one home gained or lost value. That is why we value your house from the comparables that match it and not from a year's median.
Window | Recorded sales | Median |
|---|---|---|
Calendar 2025 | 86 | $330,000 |
January 1 to September 26, 2026 | 53 | $320,000 |
The difference | Not computed | $10,000, about 3.0 percent, our arithmetic |
The 2026 window covers a little under nine months, and the 2025 window covers twelve. The gap in the two medians is $10,000, which is about 3.0 percent of $330,000, and a gap that size between windows of different length and different mix is a reason to keep watching, not 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.
Of the 53 sales in 2026 to date, 28 were single-family, at a $327,250 median, which is $7,250 above the $320,000 median of all 53. The file we used does not break out the other 25 in these figures, so we do not say what they are and we draw no conclusion about them. We show the single-family subset because a seller of a single-family home should look at it first.
We do not forecast prices, and no recorded sale predicts one. What the record shows is two medians, a thick band between $250,000 and $349,999, a thin top 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 a Willow home takes to sell is Information not available at time of publishing (checked 2026-09-30). Days on market and the sale-to-list ratio come from the SWFL MLS, which we could not use for Willow, and the county's deed file carries neither. We state what we can, and how we price without them.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, newest recorded sale August 14, 2026; SWFL MLS measures for Willow checked September 30, 2026).
Measure | Willow |
|---|---|
Median days on market | Information not available at time of publishing (checked 2026-09-30). |
Median sale-to-list ratio | Information not available at time of publishing (checked 2026-09-30). |
MLS closings in the window | Information not available at time of publishing (checked 2026-09-30). |
These are the two 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 Willow.
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 93 recorded sales on the Tuckers Pointe plat tell us how many homes changed hands and at what prices, and nothing about how long any of them sat. We do not turn a count of sales into a pace, and we do not describe a Willow home as fast or slow to sell.
Some of our sibling community pages carry timing figures on their own windows. We do not copy one onto Willow. 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 borrowed figure would look precise and be wrong.
We build your calendar backward from the date you need to close. Under Florida Statute 720.30851 an association must deliver an estoppel certificate within 10 business days of a request, the 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.
Sellers often ask for the best month to list, and for Willow the public record does not give us a seasonal pattern, so we do not invent one. The county's newest recorded sale in the file closed on August 14, 2026, which tells you how current the record is, and the file holds 93 recorded sales across the last 12 months without a month-by-month cut that we trust. When the MLS pace for Willow becomes available we will add it, with its own window, to this page.
The best comparables for a Willow home are recent recorded sales on the Tuckers Pointe plat with the same lot class, a similar year built and heated area, and a similar lake and flood setting. In the latest 12 months 68 of the 93 sales carry a year built, all 2020 or later, and the highest was $718,000.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; roll downloaded September 2026).
We do not publish an address-level sales list on this page. A comparable is a set of facts, not a street name, and we hand you the address-level file with your valuation. What follows is how we sort the 93 sales into cohorts before we pick the ones that belong beside your home.
Sixty-eight of the 93 recorded sales carry a year built, and every one is 2020 or later. These are the closest match for a Willow home, and within the group we sort by lot class, heated area and street. The roll shows 128 single-family homes with a year built of 2024 or 2025, so a buyer touring your home has very likely toured another one the same week. Condition, upgrades and roof paperwork often matter more than age here, because age barely varies.
Twenty-five sales closed on parcels the roll does not yet date. 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 as comparables. We draw no conclusion about the group as a whole.
Twenty-eight of the 53 recorded sales from January 1 to September 26, 2026 were single-family, at a $327,250 median. For a seller of a single-family home on a 40, 50 or 60 foot lot, this is the first subset to read. We then narrow by lot class, because the district assessment and the lot width differ, and by street.
The district counts 360 townhomes and 120 twin villas among the planned homes. The 381-parcel roll holds no townhome parcels yet, the townhome plat was recorded in February 2026, and we have not documented a recorded townhome sale in the files we read. A Willow townhome is a different product with its own association, Townhomes at Willow Homeowners Association, Inc., whose dues are unpublished, so we do not price one from single-family sales. We cover a townhome valuation with the association's documents in hand.
Lennar and Toll Brothers market new homes in Willow, 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, and we show the contract items a builder's price may leave out: upgrades, closing costs and the district and association layers.
The highest recorded sale was $718,000 on November 14, 2025, a 2025-built home of 3,442 square feet on Willowleaf Boulevard. 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.
For a seller, Willow's evidence base sits between two siblings: 93 recorded sales on the Tuckers Pointe plat in the 12 months to September 26, 2026, against 138 in Heritage Landing and 77 in Burnt Store Village, each on its own window. We print no Willow median for the 12 months, so we do not rank communities on price.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Willow; the figures and windows printed on our Heritage Landing, Burnt Store Village, Deep Creek and Punta Gorda Isles guides, read September 30, 2026).
Community | Recorded sales and window | Median | Cited to |
|---|---|---|---|
Willow | 93 recorded sales, September 27, 2025 to September 26, 2026 | Not stated for the 12 months; 2025 calendar year $330,000 (86 sales) | This page; Charlotte County Property Appraiser public sales files, our analysis |
Heritage Landing | 138 recorded sales, September 5, 2025 to August 31, 2026 | $352,500 | |
Burnt Store Village | 77 recorded sales, September 27, 2025 to September 26, 2026 | $325,000 | |
Deep Creek | 351 recorded sales, September 27, 2025 to September 26, 2026 | $341,000 | |
Punta Gorda Isles | 331 single-family recorded sales, September 25, 2025 to September 24, 2026 | $700,000 |
Windows differ by row, and each row states its own. The Heritage Landing, Burnt Store Village, Deep Creek and Punta Gorda Isles figures are the ones printed on those guides as of September 30, 2026, and each is cited to the page named. We report months of supply only where a published figure covers the community, and none does for Willow, so we do not print one. We print no per-square-foot figure for any row.
Heritage Landing is the closest sibling in character: a large new-construction community with a community development district of its own. Our guide prints 138 recorded sales and a $352,500 median, and Willow has no 12-month median to set against it, so we do not subtract one from the other. The district layer is where the two differ in a way you can check. Heritage Landing's Tern Bay district shows an operations and maintenance assessment of $1,356.09 and a bond assessment of $995.68 to $1,849.13 per home, while Willow's Tuckers Pointe district bills by lot class and by area, from $1,113.20 to $2,246.57 across two bases. Compare a specific Willow lot class with a specific Heritage Landing home only after you confirm what each bill includes.
Burnt Store Village is a different kind of place: newer homes on a platted grid with few amenities of its own. Our guide prints 77 recorded sales at a $325,000 median over exactly the same window as Willow, so the counts are directly comparable, Willow's 93 against the Village's 77. A Willow seller should not read that median against Willow's $330,000 calendar-year 2025 figure as a finding. They are different measures over different windows and different mixes, and a five thousand dollar gap says nothing about which community costs less to own once the district and association bills are added. For the other side of that comparison, see our Burnt Store Village home valuation page.
Deep Creek is the volume leader in this set, with 351 recorded sales over the same 12 months Willow uses. That is more than three times Willow's count, so its median reflects a wider mix of homes, while every one of the 68 Willow sales with a year built is 2020 or later. Punta Gorda Isles is the high-water reference at $700,000 on 331 single-family sales, a canal-and-water community with a different product. A Willow buyer who wants water access is shopping a different place, and we say so instead of stretching your price toward theirs. The Burnt Store Lakes home valuation page covers a further neighbor.
Two measures sellers expect in a comparison are not available for Willow. Days on market and sale-to-list ratio come from the SWFL MLS, and for Willow both are Information not available at time of publishing (checked 2026-09-30). The comparison also cannot tell you what is in a builder's price. The builder pages we read do not publish a district or association figure, and we print no builder fee or tax number on this page.
Willow sells to a buyer who wants a smaller master-planned community of up to 1,389 planned homes, two builders and district assessments published by lot class. Babcock Ranch sells to a buyer who wants 19,500 planned homes, ten builders and a much deeper pool of sales. The two cannot be compared on medians.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Willow; the figures and windows printed on our Babcock Ranch guide for Babcock Ranch; Tuckers Pointe Community Development District and offering statement documents, read September 30, 2026).
Both are new-construction communities with district assessments and builders competing for buyers, and a Willow seller should know which buyer is likely to be weighing the two. Babcock Ranch figures in the table are cited only to our Babcock Ranch guide. Willow figures come from county records and district documents.
Factor | Willow | Babcock Ranch (live page) |
|---|---|---|
Scale | Up to 1,389 planned homes, 2023 to 2026 plats | 19,500 planned homes, about 2053 buildout, 17,843 acres, 10 builders |
Recorded or sold evidence | 93 county recorded sales, 2025-09-27 to 2026-09-26 | 668 closed sales, median $390,000, 197 active, MLS, trailing 12 months ending July 2026 |
Fees | CDD $1,113.20 to $2,246.57 by class and basis; offering statement master HOA estimate $2,116 to $3,804 | Master HOA $408 per quarter including 1 GB fiber; $238 capital contribution at closing; district assessment FY2026 $1,196.75 to $6,117.54 per unit; solid waste $340.58 |
Basis note | County recorded deeds | MLS closings: different basis and window, not comparable as medians |
Drive to Punta Gorda airport | 13.0 minutes (OSRM) | Not stated here; omit |
Read the table with care in two places. A county recorded sale is a deed filed with the Charlotte County Property Appraiser, and an MLS closing is a sale reported to the multiple listing service, so the Babcock median and the Willow counts sit on different bases and different windows. And the fee rows are not like for like: the Willow association range is an estimate from a bond document and spans two district bases, while the Babcock figures are stated rates for fiscal year 2026. Drive times are our analysis from the OSRM open-source routing engine on OpenStreetMap road data, from the community's center at free flow with no traffic.
Market your home to the buyer it fits. A Willow listing that borrows a feature from a much larger community 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 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.
Three names sound like Willow and are not Willow. Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats. Willow is the marketed name of the community platted as Tuckers Pointe, and the plat and district names use Tuckers Pointe. If a listing says Tuckers Cove, Webbs Reserve or Willowgreen, it is not a Willow listing, and its fees, association and district belong to Babcock Ranch. Lennar also markets a collection it calls Villas in Willow, and an unrelated association named Villas at Willow Lake dates to 1997; they are not the same. We write your listing so a buyer searching either Willow or Tuckers Pointe finds the home.
The county roll codes 226 of Willow's 381 parcels as vacant residential, and the sales we analyzed are improved sales only, so a recorded Willow lot price is Information not available at time of publishing (checked 2026-09-30). The roll lags construction, so some of those lots already hold homes.
Data updated: September 2026 (Charlotte County Property Appraiser public roll files, our analysis; Tuckers Pointe Community Development District fiscal year 2027 budget; Series 2026 offering statement; Charlotte County MSBU public site).
Use code on the roll | Parcels |
|---|---|
0000, vacant residential | 226 |
0100, single-family | 128 |
0902 | 16 |
9900 | 11 |
Total roll parcels | 381 |
Street on the roll | Parcels | Coded vacant residential |
|---|---|---|
Cloverly Lane | 90 | 52 |
Willowleaf Boulevard | 68 | 13 |
Birdsong Loop | 38 | 34 |
Firelight Court | 30 | 30 |
Featherstone Lane | 30 | 22 |
Crossfield Lane | 24 | 18 |
Moonstar Court | 24 | 24 |
Chelsea Garden Way | 18 | 7 |
Pointed Leaf Place | 18 | 10 |
Wineberry Lane | 18 | 16 |
Parcels with no street address or on other roads | 23 | 0 |
Read the tables as a snapshot of a roll in motion. The rows sum to 381 parcels, they are roll parcels and not homes, and the 27 parcels coded 0902 or 9900 are not single-family lots, so we make no claim about what each one is. We do not call all 381 parcels Phase 1 homes. 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.
Five questions come first. What lot class is it, 40, 50 or 60 foot, and what assessment does the class carry? What principal balance is attached to the lot? Where does the lot sit against the lake edges and the flood polygons under the 2025 map? 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, we did not confirm which utility serves Willow addresses, and that is Information not available at time of publishing (checked 2026-09-30), so a buyer should get the provider in writing.
A vacant Willow lot carries the county's ad valorem tax on its assessed value, the district's assessment for its class and any county service lines that apply. For Phase 1, the district's assessment is on the county tax bill. For the later phases the district's FY2027 budget treats the lots on a different basis, off the roll and net of the county's collection costs, and the offering statement says the 2026 assessments were levied on 641 platted lots and about 98.41 unplatted acres planned for 394 lots. The county runs Fire Rescue and South Charlotte Stormwater programs, and we found no Willow lot-level line for either, so we print no amount and do not say that a given Willow bill carries them.
Selling a lot as it stands is simpler than building, and in a community where 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.
A Willow buyer pays county property tax at their own assessed value, a Tuckers Pointe district assessment of $1,113.20 to $2,246.57 a year by lot class and basis, and master association dues the offering statement estimates at about $2,116 to $3,804. Showing the whole stack on day one prices a listing to what a buyer can carry.
Data updated: September 2026 (Tuckers Pointe Community Development District adopted budgets for fiscal years 2026 and 2027; Series 2026 offering statement; Charlotte County Property Appraiser 2025 final rates and 2026 proposed rates; Charlotte County MSBU public site; Florida Division of Corporations; Florida Statutes 193.155 and 689.261, read September 30, 2026).
Every billed layer we could identify is in this table. Where a layer is unpublished, the table says so and does not estimate.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Master association (Willow Homeowners Association, Inc.) | About $2,116 to $3,804 per unit (an estimate) | Annual | Not stated in the offering statement; the recorded Declaration controls and was not available to us | |
Townhomes at Willow sub-association | Unpublished | Unpublished | Unpublished | Florida Division of Corporations (existence only) |
Tuckers Pointe district, Area One (Phase 1), single-family 40 ft class, on the county tax bill | $1,573.31 (98 units): operations and maintenance $226.81 plus debt service $1,346.50 | Annual, FY2027 | Operations and maintenance of district infrastructure, and debt service on the bonds that financed it | |
Tuckers Pointe district, Area One, single-family 50 ft class | $1,909.94 (177 units): operations and maintenance $226.81 plus debt service $1,683.13 | Annual, FY2027 | Same | |
Tuckers Pointe district, Area One, single-family 60 ft class | $2,246.57 (43 units): operations and maintenance $226.81 plus debt service $2,019.76 | Annual, FY2027 | Same | |
Tuckers Pointe district, Area One reduced lots | 19 single-family 50 ft lots at $1,822.55 and 17 single-family 60 ft lots at $2,141.70 (36 lots) | Annual, FY2027 | Same. The documents we read do not state the reason for the reduction | |
Tuckers Pointe district, Area One, prior year | FY2026 totals of $1,574.47, $1,911.10 and $2,247.73 for the 40, 50 and 60 ft classes | Annual, FY2026 | Same | |
Tuckers Pointe district, Area Two (Phases 2 to 4), FY2027 off-roll budget, net of gross-up | Townhome $1,113.20 (360 units); twin villa $1,213.20 (120); 40 ft class $1,413.20 (187); 50 ft class $1,713.20 (281); 60 ft class $2,013.20 (87). Operations and maintenance $213.20 in each class; debt service $900, $1,000, $1,200, $1,500 and $1,800 in the same order | Annual, FY2027 | Same. A different basis from Area One, so the two blocks are never compared in one column | |
Tuckers Pointe district debt per unit (par), Area Two | $12,581.23, $13,979.14, $16,774.97, $20,968.71 and $25,162.45 for the townhome, twin villa, 40 ft, 50 ft and 60 ft classes | Principal amount per unit | Principal assessed per unit, payable through the annual debt service | |
County ad valorem millage | 15.0855 mills for 2025 (tax district 105); 2026 proposed 15.4046 mills, final not available | Annual | County, school and special taxing authorities | |
County MSBU programs (Fire Rescue; South Charlotte Stormwater) | Unpublished at lot level | Annual | Fire rescue and stormwater service | Charlotte County MSBU public site (no Willow lot-level line found) |
Impact fees | Unpublished (county impact fee zone 106) | At permit | Water, sewer, roads and other county impact categories | |
Capital contribution at closing | Unpublished | One time | Unpublished | Information not available at time of publishing (checked 2026-09-30). |
Transfer, estoppel and resale certificate | Unpublished | At sale | Unpublished | Information not available at time of publishing (checked 2026-09-30). |
Owner's title policy | In Charlotte County the seller customarily pays | At sale | Title insurance | County custom |
Homeowners and flood insurance | Unpublished (no quotes) | Annual | Wind, flood, liability | Information not available at time of publishing (checked 2026-09-30). |
A common mistake is to set an Area One figure beside an Area Two figure and call the difference savings. They are measured on different bases. The Area One amounts are the district's on-roll totals for Phase 1 lots, which appear on the county tax bill and include the county's collection costs. The Area Two amounts are the district's FY2027 off-roll budget totals for Phases 2 to 4, net of the gross-up for county collection costs and early-payment discounts. Class labels follow the district's assessment roll, not the builders' product names, so the class that applies to your lot has to come from the district.
Behind the debt service lines sit the district's Series 2022 bonds of $9,600,000 for Area One and its Series 2026 bonds of $17,425,000 for Area Two, which pay 4.5 percent due 2036, 5.45 percent due 2046 and 5.8 percent due 2053, per the offering statement. Heritage Landing's Tern Bay district shows an operations and maintenance assessment of $1,356.09 and a bond assessment of $995.68 to $1,849.13 per home, on our Heritage Landing guide. The two districts differ in size, bond structure and basis, so we do not net one against the other.
Phase 1 owners pay the district through the county tax bill. The FY2027 adopted budget lists these amounts per unit.
Area One class | Units | FY2027 operations and maintenance | FY2027 debt service | FY2027 total | FY2026 total |
|---|---|---|---|---|---|
Single-family 40 ft | 98 | $226.81 | $1,346.50 | $1,573.31 | $1,574.47 |
Single-family 50 ft | 177 | $226.81 | $1,683.13 | $1,909.94 | $1,911.10 |
Single-family 60 ft | 43 | $226.81 | $2,019.76 | $2,246.57 | $2,247.73 |
Single-family 50 ft, reduced | 19 | $226.81 | $1,595.74 | $1,822.55 | $1,911.10 |
Single-family 60 ft, reduced | 17 | $226.81 | $1,914.89 | $2,141.70 | $2,247.73 |
Total units | 354 |
The units add to 354, the Phase 1 lot count. By our arithmetic the 60 foot total sits $673.26 a year above the 40 foot total, and the 40 foot total fell $1.16 from FY2026 to FY2027. The budget lists the 36 reduced lots as separate lines and does not define the reduction in the documents we read, so we do not explain it. The Area One bond par per unit is not published in the documents we read: Information not available at time of publishing (checked 2026-09-30).
Phases 2 to 4 carry the Series 2026 debt. The FY2027 budget lists these off-roll amounts, and the offering statement lists the principal assessed per unit.
Area Two class | Units | FY2027 operations and maintenance | FY2027 debt service | FY2027 total | Principal (par) per unit |
|---|---|---|---|---|---|
Townhome | 360 | $213.20 | $900.00 | $1,113.20 | $12,581.23 |
Twin villa | 120 | $213.20 | $1,000.00 | $1,213.20 | $13,979.14 |
Single-family 40 ft | 187 | $213.20 | $1,200.00 | $1,413.20 | $16,774.97 |
Single-family 50 ft | 281 | $213.20 | $1,500.00 | $1,713.20 | $20,968.71 |
Single-family 60 ft | 87 | $213.20 | $1,800.00 | $2,013.20 | $25,162.45 |
Total units | 1,035 |
A seller whose home is in a later phase should know that a buyer will ask which basis the assessment will appear on, and the builder or the district should answer that in writing for the exact lot.
Par per unit is the principal balance attached to a lot. The annual debt service is how that principal and its interest are repaid. The offering statement says an owner may prepay the entire Series 2026 assessment on a parcel at any time, with interest accrued to the next interest date, and that district assessments are first liens co-equal with county taxes under Chapter 190. 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 county's 2025 final rates for tax district 105 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. The offering statement carries the same figure for the district's 2025 tax rate. For 2026 the county's notice of proposed taxes lists rates for the district that sum to 15.4046 mills, our arithmetic on the proposed rates, and the final adopted rate was not available when we checked.
Taxing authority, tax district 105 | 2025 mills |
|---|---|
County general fund | 6.0394 |
County law enforcement | 2.1449 |
Greater Charlotte Street Lighting District | 0.1907 |
Environmentally sensitive lands (voter approved) | 0.2000 |
West Coast Inland Navigation District | 0.0394 |
Southwest Florida Water Management District | 0.1831 |
School, required by state law | 3.0400 |
School, local board | 3.2480 |
Total | 15.0855 |
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. 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 Willow tax bill, so we show no bill illustration.
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 by March 1, 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 newly built Willow home has a short assessment history, so ask us whether a portable benefit exists for your file before you assume one does.
Amendment 3 is on the November 3, 2026 ballot and needs 60 percent to pass. It is not law until the voters act. The Charlotte County Property Appraiser explains the proposal on its Property Tax Amendment 3 page. The 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 Willow bill.
Every Willow home belongs to Willow Homeowners Association, Inc., the master association, and a townhome also belongs to Townhomes at Willow Homeowners Association, Inc. 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: September 2026 (Florida Division of Corporations records read September 30, 2026; Tuckers Pointe Community Development District website, minutes and fiscal year 2027 budget; Series 2026 offering statement; Florida Statute 720.30851).
The master association is Willow Homeowners Association, Inc., a Florida not-for-profit corporation, document number N23000010778. It filed on September 7, 2023, and it shows as active on the Florida Division of Corporations site as of September 30, 2026. Its Amended and Restated Articles, filed March 19, 2024, describe a residential homeowners association under Chapter 720 of the Florida Statutes, whose members are all owners of lots within Willow. We do not print the association's registered address or its management company, because the records we read do not name who manages it day to day.
A second association exists for the townhomes. Townhomes at Willow Homeowners Association, Inc., document number N25000011687, was filed on September 10, 2025 and is active. What it charges and covers is unpublished. We found no villa, patio, manor or executive sub-association on the Florida Division of Corporations record, and the only close name match, Villas at Willow Lake, is a 1997 entity unrelated to this community.
The recorded Declaration was not available to us, and it controls. Information not available at time of publishing (checked 2026-09-30): the association's budget and annual dues beyond the offering statement's estimate, any capital contribution, transfer fee or working-capital fee, the estoppel fee, and the rules on rentals, pets, vehicles, signs and approvals. We do not repeat a figure from a builder's page, 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.
No age restriction appears in the county ordinance, the plat letters or the district documents we read. The Declaration is the controlling document and was not available to us. The county ordinance does say the up to 300 rental apartments it allows are not age-restricted, and we found no site plan for them.
The records show the two bodies still sorting out responsibilities. The association's articles make it the responsible entity for the permitted surface water management system unless it is conveyed to another entity, and the district's minutes of March 19, 2026 note that the association will maintain some district assets and that staff were to review the irrigation and streetlighting leases so each asset sits with the correct entity. The district's FY2027 budget carries stormwater maintenance of $105,000, streetlighting lease and electricity of $80,000 and irrigation supply of $20,000. Which body maintains which lake, tract or light on your street is a question for the district and the association, and the title commitment and recorded plat answer it.
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. 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 once we have read it for your lot.
The offering statement lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn, with construction commenced in October 2025 and completion expected by August 2026, and the county approved a 5.87 acre amenity center in April 2024. Who owns the amenity center is not stated in any record we read, and hours and guest rules are Information not available at time of publishing (checked 2026-09-30). A seller should say in a listing only what the association confirms in writing, because an overstated amenity is an argument at the estoppel stage.
Under Florida Statute 720.30851 an association must deliver an estoppel certificate within 10 business days of a request. The form covers assessments, any capital contribution or resale or transfer fee, open violations, approvals and any right of first refusal. 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 Willow are not published in advance.
A Willow seller owes the buyer the Chapter 720 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 about your file.
Data updated: September 2026 (Florida Statutes 720.401, 689.302 and 689.261, read September 2026; Willow Homeowners Association, Inc. articles on file with the Florida Division of Corporations; recorded Declaration not available to us).
Under Florida Statute 720.401, four facts govern a Willow resale. 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 association's articles describe a Chapter 720 association, and the recorded Declaration was not available to us, so we confirm which regime governs your parcel before the contract goes out.
A seller of residential property must complete and deliver a flood disclosure at or before the time the contract is executed. The form asks three questions: 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 flood damage assistance, including from the Federal Emergency Management Agency. The disclosure was added by chapter 2024-215 and amended by chapter 2025-166. A map revision is not a flood event, and none of the three questions asks which zone the map shows. Answer accurately, and say plainly if you do not know.
The contract must carry a notice that the buyer should not rely on the seller's current property taxes. We give a buyer the Property Appraiser's Tax Estimator figure at the pricing stage, so the notice never comes as a surprise, and we show the district assessment as a separate line.
The Tuckers Pointe 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 and the basis in front of the buyer in writing regardless, with the principal balance for your lot where the district publishes it.
Florida case law, beginning with Johnson v. Davis in 1985, requires a home seller to disclose known facts that materially affect value and are not readily observable to the buyer. On a newly built home that means the roof, any water intrusion, anything the builder was asked to correct and any open permit. We search the county's permit record before we list, we gather the builder's warranty and permit paperwork, and we ask you to tell us anything you know first.
Flood zone and insurance shape the Willow buyer pool more than the price. The 2025 map revision moved the plat from Zone D into Zones X, AH and AE, 45 of 46 street points we tested are Zone X, and the home's own roof, openings and paperwork decide the insurance conversation.
Data updated: September 2026 (FEMA National Flood Hazard Layer, flood hazard zone, FIRM panel and LOMR layers; Federal Register notice of April 17, 2025; Charlotte County Emergency Management Know Your Zone; Citizens Property Insurance Corporation; Florida Office of Insurance Regulation; FEMA Risk Rating 2.0, all queried or read September 30, 2026).
FEMA zone, 2025 map | Meaning | Base flood elevation (feet, NAVD88) | Area (our analysis) |
|---|---|---|---|
X | Area of minimal flood hazard | None | About 311.1 acres |
AH | Special flood hazard area, shallow flooding | 21.8 to 22.9 | About 149.2 acres |
AE | Special flood hazard area with base flood elevations | 22.8 to 24.4 | About 43.0 acres |
D | Undetermined hazard | None | About 0.9 acre |
We intersected the current FEMA zones with the county's recorded plat outlines for Willow's four plats. All acreage and percentages are our analysis of the FEMA layer, and the plat outlines overlap, so we do not print a single total acreage. The two special flood hazard zones, AH and AE, add up to about 192.2 acres, or about 38.1 percent of the area we analyzed, and most of that ground is stormwater lakes, wetland tracts and the rear edges of lots that back to lakes, not building sites.
Under the 2022 FIRM the area was Zone D. The 2025 LOMR, effective March 24, 2025, re-mapped it. Two FIRM panels cover Willow, 12015C0263G and 12015C0430G, both effective December 15, 2022, for Charlotte County unincorporated areas, and both showed the whole area as Zone D. FEMA's layer lists the Letter of Map Revision, case 24-04-2434P, with status Effective, and the Federal Register carried the notice on April 17, 2025 for community number 120061. Five of the county's own older layers still show Zone D for the same ground, which is why a listing or a map printed before 2025 can say D while the current federal layer says X, AH or AE. We could read the case number, the effective date and the notice, but not the determination letter, so we do not say whether the revision rests on fill, as-built conditions or a new study.
Area totals can mislead, so we also tested 46 points along Willow's streets against the current FEMA layer. Zone X was the result at 45 of the 46. The exception is the north end of Willowleaf Boulevard, which falls in Zone AH with a base flood elevation of 22.8 feet NAVD88. The points on Cloverly Lane, Birdsong Loop, Chelsea Garden Way, Pointed Leaf Place and the south end of Willowleaf Boulevard were all Zone X. Three extra test points placed inside mapped lakes returned AH and AE as expected, and they are not addresses or part of the 45 of 46.
A lot can touch a flood polygon at its rear edge without the house being inside it. In our overlay, no residential lot had its center or a representative interior point inside a special flood hazard polygon. Among single-family lots that do touch one, the median share of lot area inside the polygon is about 9.2 percent and the highest is about 22 percent.
Street | Residential parcels touching a flood polygon, of all residential parcels |
|---|---|
Birdsong Loop | 35 of 38 |
Willowleaf Boulevard | 53 of 66 |
Cloverly Lane | 45 of 87 |
Featherstone Lane | 11 of 30 |
Crossfield Lane | 9 of 24 |
Wineberry Lane | 8 of 18 |
Firelight Court | 6 of 30 |
Moonstar Court | 6 of 24 |
Pointed Leaf Place | 5 of 17 |
Chelsea Garden Way | 3 of 18 |
Source: our analysis of the county parcel layer against the FEMA layer, which can differ by a parcel or two from the property roll. A buyer will ask which side of the street a lot is on, so we know the answer for yours before the first showing.
FEMA's determination applies to the building, not to the parcel outline. Which individual houses sit inside a special flood hazard area at the building footprint is something we cannot tell from public layers, and the county's building footprint layer dates from 2012. A lender's flood zone determination and the lot's elevation certificate answer it. Whether an elevation certificate exists for your lot: Information not available at time of publishing (checked 2026-09-30). If you have one from your closing, we put it in the file.
Charlotte County sorts its neighborhoods into five evacuation zones, A through E. We checked 46 sample points across Willow's streets against the county's evacuation zone service, and every one returned Zone D. Zone D was not among the zones ordered in Hurricane Ian in 2022 or in Hurricanes Helene and Milton in 2024, and that is a record of past orders, not a promise about the next storm. These are county evacuation zones, not FEMA zones, and they say nothing about flood insurance. Buyers should look up their own address on the county's Know Your Zone lookup.
Charlotte County is a Community Rating System Class 5 community, which carries a 25 percent discount on flood insurance premiums, and FEMA says the discount applies to every policy in a participating community, inside or outside a special flood hazard area. Flood insurance is mandatory when a federally backed mortgage is secured by a structure in a high-risk zone, which FEMA labels A or V, so the answer for a given Willow house depends on where its building sits relative to the AH and AE polygons, not on the street name. We obtained no flood quote for any Willow address and do not know how the March 2025 re-mapping affected premiums for particular lots.
The Risk Category II design wind speed from the ASCE 7-22 contours interpolates to about 151 mph at the center of Willow, our analysis, interpolated. That is an interpolation of published contours, not an engineer's site-specific value, and the figure that governs a house is the one on its permitted plan set. We make no statement about storm effects on any Willow home: the county roll gives a year built of 2024 or 2025 for every home on it, so Charley in 2004 and Ian in 2022 came before them.
Every Willow single-family home on the roll was built in 2024 or 2025, after the January 1, 2002 date that Citizens' wind mitigation guide uses for the Florida Building Code. Citizens says a home may qualify for certain mitigation roof credits due to the year built, but it will not automatically qualify for opening protection credits without a completed wind mitigation inspection form. In plain terms, the roof benefit can come with the year of construction, and the benefit for impact windows, shutters and doors needs paperwork. Builder marketing pages dated September 30, 2026 describe hurricane features as included, and those are marketing statements, not verification, so we ask for the product approvals and the signed plan set for your lot. A current wind mitigation report lets a buyer price insurance during showings and not during the inspection period.
My Safe Florida Home in 2025 to 2026 requires a building permit dated before January 1, 2008, an owner-occupied homestead and a single-family or townhouse home, so a home built in 2024 or 2025 does not meet the permit-date test, and the program confirms eligibility. Citizens Property Insurance announced a statewide multiperil rate release on March 4, 2026. We print no award amount and no rate, and a buyer should ask an agent for a quote on the exact address.
We obtained no homeowners or flood quotes for any Willow address, and no public record gives a Willow premium, so we print no insurance dollar figure. Information not available at time of publishing (checked 2026-09-30). What a seller can do is hand a buyer the documents that let the buyer's agent get quotes quickly: the wind mitigation form if one exists, the roof permit date, the product approvals, the elevation certificate if one exists and the lender's flood determination.
No recorded sale proves a nearby project raises or lowers a Willow price, so we state what the county's records show. Fire Station 17 is under construction, a signal at Willow's main entrance is a condition of the approvals, and the Tuckers Grade Extension is unfunded.
Data updated: September 2026 (Charlotte County project pages, development review decision letters and zoning records; Charlotte County GIS; Florida Department of Transportation work program; Charlotte County major projects reports, read September 30, 2026; straight-line distances, our analysis).
Project | What the county record shows | Distance from the plat outline |
|---|---|---|
Oak Haven | Planned development concept of 615 units on 143.2 acres off Jones Loop Road, approved December 28, 2022 | About 1.37 miles |
Turnleaf | Phase 2 of 204 lots and Phase 1B of 56 lots in the August 2026 report; a separate concept of 1,474 units on 295.13 acres | About 1.5 to 2.2 miles |
Cassia Bay | 68.43 acres at 12150 Burnt Store Road, first approved for 122 single-family units and modified to a maximum of 230 | About 1.63 miles |
Coral Lakes | Phases IA, IB and IC under a community development district | About 1.9 miles |
Distances are straight-line from Willow's plat outline, our analysis, and none of these projects is in Willow.
Charlotte County is building Fire Station 17 at the northwest corner of Tamiami Trail, Green Gulf Boulevard and Tuckers Grade, near Willow's southwest corner. The county's project page projects construction from February 15, 2025 to March 27, 2027, and until it is complete Station 05 responds to Willow. A projected date is not a completion, and we report no opening.
The county's development review letters require a traffic signal at Willow's main entrance and Tuckers Grade, installed at the developer's cost and turned over for county acceptance before the 354th residential certificate of occupancy is issued. That is a condition with a trigger. Whether the signal has been designed, built or turned over is not stated in any record we read: Information not available at time of publishing (checked 2026-09-30).
The Florida Department of Transportation's ten-year work program lists only landscaping at the Tuckers Grade interchange and no capacity project. The Tuckers Grade Extension would carry the road from its current end at U.S. 41 to Burnt Store Road, and the county states that design, right of way and construction are unfunded. We report these as records, and we do not promise a completion date.
County development review shows a commercial site plan, Willow Marketplace, FPC-25-15, under review. The county's 2022 planned development approval allows up to 1,689 dwelling units in total, of which 1,389 is the base and up to 300 are rental apartments not restricted by age, plus up to 380,000 square feet of commercial space and 200 hotel rooms. That is what the approval allows. We found no approved site plan for the apartments, and no approved plan, tenants or schedule for the commercial space or the hotel. The apartments are up to 300, status unconfirmed.
The county's project page describes a 2-million-gallon elevated water tank near U.S. 41 and Notre Dame Boulevard, and a separate zoning approval covers a water tower on Green Gulf Boulevard. We could not confirm that the two describe the same structure, so we give no completion date.
Growth next door is a question a buyer asks, and the honest answer is a set of documents. The facts sort into three groups. A fire station and a water tank are county projects with schedules and approvals. A signal and the Tuckers Grade Extension are conditions or ideas tied to certificates of occupancy and to funding. Commercial space, a hotel and apartments are entitlements without an approved plan that we could find. We do not tell a seller that any of them will raise or lower a price, and we give you the county documents to hand a buyer.
Selling a Willow 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. Documentary stamps are about $2,310 on a $330,000 sale. The association's own fees are not published.
Data updated: September 2026 (Florida Statutes 201.02 and 720.30851; National Association of Realtors settlement summary; our arithmetic).
Deed documentary stamp tax runs $0.70 per $100 of the consideration under Florida Statute 201.02. By our arithmetic that is $2,310 on a sale at the $330,000 median of calendar 2025, $2,240 at the $320,000 median of 2026 to date, $2,291 at the $327,250 median of 2026 single-family sales, $1,750 at $250,000, the bottom of the thick band, and $5,026 at the $718,000 top sale. The contract controls who pays; the title company calculates the exact figure.
Florida Statute 720.30851 caps what an association may charge for the certificate, adds a charge for expedited delivery and another when the account is delinquent, and the caps adjust over time. What the Willow association charges: Information not available at time of publishing (checked 2026-09-30). Open violations surface on the estoppel, so clear them before you list.
In Charlotte County the seller customarily pays for the owner's title policy, and the contract controls. Read the offer before you accept it, because a contract can shift the cost.
A capital contribution at closing, a transfer fee and a working-capital fee would be set in the recorded Declaration, which was not available to us: Information not available at time of publishing (checked 2026-09-30). The contract controls how the tax bill, including the district's line, is prorated at closing. If a buyer is financing, the lender's appraisal and flood determination run on the buyer's schedule, so we plan the calendar around them.
Commission is negotiable, with no standard or legally set rate. Since the National Association of Realtors settlement of August 17, 2024, offers of buyer-broker compensation cannot be advertised on the MLS, and buyers sign written agreements before touring. A seller may still offer a buyer concession or compensation off the MLS. We do not print a listing fee on this page (Information not available at time of publishing, checked 2026-09-30), and we give it to you in writing at the first meeting. The full stack of costs is in our Florida seller closing costs guide.
A free in-person comparative market analysis is the most accurate Willow valuation short of an appraisal, and it costs you nothing. One of us walks the house, reads the lot against the plat and the flood map, and returns a written range with the recorded comparables and a net sheet.
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request your free Willow 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 Willow seller page lays out the marketing and negotiation plan. If you are also buying, see how we represent Southwest Florida buyers or our Willow buyer guide.
Willow 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 Burnt Store Village home valuation page and Burnt Store Lakes home valuation page cover the neighbors.
Willow sellers ask us the same questions again and again, from what a home is worth to how a district bond affects a sale. These answers use only Charlotte County records, the Tuckers Pointe district's published documents and statute, and where a figure is not published we say so plainly instead of guessing.
Your home is worth what comparable recorded sales support, matched on lot class, year built, heated area, lot position and flood map. Charlotte County recorded 93 Willow sales on the Tuckers Pointe plat in the 12 months to September 26, 2026, and 53 of them closed between $250,000 and $349,999. Ask us for a written range with every comparable attached.
The county recorded 93 sales from September 27, 2025 to September 26, 2026, in five price bands from under $250,000 (8 sales) to $550,000 and up (4 sales). Calendar 2025 had a $330,000 median on 86 sales, and 2026 to September 26 has a $320,000 median on 53. The spread is wide enough that your home's own facts decide your number.
It depends on which window and which group you count. The median was $330,000 on 86 sales in calendar 2025 and $320,000 on 53 sales in 2026 to date, and the 28 single-family sales in 2026 had a $327,250 median. We print no median for the full 12 months, so any single figure you see online has picked one of these.
We do not print an average for Willow, because a few high sales pull a mean away from what a typical home brings. Use the medians above and the price bands instead: 53 of the 93 recorded sales fell between $250,000 and $349,999. The one outlier at $718,000 shows why a mean would mislead.
The 2026 median to date is $320,000 against $330,000 for 2025, a $10,000 gap. Those are two different windows with different numbers of sales (53 and 86), so the gap is a signal to price carefully, not proof of a trend. We price to the sales closing now rather than to last year's record.
We do not forecast prices, and no recorded sale predicts one. What the county file shows is a new community still being built, with sales mostly between $250,000 and $449,999 and a handful above that. A seller's best protection is a price that matches the sales closing now and a home that shows well beside the builders' own.
A buyer in Willow can walk into a builder's model and compare. Lennar and Toll Brothers publish their own prices on their marketing pages, which we saw on September 30, 2026, and those are builder marketing, not recorded sales. We do not print a split between resales and first sales, so we compare your home with recorded sales of the same lot class and year built first, and then show you what the builders are advertising beside it.
We cannot vouch for any automated estimate, and federal regulators now require lenders to test theirs for accuracy under the AVM rule at 89 FR 64538, effective October 1, 2025. A model cannot see your upgrades, your lot's position against a lake, or a recent sale the roll has not dated yet. Ask for our written range with the comparables shown.
A comparative market analysis is our written opinion of a likely selling range, built from recorded sales and a walkthrough, and it is free. An appraisal is a licensed appraiser's opinion of value, usually ordered by a lender for a specific buyer's loan. A CMA helps you price and an appraisal helps a lender, and the two can differ.
They count different things. The county's recorded sales are the public record of what closed, while the MLS carries days on market and sale-to-list ratio, which the county file does not. For Willow those two MLS measures are Information not available at time of publishing (checked 2026-09-30), so we lead with the county record.
Information not available at time of publishing (checked 2026-09-30). We do not borrow a days-on-market figure from a neighboring community, because a Willow home competes with builder inventory that a resale in another neighborhood does not face. We will give you our read of current showing activity at your valuation meeting.
Information not available at time of publishing (checked 2026-09-30). The county file records the price a home sold for, not the price it was listed at, so the ratio needs MLS data that we do not publish for Willow. We tell sellers what the recorded sales support, and we do not promise a ratio.
We do not print a price per square foot for Willow, because we have not computed one and will not borrow a figure from another community. Heated area still matters, and we use it to match your home to comparables. The highest recorded sale, $718,000 on November 14, 2025, was a 2025-built home of 3,442 square feet on Willowleaf Boulevard.
The highest recorded sale in the 12-month window was $718,000 on November 14, 2025, a 2025-built home of 3,442 square feet on Willowleaf Boulevard. It is one sale, and it sits in the $550,000 and up band, which holds 4 of the 93 sales. It shows what the top of the file looks like, not what a typical Willow home brings.
You can, if your home's own facts support it. In the 12-month window, 9 sales closed between $450,000 and $549,999 and 4 closed at $550,000 or more, so higher prices do happen. A price well above sales of the same lot class and year built, with a builder advertising a new home nearby, usually costs a seller time.
Yes. Lennar and Toll Brothers are advertising homes in Willow, and the district's own documents plan up to 1,389 homes across the plats, so new inventory is part of the picture. We show buyers why a finished home with no wait for construction deserves its price beside a builder's list.
There is no county rule we can point to that decides it, and we have not read the recorded Declaration or your builder contract. Check both for any resale restriction, and talk to your attorney about any clause in your purchase agreement. Then compare what you owe and what the sales support, because a first-year seller competes with the builder's own incentives.
It depends on the plan, lot class, year built, lot position and condition, matched to recorded sales and set beside what the builders are advertising now. Your closing documents tell us the plan and lot size. We do not print a resale figure by builder, because the recorded sales we analyzed do not give us a clean split.
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 2027, Area One lines are $1,573.31 for the 40 ft class, $1,909.94 for the 50 ft class and $2,246.57 for the 60 ft class, from the district's adopted budget. Whether any prepayment option applies to your lot is Information not available at time of publishing (checked 2026-09-30).
Willow is the marketed name. The plat, the county and the taxing district file the community as Tuckers Pointe, and online searches also use the variant "Tucker's Point." Use the district's documents when you want the official record, and use our community guide when you want the whole picture.
Zone D applied under the 2022 flood map. The 2025 Letter of Map Revision, case 24-04-2434P, effective March 24, 2025, re-mapped the area to X, AH and AE, and 45 of the 46 street points we tested are Zone X. The county's Evacuation Zone D is a different map and says nothing about flood insurance.
Not by default. Whether an elevation certificate exists for your lot: Information not available at time of publishing (checked 2026-09-30). If you received one at closing or have a survey, give it to us, because a buyer's lender and insurer will ask which flood zone the building sits in.
Florida's flood disclosure under Statute 689.302 is delivered at or before the contract, and a seller who knows of a flood claim or damage should say so. We make no statement about storm effects on any Willow home. Ask your attorney about the form, and we will help you assemble the records.
Insurance shapes the buyer pool more than the price. We print no premium, because we obtained no quote for any Willow address, and quotes depend on the roof, openings and documents. If your home has a wind mitigation form on the state's OIR-B1-1802, hand it to buyers early.
Fix what a buyer's inspector and insurer will flag first, and clear any open permit or open association violation before you list. A newly built home may still carry builder warranty paperwork, which we ask you to gather. We walk the home with you and tell you which repairs pay back and which do not.
Information not available at time of publishing (checked 2026-09-30). The recorded Declaration controls, and it was not available to us, so we ask for your copy and check it against the county's official records before the first showing. Two associations exist on the state's corporation records, Willow Homeowners Association, Inc. and Townhomes at Willow Homeowners Association, Inc.
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 Willow association charges: Information not available at time of publishing (checked 2026-09-30).
The offering statement for the district's 2026 bonds estimates master association fees at about $2,116 to $3,804 per unit annually. That is an estimate, and the actual dues for your lot are Information not available at time of publishing (checked 2026-09-30). The Townhomes at Willow sub-association's figures are unpublished.
Where a buyer must join an association, a seller supplies the disclosure summary required by Statute 720.401 before the contract is signed. Ask your attorney or title company to confirm the current form. We keep the district's assessment line and the association's documents together so the packet is complete.
The district's assessment is billed on the county tax bill for Area One, so the buyer sees it when they review the bill. Our fee table in this page lists each lot class, and the contract controls how the bill is prorated at closing. For anything about how the assessment binds the property, ask your attorney.
They include a negotiable commission, deed documentary stamps at $0.70 per $100, title and closing fees, any estoppel fee and prorated taxes. Documentary stamps are about $2,310 on a $330,000 sale and about $2,240 on $320,000. Our Florida seller closing costs guide lists the full stack.
Willow's county roll lists 226 vacant residential parcels, and a lot sale is its own question, because a lot buyer weighs the district assessment, the association and the builder next door. We print no lot sale price, because the sales behind one are Information not available at time of publishing (checked 2026-09-30). Ask us for a lot opinion.
Information not available at time of publishing (checked 2026-09-30) as a recorded price. The roll shows 226 vacant residential parcels, and the district charges its assessment by lot class, so a lot's size matters before anything else. We will build a written opinion for your lot from what we can document.
Information not available at time of publishing (checked 2026-09-30). Rental rules sit in the recorded Declaration, which was not available to us, and we do not assume them. If a buyer plans to rent, we ask that you give them your copy to read before they make an offer.
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. We help you find out what is open and who can close it.
Start with your own plat's recorded sales, then use the neighbors as a cross-check. See our valuation pages for Burnt Store Village and Burnt Store Lakes. Each community has its own fee stack and lot mix, so we adjust for the differences instead of comparing medians directly.
Information not available at time of publishing (checked 2026-09-30). Closing depends on the contract's dates, the buyer's lender and the title work, and a lender's appraisal and flood determination run on the buyer's schedule. We set the calendar with you before you accept an offer.
Yes. Florida's AS IS contract is a standard form, and many sellers use it. A seller still has to disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), so an as-is contract is not a shortcut around disclosure.
We do not forecast prices. The record shows 93 sales in 12 months and a 2026 median of $320,000 against $330,000 for 2025. If you need to sell, the question is whether your home is priced against what is closing now, and we will tell you plainly.
Information not available at time of publishing (checked 2026-09-30) for any Willow seasonal pattern. A community this new has a short record, 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.
The Charlotte County Property Appraiser publishes a page on the proposed Property Tax Amendment 3. We do not forecast its outcome. Read the page and ask a CPA how it applies to you, because it touches homestead taxes and a buyer's tax estimate.
If you are moving from one Florida homestead to another, the county's portability form DR-501T carries part of your assessment benefit to the new home. Whether it helps you depends on your numbers, so confirm it with the Property Appraiser and your tax adviser before you rely on it.
We do not give tax advice. Whether you owe tax on a sale depends on your purchase price, how long you lived in the home and your other circumstances, and a CPA can answer it. We can supply the recorded sale facts that your CPA asks for.
Yes, a seller may offer a concession or buyer-broker compensation, and the contract controls how it is paid. Since the National Association of Realtors settlement of August 17, 2024, offers of compensation cannot be advertised on the MLS, but they can still be negotiated. We will model what a concession costs you against a price cut.
The county's major projects report lists Fire Station 17 as under construction with a projected completion of March 27, 2027, and a Tuckers Grade signal is due before the 354th certificate of occupancy. The Tuckers Grade Extension is unfunded. We do not claim a value effect, and a buyer will ask about road access.
Yes, it is free and there is no obligation. We give you a written range with comparables, and we tell you plainly what we could and could not document. You decide whether to list.
Information not available at time of publishing (checked 2026-09-30) as a published figure. Commission is negotiable and not set by law. We give you the fee in writing at the first meeting, before you decide anything.
We price on the county's recorded sales, we read the district's published budget and bond documents before a buyer's agent does, and we are Top 1% Real Estate Agents Nationally Since 2008. 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.
McGreevy and Comisar are a top-reviewed Willow 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.
★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Verified Google review
★★★★★ "I would highly recommend reaching out to Marc for any real estate needs." Verified Google review
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Verified Google review
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
The same partners who earned those reviews will price your home. Request a free Willow home valuation or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Every document behind the Willow figures above is public, and a buyer's lender, insurer and agent will read many of them. These are the ones a Willow seller actually uses, each linked to the issuing authority's own copy rather than a reprint, so you read the current version.
Document | Issued by | Why a Willow seller needs it | Official link |
|---|---|---|---|
Tuckers Pointe CDD fiscal year 2027 budget | Tuckers Pointe Community Development District | The district assessment per home by lot class that a buyer sees on the tax bill | |
Tuckers Pointe CDD fiscal year 2026 budget | Tuckers Pointe Community Development District | The prior year's assessment totals, for a buyer who asks what changed | |
Tuckers Pointe CDD establishing ordinance 2021-030 | Tuckers Pointe Community Development District | The ordinance that created the district under Chapter 190 | |
Tuckers Pointe CDD documents page | Tuckers Pointe Community Development District | Where the district posts agendas, minutes and budgets | |
Offering statement, Tuckers Pointe CDD Series 2026 bonds | FMS Bonds | The district's bond disclosure, including the master association fee estimate | |
Planned development petition PD-22-00008 (Ordinance 2022-059) | Charlotte County | The county's planned development approval for the community | |
Charlotte County major projects, October 2025 | Charlotte County | The county's project list, including Fire Station 17 | |
2025 Final Rate Chart | Charlotte County Property Appraiser | The 2025 millage by tax district | |
2026 Proposed Rates by district | Charlotte County Property Appraiser | The proposed 2026 millage by tax district | |
Know Your Zone, evacuation zones | Charlotte County Emergency Management | Your county evacuation zone, which is not a FEMA zone | |
National Flood Hazard Layer | Federal Emergency Management Agency | The current flood zones that a buyer's lender will check | |
FIRM panel index (National Flood Hazard Layer FIRM Panels layer) | Federal Emergency Management Agency | Confirms panels 12015C0263G and 12015C0430G for Willow | |
Letter of Map Revision layer | Federal Emergency Management Agency | Lists the 2025 revision, case 24-04-2434P | |
Flood Map Service Center, search by address | Federal Emergency Management Agency | Your lot's flood zone and panel | |
School Boundary Locator | Charlotte County Public Schools | The schools assigned to an address | |
School grades 2025-26 | Florida Department of Education | The state's published grades for the assigned schools | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The inspection form that documents wind premium credits | |
Florida Statutes 720.30851, homeowners association estoppel certificates | Florida Senate | Contents, timing and fee ceilings of the association's estoppel | |
Florida Statute 720.401, association disclosure summary | Florida Senate | The pre-contract disclosure a house or lot seller supplies | |
Florida Statute 689.302, flood disclosure | Florida Senate | The flood form a seller delivers at or before the contract | |
Florida Statute 689.261, property tax disclosure | Florida Legislature | The buyer's tax warning required in the contract | |
Portability transfer form DR-501T | Charlotte County Property Appraiser | Carries your Save Our Homes benefit to a new homestead | |
Tax Estimator | Charlotte County Property Appraiser | Estimates the buyer's tax bill at the sale price |
Every Willow figure on this page traces to one of the sources below, retrieved September 30, 2026 unless a line gives another date. Market figures carry the window and pull date stated beside them in the body. We cite government, statutory, Tuckers Pointe district and our own pages only.
By Jesse McGreevy and Marc Comisar. For this page we tracked 93 recorded Willow sales from the Charlotte County file, the Tuckers Pointe district's published budget and bond documents, and every flood, insurance and tax rule a buyer's lender, insurer and inspector will apply to your home, so each figure here comes from a public record you can check.
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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 September 2026. This page is general information about Willow 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 September 2026. Brokered by Domain Realty.