Babcock Ranch - Lake Timber

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

McGreevy and Comisar are the team Lake Timber homeowners call first when it is time to sell, and the team buyers call when they want the recorded facts before they write an offer. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in Sales between us, and our Domain Realty Group team has been the #1 team in Southwest Florida since 2012.

Lake Timber at Babcock Ranch is the original neighborhood of Babcock Ranch, Florida. Its 193 homesites sit on the town’s first recorded plat, Babcock Ranch Community Phase 1A & Town Square, recorded on 30 June 2016 in Charlotte County, and they share that plat with Founder’s Square, the town’s downtown. The first homes closed in 2017. Nine years later 191 of the 193 homes have a recorded sale on file, and a 15-lot Pulte replat recorded in July 2026 is the neighborhood’s last new construction.

Lake Timber is a different kind of Babcock Ranch neighborhood. It has no gate, no neighborhood association of its own and no single builder: several builders built it, from production homes on alley lots to custom lakefront homes, and only 23 of its 193 homes actually back onto the lake called Lake Timber. It also holds the strongest resale record our program has measured in the town: of 68 recorded resales, 62 sold for more than the seller paid. This page publishes every one of those resales with its Clerk instrument number, the fee stack to the penny by lot width, the flood status of all 193 homes and every recorded restriction, from the Charlotte County public record. If you want to compare how we work across the wider market, see the best real estate agents in Fort Myers and the surrounding towns. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

Lake Timber the neighborhood is not the same thing as Lake Timber the lake. The 77-acre water body that carries the name is shared with Edgewater, the gated Pulte neighborhood on its north shore, and the town amenity called Lake Timber Lodge sits on this neighborhood’s plat but belongs to every Babcock Ranch resident. This page is only about the 193 homesites of the Phase 1A plat and the 15 new lots beside them.

Why McGreevy and Comisar Are the Best Realtor for Lake Timber at Babcock Ranch

If you’re searching for the best realtor for Lake Timber at Babcock Ranch, whether you’re ready to sell your Lake Timber home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Recent Lake Timber track record (last 12 months): 14 homes sold in Lake Timber · $7,671,500 in Lake Timber dollar volume · median sale price $507,500 · median $229.66 per square foot · highest-priced sold: $780,000 · 10 resales and 4 new Pulte homes. These figures are Charlotte County recorded qualified deeds, file dated 2026-09-10, n = 14, for the twelve months 1 September 2025 to 1 September 2026. Days on market and sale-to-list ratio come from the Southwest Florida MLS, pulled 3 October 2026, and are in the Market Snapshot below. In the last 12 months we tracked 14 Lake Timber closings in the county record, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.

For Lake Timber sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed. In a neighborhood where a 2,098 square foot alley-lot home and a 2,600 square foot lakefront custom home share a street name, the job is to price you against the handful of neighbors who are genuinely comparable, lot type for lot type, and to show a buyer why a finished home on the town’s first plat, a short walk from Founder’s Square, is not the same purchase as a new build on the edge of town.

Honors and recognition:

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

Selling your Lake Timber home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome).

Buying a home in Lake Timber? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Babcock Ranch.

McGreevy and Comisar is a top-reviewed Lake Timber at Babcock Ranch realtor team. Read every review on our Google Business Profile. Two of them, word for word:

★★★★★ “After working with Jesse and his team at Domain, my wife and I would never use another realtor for any buying or selling here in Florida! We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn't recommend more.” Verified Google review

★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review

Key Takeaways

Lake Timber at Babcock Ranch is the town’s first neighborhood, a finished mix of production and custom homes with one last 15-lot Pulte phase. These are the ten findings on this page that a buyer or seller cannot get from a listing sheet or a builder brochure, each one taken from a named public record and dated.

Data updated: September 2026. Charlotte County Property Appraiser parcel roll and recorded-sales file dated 2026-09-10, all 230 county record cards on the plat read 26 September 2026, Charlotte County Clerk official records searched 26 September 2026, special district and master association documents read 26 September 2026, and road distances routed 26 September 2026.

• 193 homesites, by the recorded plat. The plat numbers Lots 1 through 193, and the county roll carries 193 homes on them, built from 2017 to 2025. The developer’s page still gives a smaller homesite count and 25 townhomes; the townhomes were never built.
• 15 more lots, all Pulte. The unbuilt townhome tract was replatted on 21 July 2026 as Phase 1A1, 15 single-family lots, and deeded to Pulte on 7 August 2026. Pulte lists two plans from $389,990.
• The best resale record we have measured in Babcock Ranch. 68 recorded resales: 62 sold for more than the seller paid and 6 for less, median outcome plus $146,250 over a median 25.4-month hold. Every 2020 buyer who resold gained.
• Priced well above the county. The last twelve months recorded 14 closings at a $507,500 median ($229.66 per square foot), 45.0 percent above the Charlotte County single-family and cluster median of $349,900.
• But softer than a year ago, and not because of mix. The median and the price per square foot both fell 15.4 percent against the prior twelve months, while the homes that sold got larger. The prior year held two Bullhorn Circle sales at $381 and $406 a square foot.
• Only 23 homes are on Lake Timber itself. 96 of 193 homes carry the county’s waterfront flag, but on five different lakes. Docks are allowed only on Lake Timber, Lake Babcock and Lake Bullhorn, and no Lake Timber record card shows one.
• No gate and no sub-association. The streets are public roads owned by the town’s special district, and the neighborhood is governed by the master association alone: $408 a quarter, plus $15 a quarter on the 79 alley lots.
• Known recurring cost before property tax: $4,277.66 to $5,835.86 a year, by the lot-width tier on the special district’s bill, plus $60 on alley lots.
• Flood: 190 of 193 homes are wholly Zone X on the county’s own record cards. Three Bullhorn Circle lots have part of the lot mapped Zone AE; none is wholly AE.
• The closest homes in town to Founder’s Square. Downtown is 0.39 road miles from the neighborhood’s center, and I-75 Exit 141 in Lee County is 10.50 miles. Tuckers Grade is 22.35.

Table of Contents

This table of contents lists every section of the Lake Timber at Babcock Ranch guide in reading order, from the market numbers and the full resale record through the lakes, the fee stack, flood, schools and drive times, to the seller module, both FAQ editions, the sources and the downloadable documents. Each line jumps to its section.

The market and the resale record: What Lake Timber is · Lake Timber, Edgewater, Lake Babcock and The Preserve · Living in Lake Timber as a buyer · Market Snapshot · Resale record

The neighborhood itself: History · Builders and floor plans · How the homes are built · The recorded plats · Gate, streets and alleys · The lakes and docks · Lake Timber Lodge and Founder’s Square

Governance and money: Who governs Lake Timber · The Fee Stack · Annual cost · Closing costs · Recorded restrictions

Risk and daily life: Flood by parcel · Storms and insurance · Schools · Drive times · Utilities and internet · Who lives here

Deciding: Comparable neighborhoods · Lake Timber vs Parkside · Pros and cons · Due diligence · What this page could not verify

Selling, contact and reference: Selling your Lake Timber home · Your local experts · Buyer FAQ · Seller FAQ · Sources · Downloadable Documents

What Is Lake Timber at Babcock Ranch?

Lake Timber at Babcock Ranch is the neighborhood of 193 single-family homesites on Babcock Ranch’s first recorded plat, Babcock Ranch Community Phase 1A & Town Square, Plat Book 22, Pages 6A to 6P, recorded 30 June 2016 in Sections 30 and 31, Township 42 South, Range 26 East, Charlotte County. It was built by several builders from 2017 to 2025 and has no association of its own.

The identity card below is built entirely from records. Where a marketing figure disagrees with a record, the record wins and the disagreement is explained further down the page.

Lake Timber is the town’s founding neighborhood in a literal, recorded sense. The Phase 1A plat was the first residential plat in Babcock Ranch, the Babcock Ranch Telegraph called it “Babcock’s first neighborhoods” in October 2016 and counted “193 homesites”, and the first homes closed in 2017, when the rest of the town was still pasture and construction roads. The same plat carries Founder’s Square’s commercial tracts, the band shell, the splash pad and Lake Timber Lodge, which is why the neighborhood sits closer to downtown than any other Babcock Ranch homesite we have measured.

It is also a mixed neighborhood, and that shapes every number on this page. The 79 alley lots along Lake Timber Drive, Timber Lane, Hammock Lane, Pine Lily Lane, Curry Preserve Drive and part of Bridle Trail hold mostly production homes with a median of 2,098 square feet, only 2 private pools and 27 two-story plans. The 96 lake lots hold larger, mostly custom one-story homes, with pools on most of them. A single “Lake Timber median” blends the two, so this page breaks the market down by lot type wherever the record allows.

Lake Timber’s 193 homesites are about 2.2 percent of the 8,908 parcels in Babcock Ranch’s tax district. Lots run from 6,508 to 26,866 square feet, with a median of 8,799, on 190 mapped lots; three lots are exempt from the public mapping layer and are counted from their record cards.

Is Lake Timber the Same as Edgewater, Lake Babcock or The Preserve?

Lake Timber is none of them. Edgewater is the separate, gated 166-home Pulte neighborhood on the north shore of the lake called Lake Timber. Lake Babcock is a separate plat to the east around a different lake. The Preserve is a D.R. Horton villa neighborhood elsewhere in town. All four have their own records and their own fee positions.

The confusion is understandable, because the names overlap on the ground:

• Lake Timber the lake. The water body the county and the developer call Lake Timber is Tract D-1 of this plat, 39.23 acres on the roll, and it joins a tract on Edgewater’s plat to form a single lake of about 77.5 acres. So “a home on Lake Timber” can mean one of 23 homes in this neighborhood or a home in Edgewater, which is gated, pays a $230 a month service area fee and sold out as a single Pulte neighborhood.
• Lake Timber Lodge. The town’s first amenity building sits on Tract R-1 of this plat, at 42147 Lake Timber Drive, and it is open to every Babcock Ranch resident. Buying in Lake Timber does not buy a private pool.
• Lake Babcock and Parkside. The special district bills Lake Timber, Lake Babcock and Parkside out of one pooled “Phase 1” assessment table, and Pulte has built and marketed homes in all three. They are still three recorded neighborhoods with three different fee positions; the Lake Timber vs Parkside section has the side-by-side. Lake Babcock has its own page.
• The Preserve. Bing suggests “the preserve at babcock ranch” on Lake Timber searches, and our own earlier page once said Lake Timber contained it. It does not. The Preserve is a separate 154-home D.R. Horton twin-villa neighborhood on its own plat.
• Lake Bullhorn. Bullhorn Circle, Lots 175 to 193, is part of this plat and this page. The developer’s 2016 release called Lake Timber and Lake Bullhorn “the two lakes that envelope the Lake Timber neighborhood”. There is no separate Lake Bullhorn neighborhood.

The records separate them cleanly: Lake Timber is the 193 lots of Plat Book 22, Pages 6A to 6P, plus the 15 lots of Plat Book 28, Pages 30A to 30B. Anything else is a different neighborhood.

What Is It Like to Live in Lake Timber as a Homebuyer?

Living in Lake Timber means an established, finished neighborhood of Old Florida style homes with deep porches, a few minutes’ walk from Founder’s Square, with no gate and one master association fee. The trade is a real mix of lot types and ages, a construction zone on one tract until Pulte finishes its last 15 homes, and a district assessment that depends on your lot width.

What a buyer actually gets, measured rather than marketed:

• Downtown on foot. Founder’s Square is 0.39 road miles from the neighborhood’s center, with the band shell, the splash pad, the restaurant building, Wood Lea Hall and the Lee Health Healthy Life Center on the same plat.
• A town amenity at the corner. Lake Timber Lodge, the town’s first clubhouse and zero-entry pool, is on Lake Timber Drive. So are Lake Timber Park, a community garden and the Dick Cuda trailhead, all on this plat.
• Established streets. 180 of 193 homes were built between 2017 and 2022. Trees, landscaping and screen enclosures have had years to mature.
• Two different products. Lake lots with larger custom homes and pools, and alley lots with rear-loaded garages, front porches and smaller production homes. Their prices and their buyers are different.
• No sub-association. One master association bill of $408 a quarter, plus $15 a quarter on alley lots. There is no neighborhood manager, no neighborhood architectural committee and no neighborhood estoppel.
• Public streets, no gate. The plat dedicates every road tract to the special district for public roadway. Visitors, delivery vans and golf carts use the same streets.
• A Lee County commute and a Charlotte County address. You pay Charlotte County taxes and send children to Charlotte County schools, but I-75, the airport, the hospitals and most shopping are south, in Lee County.

Two things surprise buyers here: that “Lake Timber” does not mean a lake view (only 23 homes back onto the lake of that name) and that the special district assessment can differ by more than $1,500 a year between two houses on the same street, because it is billed by lot width.

Buying or Selling in Lake Timber? Talk to Jesse and Marc Before You Write an Offer

Lake Timber mixes alley-lot production homes, lakefront custom homes and new Pulte builds on one plat, so the right comparable sale for your home may be three streets away while the wrong one is next door. Selling? Get a free Lake Timber home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers in Babcock Ranch. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008.

What Do Lake Timber Homes Sell For Right Now?

Lake Timber homes sold for a median of $507,500 in the twelve months to 1 September 2026, on 14 recorded closings between $405,000 and $780,000, at a median $229.66 per square foot. That is Charlotte County’s recorded qualified deed file dated 2026-09-10, with n = 14: ten resales and four new Pulte homes.

Data updated: September 2026. Source: Charlotte County Property Appraiser recorded qualified improved deeds (the county sales file), file dated 2026-09-10, restricted to tax district 206 and the 193 homesites of the Phase 1A & Town Square plat. The twelve-month window is 1 September 2025 to 1 September 2026; the prior window is 1 September 2024 to 1 September 2025.

Southwest Florida MLS, pulled 3 October 2026, for the twelve months 1 September 2025 to 31 August 2026: 14 Lake Timber closings carry an MLS record, at a median of $540,000, from $405,000 to $780,000, on a median 2,438 square feet of MLS living area, or $229.66 per square foot on that MLS measure. The 13 listed sales sold in a median of 90 days on market at a median 97.0% of their final list price. Matched to the county deeds, 9 were resales (median $530,000, 74 days, 97.7%) and 4 were new Pulte homes (median $517,500, 232 days, 97.0%); one closing has no matching deed. On the pull date 5 Lake Timber homes were listed for sale, from $449,900 to $895,000, one of them, the $895,000 listing, on a lakefront lot by the county roll, and 3 were pending, from $449,900 to $849,900.

The 14 sales in the last twelve months

Fourteen is an even number, so the median is the average of the middle two sales, $485,000 and $530,000. That $507,500 is not a price any single home sold for, which is how an honest even-sample median should look. The price per square foot median is the average of $214.86 and $244.46, and the median living area sold is 2,356.5 square feet.

Square footage is the county roll’s living area. Lot type is from the plat and the recorded alley supplement: “on Lake Timber” means the lot backs onto Tract D-1, “interior lake” means one of the two lakes inside the neighborhood, and “alley” means one of the 79 lots in Service Area No. 1. The ten resales alone have the same $507,500 median and $229.66 per square foot. The four Pulte homes, all on Lots 85 to 89, closed at a $532,500 median and $213.20 per square foot.

The year before, and why the comparison needs care

The prior twelve months recorded nine closings at a $600,000 median, $271.54 per square foot and a median 2,032 square feet sold.

The prior window’s nine sales, in order:

This is the one Babcock Ranch neighborhood in our program where the fall in the median is not a mix artefact. Price per square foot fell exactly as much as the median, 15.4 percent, while the homes that sold got bigger. Normally a larger average home sold would push the median up; here the median fell anyway.

Two things explain most of it, and both are on the list above. The prior window held the two highest price-per-foot sales in the whole file, both on Bullhorn Circle, at $406.00 and $381.53 (the second a lakefront pool home on the Bullhorn lake), and the most recent twelve months held no Bullhorn Circle sale at all. And the last twelve months held four large two-story alley homes (Lots 33, 85, 88 and 123) between $160.90 and $180.83 a square foot, the kind of house that always sells at a low price per foot. So both of the easy readings are wrong. “Lake Timber prices fell 15 percent” overstates a change measured on nine and fourteen sales with a different lake mix. “Nothing changed” ignores that like-for-like resales did soften: an alley-lot 2,098 square foot home sold for $420,000 in May 2026, where the same plan had sold for $435,000 and $436,000 in 2022 and 2024.

Against the county and the town

Lake Timber’s $507,500 median is 45.0 percent above the Charlotte County single family and cluster median of $349,900 across 5,952 qualified closings in the same twelve months, measured on the same county file. It is also 35.3 percent above the whole town: across tax district 206, Babcock Ranch recorded 1,158 qualified closings at a $375,000 median in the twelve months to 31 August 2026, against 1,337 at $400,300 the year before, volume down 13.4 percent and the median down 6.3 percent. Lake Timber’s median fell faster than the town’s on a much smaller sample, and it still sells at one of the highest medians among Babcock Ranch’s single-family neighborhoods.

Did Lake Timber Owners Make or Lose Money When They Resold?

Lake Timber owners who resold mostly made money: of 68 recorded resales since 2018, 62 sold for more than the seller paid and 6 for less, with a median outcome of plus $146,250 over a median hold of 25.4 months. The six losses all belong to owners who bought in 2018, 2022, 2023 or 2024; every owner who bought in 2017, 2019, 2020 or 2021 and resold, gained.

Data updated: September 2026. Every figure in this section is from the Charlotte County recorded qualified deed file dated 2026-09-10. A resale here is any home that closed more than once on a qualified arm’s-length improved deed; “bought” is the qualified purchase immediately before the sale. Gains and losses are nominal: no adjustment for commissions, closing costs, upgrades, owner-added pools or builder incentives.

By the year the seller bought

One caveat on the 2017 row. All six 2017 purchases are one recorded transfer: instrument 2565853, dated 7 November 2017, conveyed six Curry Preserve Drive homes (Lots 28 to 33) together, and the county file allocates $180,000 to each. That is not a retail new-home price, and it inflates the gains when those six homes resold. Leaving those six rows out, the record is 62 resales, 56 gained, median plus $141,700, median hold 27.5 months. The conclusion does not change.

By the year the resale closed

The pattern is clear. Resale prices per square foot peaked in 2023 at a median $310.76, when the neighborhood’s lake lots traded hardest, and have settled in the mid $240s since. Buyers who bought before 2022 have a large cushion; buyers who bought at the 2023 peak are the owners most exposed today.

By how long the seller held

Resales held under 12 months went 13 winners of 14, median plus $81,300, mostly quick sales in the rising market of 2021 and 2022. Held 12 to 24 months: 16 of 17, median plus $110,000. Held 24 to 48 months: 20 of 24, median plus $207,000. Held 48 months or longer: 13 of 13, median plus $161,200. Unlike most of Babcock Ranch, in Lake Timber a longer hold has so far been a reliable protection.

Every resale, in order of the seller’s purchase

Several addresses appear more than once, because the same house resold two or three times; the 68 resales come from 55 homes. The best recorded outcome is plus $442,500 on a Bullhorn Circle lakefront home bought in 2019 and sold in February 2025 for $1,000,000. The worst is minus $175,000 on a two-story Timber Lane alley home bought in September 2023 for $580,000 and sold in March 2026 for $405,000, the lowest price in the twelve-month window. The county file does not say why that home sold where it did, and this page does not guess.

The builder-premium caveat travels with every row. A first-sale price includes the lot premium and the options the first buyer chose, and later owners’ pools, screen cages and upgrades are inside the resale price. A gain here is not a pure measure of market appreciation, and a loss on a short hold partly reflects what the first buyer paid a builder for.

Selling a Lake Timber home you bought before 2022? Your record says you are very likely above your purchase price; get a free Lake Timber home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Babcock Ranch.

How Did Lake Timber at Babcock Ranch Come to Be?

Lake Timber came to be in 2016, when the Babcock Ranch developer recorded the town’s first plat, Phase 1A & Town Square, and began selling its lots to a roster of builders. The first homes closed in 2017, the busiest year was 2020, and in 2026 the one unbuilt tract, planned for 25 townhomes, was replatted as 15 single-family lots and sold to Pulte.

The recorded timeline, instrument by instrument:

Three details from that record matter to a buyer today.

It was sold as a multi-builder neighborhood from day one. The Telegraph’s October 2016 launch story listed three collections: a Harvest Collection by Homes By Towne (72 homes planned), a Cottage Collection by Fox Premier (80 planned), and a Long Leaf Collection of larger lakeside homes by Fox Premier, Stock Development, Stellar Living Homes and Florida Lifestyle Homes. A month later the developer added Castle Harbour Homes on the lakeside lots. Those were plans, not a record of who built which house; what the deeds and the roll prove is set out in the next section.

The townhomes never happened. The developer’s own neighborhood page still counts a smaller number of single-family homesites plus “25 townhome residences”. The 25 townhomes were the Tract E-2 project of 2018 and 2019. The Clerk’s index shows the tract sold to a townhome developer in March 2018, a 25-dwelling cap recorded that September, a townhome plat and notices of commencement in 2019, and a supplier’s lien against that developer in September 2019. No townhome was ever built: the tract was still vacant on the 2026-09-10 roll, the special district’s fiscal 2027 packet drops its 25-unit “Lake Timber/Lake Babcock TH” row, and the tract is now the 15-lot Phase 1A1. We publish the dated index entries and nothing more about that project.

Its busiest year was 2020. First sales by year: 2017: 12, 2018: 15, 2019: 31, 2020: 58, 2021: 19, 2022: 37, 2023: 10, 2024: 4, 2025: 1, 2026: 4. The 2020 buyers, who paid a median of $389,150 on first sales that year, are the 20-for-20 winners in the resale record above.

Who Built Lake Timber, and Which Floor Plans Are There?

Lake Timber was built by several builders, not one, and Pulte Homes is the builder there today. The public record proves Pulte on Lots 85 to 89 and on the 15 new Phase 1A1 lots, names two other builder entities on 2016 and 2017 lot deeds, and shows a custom builder still owning one 2024 home. It does not prove a lot-by-lot builder map.

What the record proves, builder by builder

The Clerk’s index names the grantee on only two of the developer’s lot takedowns read for this page, and Florida’s corporate records site was offline for maintenance on the research day, so the entities behind SDBR LLC and HBT OF SW FL LLC are not stated here. The other takedowns are listed in the county file by instrument number (for example 2455819, 2463952, 2466377, 2486937, 2486821, 2502775, 2531543, 2575040, 2670090, 2752489, 2787355, 2883199 and 2885883) and are readable at the Clerk.

What the county roll says about the product

The roll’s living-area figures show the two products clearly. 81 of the 193 homes have a living area that appears only once on the roll, the signature of custom and semi-custom building. The repeated sizes are production plans:

Production product is concentrated on the alley lots of Service Area No. 1; the lake lots are mostly custom. By lake, the median home is 2,686 square feet on Lake Timber itself, 2,887 on the Bullhorn lake, 2,331 and 2,234 on the two interior lakes, and 2,098 on the alley lots. The plan names behind the repeated sizes are on the building permits, not on the roll, so this page does not name them.

Pulte’s plans today

Pulte’s page, read 26 September 2026, lists “Lake Timber at Babcock Ranch”, “$389,990+”, “1,980 - 3,411 sqft”, one quick move-in home, and three features: “Limited Homesites Available”, “Impact Glass Included” and “Natural Gas”. It describes “the final homesites in this coveted Lake Timber location, just steps from Founder’s Square”, and its homesite map labels Lots 85 to 89 and the Phase 1A1 homesites 9520 to 9534. The developer’s page repeats the same two prices. The quick move-in home’s address and price did not render on the page, and no incentive was stated.

Pulte’s four 2026 closings on Lots 85, 87, 88 and 89 were $485,000 to $630,000, a median of $532,500, well above the two base prices, because a closed price includes the lot premium, options and any lakeside or corner premium. A resale seller competing with Pulte is competing with those closed prices and with Pulte’s incentives, not with the base price on the website.

The 2016 launch plans, for the record

These are plan announcements from 2016, useful for identifying an older house, not proof of what was built:

• Florida Lifestyle Homes: Taylor (4 bedrooms, 3 baths, 2,784 sq ft), Lauren (4 bedrooms, 3 baths, 4,081 sq ft, two-story), Madison (2,566 sq ft main floor, two-story), “$500,000s to $800,000s”.
• Stock Development: Sebring 2,676; Bartow 2,822; Delray 3,195 (two-story); Crystal 3,076; Destin 3,191; Stuart 3,744 (two-story).
• Fox Premier: Cottage Collection, 1,600 to 2,500 sq ft, “mid-$300,000 range to more than $400,000”, with structural insulated wall panels.
• Homes By Towne: Harvest Collection, 1,850 to just over 3,000 sq ft; models Brandywine, Jade, Sterling and Sungold.
• Castle Harbour Homes: four Longleaf plans from 2,300 to nearly 3,000 sq ft, “base priced in the $500s and $700s”, including the Huckleberry at 2,955 sq ft under air.

How Are Lake Timber Homes Built?

Lake Timber homes are overwhelmingly block homes: 184 of 193 are recorded as masonry stucco on block, 6 as poured-concrete walls, and 3 new Pulte homes carry no component list yet. 64 have metal roofs, 75 have private pools and 24 have their own solar systems, but only 1 is coded with impact glass.

Source: Charlotte County Property Appraiser record cards for all 193 homes, read 26 September 2026, cross-checked against the county parcel file dated 2026-09-10.

Three construction facts matter for insurance and resale. Opening protection is not coded, not absent. The card codes impact glass on one home and storm covers on one, but 129 cards carry no impact-glass field at all. That is a gap in the county’s coding, not proof that a home has no protection; Pulte’s current page advertises “Impact Glass Included” on its new homes. The buyer’s answer is a wind-mitigation inspection and the permit file. Metal roofs and quality grades. A third of the neighborhood carries metal roofs and 76 homes grade at 3.5 or 4.0, both consistent with the custom lakefront product. Roof ages vary by up to eight years. A 2017 shingle roof and a 2025 roof sit on the same street, and insurers price roof age heavily; ask for the roof permit date on any home you consider.

What Do the Recorded Plats Show?

Two recorded plats make up Lake Timber: Babcock Ranch Community Phase 1A & Town Square, Plat Book 22, Pages 6A through 6P, recorded 30 June 2016, 16 sheets covering 184.22 acres and Lots 1 through 193; and Babcock Ranch Community Phase 1A1, Plat Book 28, Pages 30A through 30B, recorded 21 July 2026, a 3.92-acre replat of Tract E-2 into 15 lots.

The 2016 plat’s owner-dedicator is Babcock Property Holdings, L.L.C., the town’s developer, and its Health Department certificate reads “CENTRAL WATER AND SEWAGE IS PROVIDED”. The dedications on sheet 1 decide who owns what:

1. Tracts A-1 through A-9 to the special district “FOR PUBLIC ROADWAY, INGRESS AND EGRESS, SIDEWALKS, DRAINAGE, SIGNS, UTILITIES”.
2. Tracts I-1 through I-9 to the special district for sidewalks, utilities, drainage, recreation, landscaping and common area.
3. Tracts R-1 through R-5 and the alley right-of-way easements to the Babcock Ranch Residential Association.
4. Tracts C-1 through C-4 to the Babcock Ranch Commercial Association.
5. Tracts D-1 through D-5, the lake maintenance easements and the drainage easements to the special district, with each lot owner keeping a non-exclusive easement over the parts on the lot for any lawful purpose that does not interfere.
6. Utility easements to the district and franchised utilities, and utility easements to the town’s water and sewer utility.

The plat adds that it is “NOT THE INTENT OF THE OWNER … TO CREATE ANY RIGHT, TITLE OR INTEREST IN AND TO LOTS 1 THROUGH 193, INCLUSIVE, AND ALL TRACTS, IN FAVOR OF THE PUBLIC”, while the road tracts themselves are dedicated for public roadway. The 2026 replat was dedicated by Lake Timber, LLC and prepared by Barraco and Associates; it creates Tract R-1E2 for the residential association, Tract I-1E2 for the district, and alley easements like the 2016 plat’s.

Every tract on the plat, and what it is

The lake names Lake Kinley, Lake James and Lake Bullhorn North are the Property Appraiser’s business-name labels; the plat itself says only “Lake”. The downtown parcels on this plat are commercial and are not counted in any Lake Timber homesite figure on this page. They are here because they are what sits next door.

Lot widths and sizes

Lot widths are not printed as a single number, because the plat mixes product lines. Measuring the 113 near-rectangular lots in the public parcel layer gives four clusters that match the special district’s four billing tiers: about 50 feet (39 lots), 60 feet (42), 70 feet (22) and 80 feet (10), plus alley lots of about 54 to 56 feet on Lake Timber Drive and Hammock Lane. The odd-numbered side of Lake Timber Drive, the lots on the lake itself, runs 70 to 80 feet wide, matching Castle Harbour’s 2016 description of “70-by-130 or 80-by-130” lakeside lots. Lot areas run from 6,508 to 26,866 square feet, median 8,799.

Where the neighborhood sits

Lake Timber lies in the southwest corner of the original town: Lake Timber and Edgewater to the north, Founder’s Square and Lake Babcock Drive to the east, Curry Preserve Drive along the east side, and State Road 31 to the west. The homesite centroid is at 26.784665 north, 81.751461 west, and every road route out of the neighborhood runs along Saddleback Trail or Wild Pine South Trail to Lake Babcock Drive and State Road 31.

Is Lake Timber Gated, and Who Owns the Streets and Alleys?

Lake Timber is not gated in any recorded document. The plat dedicates every street tract to the town’s special district “FOR PUBLIC ROADWAY, INGRESS AND EGRESS, SIDEWALKS, DRAINAGE, SIGNS, UTILITIES”, the county roll shows the district as owner of each road tract, and no gate tract, gate easement or gate budget line appears in either plat or any Lake Timber supplement.

That is a real difference from its northern neighbor. Edgewater, across the lake, has gated private streets and a service area fee that funds them. Lake Timber’s streets are district streets, maintained by the district and paid for through the district assessment on the tax bill.

The alleys are different. The rear lanes behind 79 lots are not road tracts. They are right-of-way easements across the lots themselves, dedicated on the plat to the residential association and maintained by it as Service Area No. 1 under the Phase 1A Supplement (instrument 2463942). The Supplement grants a perpetual access easement over them and says “no person shall park any vehicle in or place any barriers in such right-of-way easements”. The association maintains, repairs and replaces the alleys and splits the cost equally among the 79 lots, at $5 a month.

The 79 alley lots, by the Supplement’s own list, are Lots 24 through 43, 82 through 104, 105 through 129 and 164 through 174: 23 on Lake Timber Drive, 14 on Timber Lane, 11 on Hammock Lane, 11 on Pine Lily Lane, 10 on Curry Preserve Drive and 10 on Bridle Trail. Their garages face the alley, their front porches face the street, and on the county roll they carry only 2 private pools among them. A buyer on an alley lot takes title subject to the easement; ask where the garage apron ends and the alley begins before you plan a driveway change.

Which Lakes Are in Lake Timber, and Can You Have a Dock?

Lake Timber touches five lakes, and only one of them is Lake Timber. Measured against the plat’s lake tracts, 23 homes back onto Lake Timber itself, 32 onto each of the two interior lakes, and 9 onto the Bullhorn lake; 96 of 193 homes carry the county’s waterfront flag. Docks are allowed only on Lake Timber, Lake Babcock and Lake Bullhorn, and no record card shows one.

Parcel polygons were tested against the lake tracts within 3 meters; Lot 8, which is exempt from the mapping layer, sits between Lots 7 and 9 on Lake Timber and carries the waterfront flag. The county roll’s waterfront flag (96 homes) and the geometry (95 mapped plus Lot 8) agree.

Docks. The residential association’s Dock Guidelines say “Lake Babcock, Lake Timber and Lake Bullhorn are the only lakes that permit a dock to be installed”. A dock needs an application, a $500 non-refundable fee and a $1,000 deposit, and a Dock Easement Agreement with the special district, which owns the lake. Docks may extend no more than 50 feet out, with no roofs or vertical structures. “Combustible engines are prohibited on all lakes”, and boats keep to 5 miles an hour, no wake. So 32 Lake Timber homes (Lots 1 to 23 and 185 to 193) sit on dock-eligible lakes, and the 64 homes on the two interior lakes do not. Across all 193 record cards, no dock is recorded. A listing that promises “private docks” is describing a permit a buyer might obtain, not a feature any home has on the county record.

Using the lakes. The town’s lake rules allow catch-and-release fishing with a Florida Fish and Wildlife Conservation Commission license. The lakes belong to the special district and are part of the stormwater system, so any fence, retaining wall or structure between a lot and the lake needs approval under the master Charter.

Bullhorn Circle

Bullhorn Circle is Lots 175 to 193 of the same plat, 19 homes at the south end of the neighborhood, 9 of them on the Bullhorn lake. It is the only part of Lake Timber with any mapped flood zone (three lots, set out in the flood section), and it produced the two highest price-per-foot sales in the county file: $406.00 on Lot 178 in December 2024 and $381.53 on Lot 190, a $1,000,000 lakefront pool home, in February 2025. The developer’s 2016 release called Lake Timber and Lake Bullhorn “the two lakes that envelope the Lake Timber neighborhood”. An older page about Lake Bullhorn as its own neighborhood now redirects; everything about Bullhorn Circle is on this page.

Does Lake Timber Have Its Own Pool, and What Is Lake Timber Lodge?

Lake Timber has no private neighborhood amenity. Lake Timber Lodge, the clubhouse and zero-entry pool at 42147 Lake Timber Drive, sits on this plat but is a Babcock Ranch town amenity open to every resident of the town, owned by the residential association and paid for through the master fee every Babcock household pays.

The residential association describes the Lodge as “Babcock Ranch’s first recreational amenity building, a 2,400 sq. ft. rustic waterfront clubhouse with a zero-entry pool, eight cabanas, a screened-in porch” overlooking the lake and a nearby fishing dock. The county card for Tract R-1 shows a 2,464 square foot building built in 2017 and a swimming pool, on 2.49 acres owned by the association. The developer lists it with Cypress Lodge among the town’s resident amenities. Searches for “lake timber pool” and “lake timber lodge” are the most common Lake Timber questions after the neighborhood’s own name; the answer is that living here puts the Lodge at the end of your street, not behind a gate of your own.

What else sits on the plat, and who owns it:

• Lake Timber Park (Tract R-3, 1.75 acres) and the Lake Timber Community Garden (Tract R-4, 0.57 acres, with a small structure), both owned by the residential association.
• The Dick Cuda trailhead (Tract I-2, 6.05 acres) and Lake Timber Greenway (Tract I-3), special district land.
• Founder’s Square’s band shell (Tract I-8, a 1,232 square foot structure built 2017) and splash pad (Tract I-9, 780 square feet, 2017), special district land.
• Founder’s Square’s commercial buildings on Tracts T1 to T4: a 4,044 square foot restaurant building at 42860 Crescent Loop, Wood Lea Hall (a 10,108 square foot office building at 42850 Crescent Loop), the 26,606 square foot Lee Health Healthy Life Center at 42880 Crescent Loop, and a 12,060 square foot commercial building on the B Street tract.

The restaurant building at 42860 Crescent Loop is not Lake Timber Lodge. Business names at that address have changed over the years and the public records we read do not agree on the current one, so this page gives the address, not a name.

Club, golf, marina, beach and racket facilities are absent at the neighborhood level; Babcock Ranch’s are town-level, described on our Babcock Ranch guide. A Babcock neighborhood with gated private streets and a service-area fee of its own, on the same lake, is Edgewater.

Who Governs Lake Timber at Babcock Ranch?

Lake Timber is governed by two bodies, not three: the town-wide Babcock Ranch Residential Association, which still sits under developer control, and the Babcock Ranch Community Independent Special District, which bills its assessments on the county tax bill. There is no Lake Timber homeowners association, board, manager or neighborhood declaration.

No sub-association, by the association’s own account

The residential association’s closing information page lists “Lake Timber/Bullhorn” among the Service Areas that fall under the master association’s jurisdiction alone, and adds that “All other communities are governed by a Sub-HOA”. That makes Lake Timber one of the few Babcock Ranch neighborhoods where the buyer deals with one association, one architectural reviewer and one estoppel certificate. The only Lake Timber-specific recorded covenant on the existing homes is the six-page Phase 1A Supplement, instrument 2463942, recorded 6 September 2016, which does exactly one thing: it puts the 79 alley lots into Service Area No. 1 for alley maintenance.

Every other rule comes from the town’s Second Amended and Restated Community Charter (instrument 3089149, O.R. Book 4966, Page 1167, recorded 18 April 2022, 146 pages, as amended by instruments 3227763, 3348888 and 3475099). Owners vote in the master association through Delegate District No. 1. The developer’s control of the master association runs until 90 percent of the units the town’s plan permits are conveyed, 31 December 2055, or an earlier election by the developer, whichever comes first.

The Tract E-2 supplement chain, which governs the 15 new lots

The 15 Phase 1A1 lots carry their own supplement chain: a 2018 Supplement for Tract E-2 (instrument 2592755), a First Amendment raising its cap from 24 to 25 dwellings (instrument 2644881), a Second Amendment in 2024 (instrument 3442344, not read for this page) and a Third Amendment recorded 30 July 2026 (instrument 3669292). The Third Amendment, joined by Lake Timber, LLC as the tract’s owner, says “No more than 15 dwellings”, bars rezoning, variances and any further replat, and puts the 15 lots in Delegate District No. 1, in Service Area No. 1 for alleys and in a new service area for the sidewalk built under a companion easement (instrument 3669297). No charge for that sidewalk service area appears in the 2026 budget.

The special district, and why it is not a CDD

The Babcock Ranch Community Independent Special District was created by a special act of the Florida Legislature, Chapter 2007-306, Laws of Florida. Buyers call it a CDD, and search engines ask about “Babcock Ranch CDD fees”, but it is not a Chapter 190 community development district. It owns Lake Timber’s streets, lakes and district tracts, supplies water, sewer and irrigation water through its utility, and bills operations, debt service and solid waste on the county tax bill. Its budget bills Lake Timber from a pooled Phase 1 table, “Lk Timber-Babcock/Parkside Pulte/Custom”, shared with Lake Babcock and Parkside, in four lot-width tiers.

What Is the Full Fee Stack for a Lake Timber Home?

A Lake Timber home carries five recurring layers besides property tax: the special district assessment ($2,026.88 to $3,585.08 by lot-width tier), district solid waste ($340.58), county fire rescue ($278.20) and the master association ($1,632 a year), plus $60 a year on the 79 alley lots. The known layers total $4,277.66 to $5,835.86 a year, and there is no neighborhood association fee.

Every figure below is read off a first-party document: the special district’s adopted fiscal 2026 budget, the master association’s 2026 budget notice and its 2026 Lake Timber alley notice. The fire rescue line was read on 2025 tax bills elsewhere in Babcock Ranch and is town-level; the solid waste line matches, to the penny, the one Lake Timber bill read for this program.

The master fee’s $408 a quarter is made up of $270 master, $135 internet and $3 environmental. The district’s Phase 1 table covers 686 units across Lake Timber, Lake Babcock and Parkside: 384 in the 50-foot tier, 167 at 60 feet, 87 at 70 feet and 48 at 80 feet. Property tax is on top: 14.94180 mills in 2025 in Babcock Ranch’s tax district, on taxable value after exemptions.

Which tier is your lot?

Only a lot’s own tax bill proves its tier. One Lake Timber bill was read for this program: Lot 7 on Lake Timber Drive, a lot about 70 feet wide, carried $648.88 for operations, $2,289.60 for debt service and $340.58 for solid waste on its 2025 bill, the 70-foot tier to the penny. The lot-width clusters measured in the plat section (about 39 lots at 50 feet, 42 at 60, 22 at 70 and 10 at 80, among 113 near-rectangular lots) suggest the spread, but a buyer should read the seller’s bill, not a width estimate. The difference between the 50-foot and 80-foot tiers is $1,558.20 a year.

What the alley fee buys

The alley fee is a reserve. The 2026 Service Area No. 1 budget carries $4,020 in dues and transfers the whole $4,020 to the reserve fund, so the $60 a year on each alley lot is saved for resurfacing and repair of the alleys. The association’s 2026 notice says the charge “will remain the same” as 2025. One oddity: $4,020 divided by $60 is 67 paying lots, while the recorded Supplement assigns 79. The budget does not explain the difference; the association can.

How the fees have moved

The district’s fiscal 2027 hearing packet proposes operations and maintenance of $681.33 (up $32.45), unchanged debt service, and totals of $2,059.33, $2,165.33, $2,970.93 and $3,617.53 by tier, with solid waste at $357.61. The same packet moves the Phase 1 50-foot tier from 384 to 399 units, exactly the 15 new Phase 1A1 lots, and drops the 25-unit townhome row. Whether the board adopted those figures is not yet published; the November 2026 tax bill will show it.

Selling in Lake Timber? Your buyer’s carrying cost is one of the lowest in Babcock Ranch for a home of this size, because there is no sub-association fee; get a free Lake Timber home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Babcock Ranch. For the town-wide picture, see our Babcock Ranch HOA fees guide and our Babcock Ranch district assessments guide.

What Does It Cost to Own a Lake Timber Home Each Year?

A Lake Timber owner’s recurring non-tax cost is $4,277.66 to $5,835.86 a year by lot tier, plus $60 on an alley lot, with no neighborhood association on top. Property tax comes on top at 14.94180 mills on taxable value, which is $1,494.18 for every $100,000 of taxable value.

A worked estimate, line by line

Because the estimate below is arithmetic from published rates, not a copy of a real bill, it uses a round illustration: a taxable value of $400,000 for a new owner who files for homestead, against the twelve-month median sale price of $507,500.

Insurance, utilities and maintenance are extra. The two figures to replace first with real numbers are the taxable value, which the Property Appraiser sets after the sale, and the tier, which the seller’s tax bill shows.

What a buyer should budget

• Property tax resets on purchase. Florida’s homestead cap protects the seller’s assessed value, not yours. On a home bought in 2020, the seller’s bill may be far below what yours will be.
• Homestead helps. 131 of Lake Timber’s 193 homes carry a homestead-series exemption on the roll. A buyer who will live in the home full time should file for it.
• The district line does not go away. The debt-service line runs until the district’s bonds are repaid. The district can confirm whether a given lot’s debt service has been prepaid and at what payoff.
• No neighborhood assessment to learn at closing. Unlike most of Babcock Ranch, there is no neighborhood budget, no neighborhood special assessment and no second estoppel.

What Does It Cost to Buy or Sell a Lake Timber Home at Closing?

At a Lake Timber closing the buyer pays the master association a working capital contribution of half its annual Base Assessment and an administrative transfer fee, and the seller pays the master association’s Community Enhancement Fee of up to 0.25 percent. There is no neighborhood association, so there is no neighborhood transfer fee, capital contribution or second estoppel.

Lake Timber’s closing stack is one of the lightest in Babcock Ranch, because the neighborhoods with their own associations add a second transfer fee, a second capital contribution and a second estoppel. Budget for one estoppel certificate and read it before the inspection period ends.

What Do the Recorded Restrictions Say?

Lake Timber’s restrictions come from the town’s master Charter (instrument 3089149) and, for the 79 alley lots, the Phase 1A Supplement (instrument 2463942). There is no neighborhood declaration. The rules a buyer asks about most are below, with the Charter section, reused from the Charter as read for our Edgewater page and checked against the Lake Timber supplements.

Can I rent out a Lake Timber home?

Yes, with a two-month minimum initial term (Charter section 7.1(b)(iii)). No Lake Timber supplement sets a different term. Leases must cover the whole home, the owner must give notice and a copy of the lease to the board or manager, and transient or overnight listings are not allowed (section 7.1(f)). No association approval of tenants is required.

How many pets can I keep?

Three dogs, three cats and a reasonable number of caged pets, with dogs leashed outside the home (Charter Exhibit C, Rule 1(b)).

Where can I park a boat, a trailer, a golf cart or a work truck?

Commercial vehicles, recreational vehicles, boats, trailers and golf carts are to be kept in the garage or out of view, and street parking is allowed parallel to the curb between 6:00 a.m. and 1:00 a.m. (Rule 1(a)). On the 79 alley lots there is a Lake Timber-specific rule: no one may park in or block the alley easement (Supplement 2463942, Exhibit B, section 1). The association may tow as self-help for parking violations.

Can I drive a golf cart on Lake Timber’s streets?

The Charter allows golf carts on public streets for licensed drivers with carts registered and insured (Rule 1(n)), and Lake Timber’s streets are district tracts dedicated “FOR PUBLIC ROADWAY”, so that public-street rule is the one that applies. Carts must be garaged. Any current association cart policy is not recorded; ask before you buy a cart.

Do I need approval for a pool, a fence or a screen enclosure?

Yes, from one reviewer: the developer’s review committee or the master association’s reviewer. There is no Lake Timber architectural committee. If the reviewer does not act, the Charter’s deemed approval applies only after a second written notice and a further 30 business days (section 5.3). Fences, pools and screen enclosures all need approval, and 75 owners have pools, so it is done. Between a lot and a lake that the Design Guidelines do not designate for docks, the Charter’s lakefront provisions bar fences, docks, retaining walls and boats.

Can I put a dock on my lot?

Only on Lake Timber, Lake Babcock or Lake Bullhorn, which covers Lots 1 to 23 and 185 to 193, and only with the association’s dock approval ($500 fee, $1,000 deposit) and a Dock Easement Agreement with the special district. The 64 homes on the two interior lakes cannot add a dock under the current guidelines.

Can I put solar panels on my roof?

Yes. The Charter protects solar under Florida Statute 163.04 (section 5.1); placement is reviewed but cannot defeat an effective system. 24 Lake Timber homes already have their own photovoltaic systems on the record cards.

Is Lake Timber a 55-plus neighborhood?

No. Neither the Phase 1A Supplement nor the Charter contains an age restriction. An older version of our own page called it “active-adult”; that was wrong.

What happens if I fall behind on dues or break a rule?

The master association may fine up to $100 per violation or $100 a day, with no aggregate cap (Charter section 8.2, which overrides the Florida Statute 720.305 default cap of $1,000), and may lien for unpaid assessments. Lien counts on Lake Timber lots were not swept for this page; the estoppel certificate shows any balance on the home you are buying.

Can the rules change?

The master association and the developer can amend the Charter within its own amendment rules. The Phase 1A Supplement can be amended by 67 percent of the Service Area No. 1 owners plus the board, and needs the developer’s consent while the developer owns any unit in it. Any unrecorded master rules and the Design Guidelines also bind owners; ask for them with the estoppel.

Is Lake Timber at Babcock Ranch in a Flood Zone?

Almost none of Lake Timber is in a mapped flood zone. On the Charlotte County Property Appraiser’s own record cards, 190 of the 193 homes are wholly Zone X, 3 have part of the lot in Zone AE and part in Zone X, and none is wholly Zone AE. All three are on Bullhorn Circle, and no FEMA letter of map change applies to any Lake Timber homesite.

Data updated: September 2026. Sources: all 193 county record cards read 26 September 2026 (each carries the county’s FEMA block, “Effective 12/15/2022”), and FEMA’s National Flood Hazard Layer queried the same day. Panels: 142 homes on 12015C0475G only, 34 on 12015C0500G only and 17 on both, all effective 15 December 2022. Community number 120061, Charlotte County unincorporated. No home is in a regulatory floodway.

Two methods, one answer

The two methods agree on every home except Lot 175, whose AE sliver on the county card is too thin to register at a 2-meter grid. The three lots that do touch Zone AE:

Flood zone is a property of the land, recorded by FEMA and the county, not of any owner; it is published here because every lender and insurer will ask it of every home.

Where the mapped AE is, and where it is not

The AE mapped in the area runs along the Bullhorn Circle and Lake Babcock Drive edge of the plat, not along Lake Timber. Among the plat’s tracts, the county cards show AE on Lake Babcock Drive (Tract A-2), the trailhead (I-2), Bullhorn Circle’s road tract (A-6) and the small future-development tract E-1. Base flood elevation lines of 26, 27 and 28 feet appear on FEMA’s layer in the area; the AE polygons touching Lake Timber carry no static base flood elevation. The 23 homes on Lake Timber itself are all wholly Zone X. Buyers who assume the lakefront is the flood risk have it backwards here.

What the record does not settle, and what to do

The flood map tells a lender whether flood insurance is required on a federally backed loan. It does not tell anyone the elevation of a specific house. For the three Bullhorn Circle lots, ask the seller for an elevation certificate and a survey, and get the lender’s determination and an insurance quote in writing during the inspection period; on a 2.4 percent rear-lot sliver the house itself is very likely outside the AE, but only a survey shows it. For the 190 wholly Zone X homes, flood insurance is usually optional, and a quote is still worth having. No public record we found describes water entering any specific Lake Timber home in Hurricanes Ian or Milton, and we make no claim either way.

Selling one of the 190 wholly Zone X homes? Say so in the first line of your listing; get a free valuation or call Jesse direct at (239) 898-6072. Buying on Bullhorn Circle? Call Marc at (239) 287-5873 or read how we represent buyers in Babcock Ranch.

What Is the Storm and Insurance Picture at Lake Timber?

Lake Timber’s storm and insurance profile is that of an established block neighborhood built from 2017 to 2025 under Florida’s modern building code: 184 homes are masonry stucco on block and 6 poured concrete, 64 have metal roofs, and 190 are wholly Zone X. What the county does not record well is opening protection, which a wind-mitigation inspection documents.

What that means for a buyer’s insurance quote, driver by driver:

• Roof age and material. Roofs date from 2017 to 2025, and 64 are metal. Insurers price roof age heavily in Florida; a 2017 or 2018 shingle roof is now eight or nine years old, and a metal roof or a recent replacement is an advantage. Ask for the roof permit date.
• Opening protection. Impact glass is coded on only 1 home and storm covers on 1, but 129 cards carry no impact-glass field at all. The county’s coding is incomplete here, so a wind-mitigation inspection is the step that turns shutters or impact glass into a documented discount. Pulte’s new homes advertise “Impact Glass Included”.
• Construction and flood. Block or poured concrete ground floors on 190 homes, frame upper floors on some two-story homes; 190 homes wholly Zone X and 3 partly AE.
• Pools and cages. 75 homes have pools, most with screen enclosures; screen cages are a common storm-damage and insurance-exclusion item, so read the policy.
• Hurricane history. Hurricane Ian made landfall on 28 September 2022, when most Lake Timber homes had been lived in for years. We found no public record of storm damage to a specific Lake Timber home and make no claim either way; town-level storm coverage describes Babcock Ranch as a whole, not these streets.

Insurance premiums exist only as quotes on a real address, so this page does not publish a premium. On a 2017 to 2019 home, expect the insurer to ask for a four-point inspection as well as a wind-mitigation report.

What Schools Serve Lake Timber at Babcock Ranch?

Lake Timber is zoned to East Elementary, Punta Gorda Middle and Charlotte High School, according to Charlotte County Public Schools’ own boundary locator, queried with three real Lake Timber addresses on 26 September 2026. The Babcock Neighborhood School, a public charter, is 1.41 road miles away but is not a zoned school.

The locator returned the same three zoned schools for 42287 Lake Timber Drive, 17189 Bullhorn Circle and 16959 Bridle Trail. Grades are from the Florida Department of Education’s 2025-26 school grades file, “as of September 1, 2026”. Zoned-school distances are approximate, from the routes to downtown Punta Gorda measured for this page.

The Babcock Neighborhood School and Babcock High are open to all students with an admissions preference for Babcock Ranch residents; a Lake Timber address earns the preference, not a seat. Families should apply early and keep the zoned schools as the fallback. Builder pages sometimes list Lee County schools near Babcock Ranch; they are not the schools a Lake Timber address is zoned for.

How Far Is Lake Timber From Everything?

Lake Timber is 0.39 road miles from Founder’s Square, 10.50 miles from I-75 at Exit 141 in Lee County, 14.60 miles from downtown Fort Myers and 24.15 miles from Southwest Florida International Airport, measured on 26 September 2026 from the neighborhood’s own centroid by the OSRM routing engine.

Free-flow minutes assume empty roads; State Road 31 at rush hour is slower. The origin is the area-weighted centroid of 190 mapped homesites, 26.784665 north, 81.751461 west, which the router places on Saddleback Trail.

Two readings matter. Downtown is a walk, not a drive. At 0.39 road miles, Founder’s Square is closer to Lake Timber than to any other Babcock Ranch neighborhood our program has measured, and the Lodge, the park and the trailhead are on the same plat. Tuckers Grade is not the nearest interstate. Generic Babcock Ranch copy says it is; from Lake Timber it is 22.35 miles, more than twice the 10.50 miles to Exit 141. Downtown Fort Myers is less than half as far as downtown Punta Gorda, and the nearest full hospitals are in Lee County.

What Utilities and Internet Serve Lake Timber?

Lake Timber homes get water, sewer and irrigation water from the special district’s utility, electricity from Florida Power & Light, and internet from the master association’s bulk Quantum Fiber contract, paid inside the $408 quarterly master fee. Natural gas is available on at least part of the plat: Pulte lists it as a feature, and 41 record cards code a gas pool heater.

• Water and sewer. The plat’s certificate reads “CENTRAL WATER AND SEWAGE IS PROVIDED”, and 190 of 193 record cards carry the county’s single-family water and wastewater service component. Babcock Ranch Water Utilities runs the system, with billing by American Conservation Billing, (877) 410-0167 (town-level).
• Electricity. Florida Power & Light serves Babcock Ranch. The FPL solar plant beside the town feeds FPL’s grid; it does not make a home’s electricity free. 24 Lake Timber homes have their own rooftop systems.
• Natural gas. The provider is not named in any record read for this page; ask the seller for a recent gas bill, or Pulte for its utility sheet on a new home.
• Internet. $45 a month per home inside the master fee, through the master association’s bulk Quantum Fiber service (town-level).
• Garbage and recycling. Billed by the special district on the tax bill, $340.58 in fiscal 2026. It is not part of the association fee.

Who Lives in Lake Timber?

Lake Timber is mostly owner-occupied: 131 of its 193 homes carry a Florida homestead-series exemption on the county roll, about 68 percent. Another 6 carry a different exemption code and 56 carry none. Non-homestead is not the same as rented, and no public record states how many Lake Timber homes are rented.

What the county roll shows, without naming anyone:

• Homestead. 131 homes carry an exemption code in the homestead series on the roll.
• Non-homestead. 56 homes, which includes second homes, recent buyers who have not yet filed, rentals and builder-owned homes.
• Builder-owned. Lot 17 at 42231 Lake Timber Drive, a 2,594 square foot home built in 2024, is still owned by Florida Lifestyle Homes, Inc. on the roll, and Pulte owns the Phase 1A1 lots.
• No public owner name. Three homes carry no public owner name on the roll and are absent from the public parcel map. We count them and do not identify them.
• Age. 180 of 193 homes were built by the end of 2022, so most owners have lived here for years; the neighborhood is not a new-construction zone except on the 15 Phase 1A1 lots.

There is no age restriction; Lake Timber is not a 55-plus neighborhood. Public resident posts group Lake Timber with Lake Babcock, Parkside and Trails Edge as the town’s original neighborhoods, and the Lodge, the park and Founder’s Square make this the part of town where neighbors meet on foot.

How Does Lake Timber Compare to Other Babcock Ranch Neighborhoods?

Lake Timber sits near the top of Babcock Ranch’s single-family market: its $507,500 twelve-month median is above every sibling in the table below, and its resale record, 62 gains in 68 resales, is the strongest our program has measured in the town. What sets it apart is age, a downtown location, a mix of custom and production homes and the lightest association stack in town.

Every row uses the same yardstick: qualified arm’s-length closings in the Charlotte County recorded-deed file, for the twelve months to the end of August 2026, against the county single family and cluster median of $349,900. The sibling figures are the ones published on, or researched for, each neighborhood’s own page, where their small-sample caveats and file dates are spelled out; price per square foot is a county-roll living-area figure, and rows marked “on its own page” were not restated here.

Three comparisons matter most. Against Edgewater, its neighbor across the lake: Edgewater is gated, sold out as a single Pulte neighborhood and pays a $230 a month service area fee; Lake Timber is open, mixed and pays $5 a month on alley lots only, and its median is higher. Against Parkside, its partner in the district’s pooled Phase 1 table: the next section has the decision table. Against the town: Lake Timber’s 62-of-68 record contrasts sharply with Northridge (2 of 18) and The Preserve (1 of 22), and the difference is mostly timing. Lake Timber’s owners bought from 2017 to 2021, before the 2022 peak; most of the town’s newer neighborhoods sold their first homes at or after it.

Lake Timber vs Parkside: Which Should You Choose?

Choose Lake Timber if you want the closest homes in town to Founder’s Square, a choice of lot types from alley lots to lakefront custom homes, and the lowest association cost of any established Babcock neighborhood. Choose Parkside if you want an all-Pulte street of similar-age homes, a slightly lower price, and every home wholly Zone X, and you accept a service area fee of $125 a month.

The two neighborhoods sit side by side in the special district’s pooled Phase 1 assessment table and share the same four lot-width tiers, so the district line on the tax bill is the same for the same tier. What differs is everything else.

Parkside figures are from our Parkside research, built from its own recorded documents and the same county file dated 2026-09-10; see our Parkside guide.

Who should choose which:

• Choose Lake Timber if you want to walk to Founder’s Square and the Lodge, want a lakefront or custom home rather than a production plan, want a dock on Lake Timber or the Bullhorn lake, or want the lowest recurring association cost in the established part of town, $1,500 a year less than Parkside on the same district tier.
• Choose Parkside if you want a uniform, all-Pulte street where every home shares a builder and era, prefer every lot on the flood map to be Zone X, and value whatever its Service Area No. 4 fee covers, which the Parkside guide sets out.
• Either way, read the seller’s tax bill for the tier, because the district line is identical between the two for the same tier and a buyer comparing them should compare the association line and the house, not the district line.

What Are the Honest Pros and Cons of Lake Timber?

The honest case for Lake Timber is the town’s best location, a proven resale record, one association and almost no flood exposure. The honest case against it is age and variety: roofs up to nine years old, a mix of production and custom homes that makes pricing harder, a district assessment that rises with lot width, and a year or two of Pulte construction on the last tract.

The pros, each with its record

1. Walk to downtown. Founder’s Square 0.39 road miles away, and the Lodge, park, garden and trailhead on the same plat.
2. The strongest resale record in town. 62 of 68 resales gained, median plus $146,250.
3. One association, one fee. $408 a quarter, plus $15 on alley lots; no sub-association, no second estoppel, no neighborhood transfer fee.
4. Almost all Zone X. 190 of 193 homes wholly Zone X, including all 23 on Lake Timber itself.
5. Lake choice. 96 lakefront homes on four lakes, and 32 on lakes where the association permits a dock.
6. Established streets. 180 of 193 homes built by 2022; mature landscaping and no construction on most streets.
7. Block and concrete construction. 190 homes with block or poured concrete walls, and 64 metal roofs.
8. Custom homes. 81 homes are one-of-a-kind sizes on the roll, rare in a town of production neighborhoods.
9. No gate, public streets. Golf carts, visitors and deliveries use district streets under the public-street rule.
10. Closer to Fort Myers than to Punta Gorda. I-75 Exit 141 at 10.50 miles, downtown Fort Myers at 14.60.

The cons, each with its record

1. Prices softened in the last year. The median and price per square foot both fell 15.4 percent against the prior twelve months, on small samples.
2. 2023 and 2024 buyers are exposed. Four of the eight owners who bought in those years and resold lost money, one by $175,000.
3. The builder is still next door. Pulte is selling the last 15 lots with incentives a private seller cannot match, and construction on Tract E-2 will run until they are built.
4. District assessment by lot width. Up to $3,585.08 a year on the 80-foot tier, and only the tax bill tells you the tier.
5. Mixed product makes pricing harder. An alley-lot production home and a lakefront custom home share Lake Timber Drive; the wrong comparable can mislead a buyer or a seller by $200,000.
6. Older roofs. 2017 to 2019 shingle roofs are near the age insurers scrutinize.
7. Opening protection is poorly coded. The county records impact glass on 1 home; a wind-mitigation report is essential.
8. Not every “lake” home is on Lake Timber. Only 23 are, and 64 lakefront homes cannot add a dock.
9. Downtown traffic and events. Living beside Founder’s Square means event noise and visitors on the edge of the neighborhood.
10. Schools and the county seat are far. Zoned public schools are about 30 road miles away; the charter school gives a preference, not a seat.

Weighing Lake Timber against another Babcock neighborhood? Call Marc at (239) 287-5873, or read how we represent buyers in Babcock Ranch. Selling? Get a free valuation or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What Should You Check Before Buying in Lake Timber?

Before buying in Lake Timber, check seven things on the specific home: the tier on its tax bill, whether it is an alley lot, which lake it is on, the roof and the opening protection, its flood status if it is on Bullhorn Circle, what the seller paid and when, and the master association estoppel. Each one changes either the price or the cost of owning.

1. The tax bill. The debt-service line tells you the tier: $1,378.00 (50 feet), $1,484.00 (60), $2,289.60 (70) or $2,936.20 (80). If it is lower, ask the district whether it was prepaid.
2. Alley or not. If the lot number falls in 24 to 43, 82 to 129 or 164 to 174, it is in Service Area No. 1: $15 a quarter, an access easement across the rear of the lot, and no parking in the alley.
3. Which lake. Lots 1 to 23 are on Lake Timber and Lots 185 to 193 on the Bullhorn lake, both dock-eligible; the interior-lake lots are not. Do not pay a Lake Timber premium for an interior-lake view.
4. Roof and openings. Get the roof permit date, a wind-mitigation inspection and, on a 2017 to 2019 home, a four-point inspection.
5. Flood on Bullhorn Circle. Lots 175, 179 and 193 have part of the lot mapped Zone AE; get the lender’s determination, an elevation certificate and an insurance quote in writing.
6. The seller’s purchase date and price. A seller who bought in 2023 or 2024 may be anchored above today’s market; one who bought in 2020 has room to negotiate.
7. The estoppel certificate. One certificate from the master association states the quarterly assessment, the working capital contribution and any balance owed. Read it before the inspection period ends.
8. New-home alternative. Compare the resale against Pulte’s closed prices on Lots 85 to 89 ($485,000 to $630,000) and its current incentives, not against its base prices.

What Could This Page Not Verify?

This page could not verify eleven things from public records: the lot-by-lot builder map, the entities behind two builder LLCs, each home’s district tier, lien counts on Lake Timber lots, the fiscal 2027 district adoption, the alley fee’s unit count, the Phase 1A1 sidewalk charge, the 2026 working capital dollars, one unread amendment, the gas provider and insurance premiums. Each is listed with the record that would settle it.

Where this page says a fact is not published, it means we looked for it in the public record and did not find it. We would rather name the gap and the authority than fill it with a guess.

Thinking of Selling Your Lake Timber at Babcock Ranch Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for the best Lake Timber at Babcock Ranch listing agent, or thinking, ‘I need to sell my house in Lake Timber at Babcock Ranch…’, McGreevy and Comisar is the team to call. Lake Timber has the best resale record in Babcock Ranch, and pricing it right means matching your lot type, your lake and your plan against the handful of neighbors who are genuinely comparable.

We have read every recorded Lake Timber sale since the first closing in 2017, and that is where a listing plan here has to start. The buyer walking into your home has usually just toured a new Pulte home on Lots 85 to 89 or in Phase 1A1, with a builder incentive attached, or a newer neighborhood farther from downtown. Your advantages are real and specific: a walk to Founder’s Square and the Lodge, mature landscaping, one association and no sub-association fee, in most cases a wholly Zone X lot, and on a lake lot a view that no new home in town can offer at this distance from downtown. Our job is to price you against the right neighbors and put those advantages in front of the buyer before the builder does.

Why sellers choose McGreevy and Comisar:

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

Lake Timber sold statistics, the widest honest window

Twelve months holds 14 Lake Timber closings, more than the ten a stable median needs, so the twelve-month window stands on its own. Over the 12 months from 1 September 2025 to 1 September 2026, the Charlotte County recorded qualified deed file (dated 2026-09-10) shows 14 Lake Timber closings at a median of $507,500, from $405,000 to $780,000, and a median of $229.66 per square foot. The 24-month window is shown beside it for context.

What those numbers mean for your listing:

• If you bought before 2022, the record says you are very likely above your purchase price: every owner who bought in 2019, 2020 or 2021 and resold, gained. Your plan, your lot and your condition decide by how much.
• If you bought in 2023 or 2024, you bought near the top, and four of the eight owners from those years who resold sold for less. Pricing against the right comparables, and presentation that earns the top of the range, matter most for you.
• If you have a lake lot, a pool or a custom home, you hold the scarce product: 23 homes on Lake Timber, 9 on the Bullhorn lake, 75 pools in 193 homes, and 81 one-of-a-kind floor areas. The last twelve months’ highest sale, $780,000, was a lakefront pool home on Lake Timber.

What Is Your Lake Timber at Babcock Ranch Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation, or see what we do for sellers across town on selling your home in Babcock Ranch and the Babcock Ranch home valuation page. Then talk to Jesse direct:

(239) 898-6072, text or call. Confidential conversations welcome.

Buying instead, or buying and selling at once? Call Marc at (239) 287-5873, or read how we represent buyers in Babcock Ranch.

Who is the best listing agent for Lake Timber at Babcock Ranch?

The one who prices you against the right Lake Timber neighbors, lot type for lot type, and knows what Pulte is offering on the last 15 lots this month. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the full county record for this page.

Will I lose money if I sell?

Very likely not, if you bought before 2022: 62 of 68 recorded resales gained, and every loss belongs to an owner who bought in 2018, 2022, 2023 or 2024.

What does it cost me to sell?

Commission and ordinary closing costs, plus the master association’s Community Enhancement Fee, charged to the seller on resales and capped at 0.25 percent of the sale price. There is no neighborhood association fee at closing.

Do I compete with Pulte?

Yes, on a small scale. Pulte closed four new homes on Lots 85 to 89 in the last twelve months at $485,000 to $630,000, and is selling 15 more on Phase 1A1 from $389,990 base. Its buyers see a new home with a warranty; yours sees a finished home with landscaping, a pool in many cases and no construction next door.

Can I rent it out instead?

Yes, with a two-month minimum lease, whole home only, and notice to the master association.

How long will it take to sell?

In the Southwest Florida MLS, pulled 3 October 2026, Lake Timber resales that closed in the last twelve months spent a median of 74 days on market, and the fastest sold in 5. Ask Jesse for the current number on the day you call.

Your Local Real Estate Experts

McGreevy and Comisar are Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, a full-service Southwest Florida real estate team. We sell and buy homes across Babcock Ranch and the rest of Southwest Florida from our Bonita Springs office, and we built this Lake Timber guide from the public record, not from marketing copy.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, or start from our Babcock Ranch guide and the neighboring Edgewater, Parkside and Trails Edge pages.

Frequently Asked Questions About Lake Timber: Buyer Edition

These are the questions buyers actually ask about Lake Timber and about Babcock Ranch, harvested from Google and Bing search suggestions and public resident posts in September 2026, each answered with Lake Timber’s own records rather than with town-level generalities. Where a question is really about the town, the answer says so.

What is Lake Timber at Babcock Ranch?

The original neighborhood of Babcock Ranch: 193 single-family homesites on the town’s first plat, Phase 1A & Town Square, recorded in June 2016, built from 2017 to 2025 by several builders, plus 15 new Pulte lots recorded in 2026. It sits beside Founder’s Square in Charlotte County.

Is Lake Timber the first neighborhood in Babcock Ranch?

Yes. Its plat was the town’s first residential plat, recorded 30 June 2016, the local paper called it “Babcock’s first neighborhoods” that October, and its first homes closed in 2017.

How many homes are in Lake Timber?

193 homesites, Lots 1 to 193, all built by 2025, plus 15 new Phase 1A1 lots that Pulte is selling. The developer’s page gives a smaller homesite count and 25 townhomes; the plat and the roll say 193, and the townhomes were never built.

Who builds in Lake Timber now?

Pulte Homes. It built Lots 85 to 89 in 2025 and took title to the Phase 1A1 lots on 7 August 2026. Its two plans are the Arbordale from $389,990 and the Woodview from $499,990.

Who built the older homes in Lake Timber?

Several builders. The 2016 launch named Homes By Towne, Fox Premier, Stock Development, Stellar Living Homes and Florida Lifestyle Homes, and Castle Harbour Homes joined that November. The deeds read for this page prove two builder entities and Pulte; a lot-by-lot builder map is not in the public record we read.

What happened to the Lake Timber townhomes?

A 25-townhome project was planned for Tract E-2 in 2018 and platted in 2019, but never built. In July 2026 the tract was replatted as 15 single-family lots, which Pulte now owns.

Is Lake Timber on the water?

Partly. 96 of 193 homes are lakefront on the county roll, but only 23 back onto the lake called Lake Timber. The others face two interior lakes or the Bullhorn lake.

Which lakes are in Lake Timber?

Five lake tracts: Lake Timber (Tract D-1), two interior lakes (D-4 and D-5), the Bullhorn lake (D-3) and part of Lake Babcock (D-2). The special district owns them all.

Can I put a dock on my Lake Timber lot?

Only on Lake Timber, Lake Babcock or Lake Bullhorn, with association approval, a $500 fee, a $1,000 deposit and a Dock Easement Agreement with the district. That covers Lots 1 to 23 and 185 to 193. No Lake Timber record card shows a dock today.

Can I kayak or fish on the lakes?

Catch-and-release fishing is allowed with a Florida fishing license under the town’s lake rules. Combustible engines are banned on all lakes, and boats keep to 5 miles an hour, no wake.

Is Lake Timber gated?

No. No gate appears in any recorded document, and the plat dedicates the streets for public roadway to the town’s special district. Edgewater, across the lake, is the gated neighborhood.

Are Lake Timber’s streets private?

No. They are special district road tracts dedicated for public roadway. The alleys behind 79 lots are private easements maintained by the master association.

What is an alley lot in Lake Timber?

One of the 79 lots (24 to 43, 82 to 129 and 164 to 174) whose garage opens onto a rear alley. Alley lots pay $15 a quarter for alley upkeep, and no one may park in the alley.

What is the HOA fee in Lake Timber?

$408 a quarter to the master association in 2026 ($270 master, $135 internet, $3 environmental), plus $15 a quarter on the 79 alley lots. There is no Lake Timber association fee.

Is there a separate Lake Timber HOA?

No. The master association’s closing page lists “Lake Timber/Bullhorn” as governed by the master association alone. There is no neighborhood board, manager or declaration.

What is the CDD fee in Lake Timber?

The special district, which is not technically a CDD, bills $2,026.88, $2,132.88, $2,938.48 or $3,585.08 for fiscal 2026 by lot-width tier, plus $340.58 for solid waste, on the county tax bill.

Why does my district fee depend on lot width?

The district bills its Phase 1 debt service in four tiers by lot width: 50, 60, 70 and 80 feet. The operations line is the same on every lot; the debt service rises from $1,378.00 to $2,936.20.

What is the total yearly cost of a Lake Timber home before property tax?

$4,277.66 to $5,835.86 a year by tier for the district assessment, solid waste, fire rescue and the master association, plus $60 on an alley lot. There is no neighborhood association fee on top.

What are property taxes on a Lake Timber home?

The 2025 millage in Babcock Ranch’s tax district is 14.94180, or $1,494.18 per $100,000 of taxable value, on top of the non-ad valorem lines. A buyer’s taxable value resets after purchase.

What is Lake Timber Lodge?

The town’s first amenity building, a clubhouse with a zero-entry pool and cabanas at 42147 Lake Timber Drive, built in 2017 and owned by the master association. It sits on the Lake Timber plat.

Can I use the Lake Timber pool?

Yes, as can every Babcock Ranch resident. The Lodge pool is a town amenity paid for through the master fee, not a private Lake Timber pool.

How far is Founder’s Square from Lake Timber?

0.39 road miles from the neighborhood’s center, the shortest distance to downtown of any Babcock Ranch neighborhood our program has measured.

Is Lake Timber in a flood zone?

Almost none of it. 190 of 193 homes are wholly Zone X on the county’s record cards; Lots 175, 179 and 193 on Bullhorn Circle have part of the lot in Zone AE.

Do I need flood insurance in Lake Timber?

On the 190 wholly Zone X homes a federally backed lender usually does not require it; on the three Bullhorn Circle lots the lender decides. A quote is worth having either way.

Which schools is Lake Timber zoned for?

East Elementary, Punta Gorda Middle and Charlotte High, graded B, A and B for 2026. The Babcock Neighborhood School charter, graded B, is 1.41 miles away and gives Babcock residents an admissions preference.

How far is Lake Timber from I-75?

10.50 road miles to I-75 Exit 141 in Lee County. Tuckers Grade, often called the nearest exit, is 22.35 miles.

What is the nearest hospital to Lake Timber?

Lee Memorial Hospital in Fort Myers, 15.72 road miles away. The nearest Charlotte County hospital, HCA Florida Fawcett, is 36.65 miles.

How far is the airport?

24.15 road miles to Southwest Florida International Airport and 28.03 miles to Punta Gorda Airport.

Are Lake Timber homes concrete block?

Yes. 184 of 193 are recorded as masonry stucco on block and 6 as poured concrete; some two-story homes have frame upper floors.

Do Lake Timber homes have impact windows?

The county codes impact glass on only 1 home, but most cards carry no impact-glass field at all, so the record is incomplete. Pulte’s new homes include impact glass. Get a wind-mitigation inspection.

How many Lake Timber homes have pools?

75 of 193, most of them on lake lots. Only 2 of the 79 alley lots have a pool.

Do Lake Timber homes have solar panels?

24 homes have their own photovoltaic systems on the record cards. The town’s FPL solar plant does not make any home’s power free.

Can I rent out my Lake Timber home?

Yes, for a minimum of two months, whole home only, with notice and a copy of the lease to the master association. Short-term and overnight rentals are not allowed.

How many pets are allowed?

Three dogs, three cats and a reasonable number of caged pets, with dogs leashed outside the home.

Can I drive a golf cart in Lake Timber?

Yes, on the public district streets, for a licensed driver with a cart registered and insured, and garaged at home. Confirm any current association cart policy before you buy.

Is Lake Timber a 55-plus community?

No. No recorded document contains an age restriction.

Is Lake Timber part of The Preserve?

No. The Preserve at Babcock Ranch is a separate 154-home D.R. Horton twin-villa neighborhood on its own plat elsewhere in town.

Is Lake Timber the same as Edgewater?

No. Edgewater is the separate, gated Pulte neighborhood on the north shore of the lake called Lake Timber, with its own service area fee.

What is the difference between Lake Timber and Lake Babcock?

They are separate plats around different lakes that share the special district’s pooled Phase 1 assessment table. Lake Babcock has its own page and its own service area.

Are there new homes left in Lake Timber?

Only Pulte’s 15 Phase 1A1 lots, plus the one quick move-in home its page listed on 26 September 2026. Pulte’s five homes on Lots 85 to 89 have all closed, and every other home is a resale.

Did people who bought in Lake Timber make money?

Most did. 62 of 68 recorded resales sold for more than the seller paid, with a median gain of $146,250 over a median 25.4 months.

Is Lake Timber a good investment?

Its record is the strongest in Babcock Ranch so far, but it reflects buyers who bought before the 2022 peak, and prices softened in the last year. Buy it for the location and the home, not for a repeat of 2020 to 2022.

Frequently Asked Questions About Lake Timber: Seller Edition

These are the questions Lake Timber owners ask before they sell, gathered from search suggestions and public resident posts and answered from the county’s recorded sales, the neighborhood’s recorded documents and the special district’s and master association’s own publications. Where the record does not answer a question, the answer says so and names where the answer lives.

Who is the best listing agent for Lake Timber at Babcock Ranch?

The one who prices you against the right Lake Timber neighbors, lot type for lot type, and knows what Pulte is offering on the last 15 lots this month. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read every recorded Lake Timber sale for this page. Call Jesse at (239) 898-6072.

What is my Lake Timber home worth?

The last twelve months recorded 14 closings at a $507,500 median and $229.66 a square foot, but lot type, lake, pool, size and condition move a single home a long way. Start with our free home valuation, then call Jesse for a comparison against your true neighbors.

What did my neighbors sell for?

Every recorded Lake Timber sale in the last two years is listed in the Market Snapshot, with address, lot, size, price per square foot and Clerk instrument number, and every resale since 2018 is in the resale record.

How many Lake Timber homes sold this year?

Fourteen closed in the twelve months to 1 September 2026, ten resales and four new Pulte homes, against nine the year before.

Are Lake Timber prices falling?

They softened. The twelve-month median and price per square foot both fell 15.4 percent against the prior twelve months, on 14 and 9 sales, and the prior window held two Bullhorn Circle sales at $381 and $406 a square foot. Resales in 2026 still gained in five of seven cases.

Is now a good time to sell?

The record says 2026 resales mostly gained, but prices are below the 2023 peak. Whether to list now depends on your purchase price, your lot type and what is on the market, which is a conversation to have with Jesse, not a number this page can give.

Will I lose money if I bought in 2023?

Possibly. Two of the four owners who bought in 2023 and resold lost money, one by $175,000, and two gained. A 2023 buyer’s outcome depends heavily on the lot and on what was paid.

How long do Lake Timber homes take to sell?

A median of 90 days on market across the 13 listed Lake Timber sales of the last twelve months, 74 for resales alone (Southwest Florida MLS, pulled 3 October 2026). The county record shows 14 sales spread across the same months.

How many Lake Timber homes are for sale right now?

On 3 October 2026 the Southwest Florida MLS showed 5 Lake Timber homes for sale, from $449,900 to $895,000, and 3 pending, from $449,900 to $849,900. Ask Jesse for today’s count and prices on the day you call.

How does my lot width affect value?

Wider lots carry larger homes and a higher district tier, from $2,026.88 to $3,585.08 a year. Buyers weigh both, and the neighborhood’s highest recorded sales are on the wider lake lots.

Does a lake view add value in Lake Timber?

The record says yes, and which lake matters. The twelve-month high, $780,000, and the $705,000 sale were both on Lake Timber itself, and the prior year’s $1,000,000 sale was on the Bullhorn lake.

Does my alley lot sell for less?

Alley lots hold smaller production homes (median 2,098 square feet) and sold in the last twelve months between $405,000 and $646,500. Compare an alley home with alley homes, not with the lake lots.

Do pools add value in Lake Timber?

75 of 193 homes have pools, and pools cluster on the lake lots, so a pool is expected on a lake home and a differentiator on an alley lot, where only 2 of 79 have one.

How do Pulte’s new homes compete with my resale?

Pulte closed four homes on Lots 85 to 89 in the last twelve months at $485,000 to $630,000 and is selling 15 more from $389,990 base, with a warranty and incentives. You compete with location, landscaping, a pool, a lake and a finished street.

How should I price against a builder spec home?

Against Pulte’s closed prices on the same plat, not its base prices, and against the resale of the nearest similar home. A base price excludes the lot premium and options.

What does the seller pay the association at closing?

The master association’s Community Enhancement Fee, up to 0.25 percent of the sale price on resales, at most $1,268.75 on a $507,500 sale. There is no neighborhood transfer fee.

What does my buyer pay the association?

The master association’s working capital contribution, half its annual Base Assessment ($540 or $816 in 2026, while its closing page still shows $846), and its administrative transfer fee.

How do I get an estoppel certificate?

Order it from the master association through its estoppel service early in the contract. Florida Statute 720.30851 governs the timing and caps the fee. Lake Timber needs only one.

What flood zone will my buyer’s lender see?

Zone X on 190 of 193 homes. If yours is Lot 175, 179 or 193 on Bullhorn Circle, part of the lot is mapped Zone AE, and an elevation certificate and survey will help your buyer.

Do I need a wind-mitigation report?

It is the most useful document a Lake Timber seller can hand a buyer’s insurance agent, because the county codes impact glass and storm covers on almost no homes.

Do I have to disclose the alley easement?

The alley easement is recorded against the 79 alley lots in instrument 2463942 and will appear in the title work; your buyer should see it and the no-parking rule early.

Can my buyer rent the home out?

Yes, with a two-month minimum lease, whole home only. Short-term and overnight rentals are not allowed.

Is the district assessment transferable?

Yes. The district’s assessment runs with the lot and is prorated at closing like property tax; payoff is not required.

What tier is my lot on the district bill?

Your 2025 tax bill shows it: debt service of $1,378.00, $1,484.00, $2,289.60 or $2,936.20 marks the 50, 60, 70 or 80 foot tier.

How do custom homes compare with production homes in Lake Timber?

81 homes have one-of-a-kind floor areas, mostly on the lakes, and they hold the neighborhood’s top sales. Production plans repeat on the alley lots and trade in a tighter band.

What is the highest price a Lake Timber home has sold for?

$1,200,000, for a 5,700 square foot home at 42223 Lake Timber Drive in December 2021. The highest in the last two years was $1,000,000, on Bullhorn Circle in February 2025.

What sold lowest recently?

$405,000 for a two-story alley home on Timber Lane in March 2026, the only Lake Timber sale in the last twelve months under $420,000.

Does Bullhorn Circle sell higher?

Its two most recent sales set the file’s highest prices per square foot, $406.00 and $381.53. Bullhorn Circle also holds the only three lots with any mapped Zone AE.

How many homes in Lake Timber are homesteaded?

131 of 193 carry a homestead-series exemption on the roll. Your buyer’s homestead cap starts fresh after the sale.

What is the median hold before resale in Lake Timber?

25.4 months across all 68 resales. Owners who held 48 months or longer gained on all 13 resales.

Do buyers ask about docks?

Often. Only Lots 1 to 23 and 185 to 193 are on lakes where docks are permitted, and no home has one on record, so a dock-eligible lot is a selling point to state precisely.

Can I sell my Lake Timber home off-market?

Yes. We can market a home privately to our qualified-buyer database with discretion when the seller wants it, and we will tell you honestly when open-market exposure would bring a better price.

How do you market a Lake Timber home?

Premium photography, cinematic video and drone, targeted to buyers already looking in Babcock Ranch, with the recorded facts buyers want: your lot type, your lake, your flood status, your tier and your street’s resale history.

Can you help me buy my next home when I sell?

Yes. Marc Comisar leads buyer representation, and we can plan both sides of a move together. Call Marc at (239) 287-5873.

Sources

Every fact on this Lake Timber at Babcock Ranch page comes from a primary or first-party source: county records, the Clerk’s official records, FEMA, the special district’s and master association’s own documents, the builder’s and developer’s own pages, the local paper of record, state agencies and routing data. No listing portal or other brokerage is cited. Sources were read on 26 and 27 September 2026 unless dated otherwise.

County and Clerk records

• Charlotte County Property Appraiser parcel data download (file dated 2026-09-10)
• Charlotte County Property Appraiser recorded sales download (file dated 2026-09-10)
• Property record card, Tract D-1, Lake Timber
• Property record card, Tract D-2, Lake Babcock
• Property record card, Tract D-3, the Bullhorn lake
• Property record card, Tract D-4, interior lake
• Property record card, Tract D-5, interior lake
• Property record card, Tract A-5, the Lake Timber streets
• Property record card, Tract A-3, Curry Preserve Drive
• Property record card, Tract A-6, Bullhorn Circle
• Property record card, Tract R-1, Lake Timber Lodge
• Property record card, Tract R-3, Lake Timber Park
• Property record card, Tract R-4, Lake Timber Community Garden
• Property record card, Tract I-2, Dick Cuda trailhead
• Property record card, Tract I-8, Founder’s Square band shell
• Property record card, Tract I-9, Founder’s Square splash pad
• Property record card, Tract E-2, now Phase 1A1
• Property record card, Tract E-1, future development
• Property record card, Tract T3, Lee Health Healthy Life Center
• Property record card, Tract T2, Wood Lea Hall
• Property record card, Lot 7, 42311 Lake Timber Drive (70-foot district tier bill)
• Property record card, Lot 16, 42239 Lake Timber Drive (March 2026 resale)
• Property record card, Lot 17, 42231 Lake Timber Drive (builder-owned 2024 home)
• Property record card, Lot 18, 42223 Lake Timber Drive (highest recorded sale)
• Property record card, Lot 20, 42207 Lake Timber Drive (twelve-month high)
• Property record card, Lot 85, 42202 Lake Timber Drive (Pulte 2025)
• Property record card, Lot 88, 42178 Lake Timber Drive (Pulte 2025)
• Property record card, Lot 92, 42146 Lake Timber Drive (the one home coded 0812)
• Property record card, Lot 115, 42179 Hammock Lane (June 2026 resale)
• Property record card, Lot 123, 16549 Timber Lane (March 2026 resale)
• Property record card, Lot 33, 16992 Curry Preserve Drive (April 2026 resale)
• Property record card, Lot 131, 42288 Saddleback Trail (November 2025 resale)
• Property record card, Lot 175, 17101 Bullhorn Circle (part Zone AE)
• Property record card, Lot 179, 17133 Bullhorn Circle (part Zone AE)
• Property record card, Lot 193, 17149 Bullhorn Circle (part Zone AE)
• Property record card, Lot 178, 17125 Bullhorn Circle (December 2024 sale)
• Property record card, Lot 190, 17173 Bullhorn Circle ($1,000,000 resale)
• Charlotte County Clerk official records search: plats, supplements, deeds and every instrument number on this page
• Charlotte County Clerk recording department
• Charlotte County Tax Collector property tax search

FEMA and flood mapping

• FEMA National Flood Hazard Layer map service
• Charlotte County library of FEMA letters of map change
• FEMA Flood Map Service Center

Babcock Ranch Residential Association and the special district

• Special district adopted budget, fiscal year 2026
• Special district fiscal 2027 public hearing packet, 27 August 2026
• Master association 2026 master budget notice
• Master association 2026 Lake Timber alley budget notice
• Phase 1A Supplement, instrument 2463942, alley Service Area No. 1
• Phase 1A Supplement, second posted copy
• First Amendment to the Tract E-2 Supplement, instrument 2644881
• Third Amendment to the Tract E-2 Supplement, instrument 3669292
• Sidewalk Easement Agreement, Phase 1A1, instrument 3669297
• Supplement for Phase 1A Tracts I-1 to I-7, instrument 2632414
• Supplement for Phase 1A Tracts I-8 and I-9, instrument 2603140
• Dock Guidelines
• Dock application
• Dock guidelines page
• Lake use and fishing rules
• Association governing documents index
• Association closing information page
• Lake Timber Lodge facility page
• Association Quantum Fiber internet page
• Babcock Ranch Water Utilities customer welcome kit
• Chapter 2007-306, Laws of Florida, creating the special district

Builder, developer and local press

• Pulte, Lake Timber at Babcock Ranch
• Developer neighborhood page, Lake Timber
• Developer release, Castle Harbour Homes, 15 November 2016
• Developer resident amenities page
• Babcock Ranch builder roster
• Babcock Ranch Telegraph, 20 October 2016, “LAKE TIMBER: Babcock’s first neighborhoods begin taking shape”
• Internet Archive, for retired builder pages

State agencies and statutes

• Florida Division of Corporations entity search
• Florida Division of Corporations, Babcock Ranch Residential Association search
• Florida Division of Corporations, Pulte Home Company search
• Florida DBPR licensee search
• Florida Department of Education school grades
• Florida Department of Education 2025-26 school grades file
• Charlotte County Public Schools boundary locator
• Charlotte County Public Schools, Babcock charter schools
• Florida Fish and Wildlife Conservation Commission fishing licenses
• Florida Statutes 720.303, association budgets and reserves
• Florida Statutes 720.305, fines and enforcement
• Florida Statutes 720.307, transition of association control
• Florida Statutes 720.3085, assessment liens
• Florida Statutes 720.30851, estoppel certificates
• Florida Statutes 163.04, energy devices based on renewable resources
• Florida Statutes 193.155, homestead assessment limitation

Utilities, geometry and routing

• FPL Babcock Ranch Solar Energy Center fact sheet
• Florida statewide cadastral parcel layer
• OSRM routing service used for drive times
• USGS National Map imagery service used for the aerial photograph

Related McGreevy and Comisar guides

• Babcock Ranch HOA fees in 2026
• Babcock Ranch district assessments
• Edgewater at Babcock Ranch
• Parkside at Babcock Ranch
• Lake Babcock at Babcock Ranch
• The Sanctuary at Babcock Ranch
• Crescent Grove at Babcock Ranch

Downloadable Documents

These are the primary documents behind the Lake Timber at Babcock Ranch page, each linked to the official authority that publishes it, so a buyer, seller, lender or insurance agent can read the source rather than our summary. Recorded instruments not posted online, including both plats, are searchable by instrument or plat book number at the Charlotte County Clerk.

Updated September 2026. County market figures are Charlotte County recorded qualified deeds, file dated 2026-09-10. Brokered by Domain Realty.