Babcock Ranch - The Flatwoods

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

McGreevy and Comisar are the team Babcock Ranch homeowners call first when it is time to sell, and the team renters call when they are ready to stop renting and buy. 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. If you want to see how we compare with other agents across the region, read the best real estate agents in Fort Myers and the surrounding towns.

The Flatwoods at Babcock Ranch is a single-owner rental neighborhood of 246 single-family homes in Babcock Ranch, Florida. Every one of those 246 homes is owned by one company, Flatwoods Babcock LLC, and leased through a professional management company. No Flatwoods home has ever been sold to an individual buyer, and the recorded Supplement that governs the neighborhood calls it a “Rental Neighborhood” in which “all Units are owned by the same Person”. It sits in Charlotte County with a Punta Gorda 33982 mailing address, not in Fort Myers.

So this page is not a sales pitch for homes you cannot buy. It is the honest answer page for the three people who search this name: the renter comparing homes and rents, the renter who is starting to wonder what it would cost to own a similar house two streets over, and the owner next door in Crescent Grove, Trails Edge or TownWalk who wants to know what a 246-home rental neighborhood means for their own sale. Every figure comes from a named public record or from the operator’s own website, and every rent is dated. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

One thing we do not do: we do not lease Flatwoods homes and we do not advertise them. Leasing is handled only by the owner’s manager, through The Flatwoods at Babcock Ranch leasing website. Our job starts when you want to buy a home of your own in Babcock Ranch, or sell the one you already own.

Why McGreevy and Comisar Are the Best Realtor for The Flatwoods at Babcock Ranch

If you’re searching for the best realtor for The Flatwoods at Babcock Ranch, whether you’re ready to sell your home next door or buy your first Babcock Ranch home after renting here, 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.

The recorded market around The Flatwoods (last 12 months, Charlotte County Property Appraiser): The Flatwoods itself recorded 0 qualified sales, because one company owns all 246 homes. Next door, Crescent Grove recorded 8 resales at a median of $354,500 · Trails Edge, across the Cypress Parkway tracts, recorded 43 resales at a median of $428,000 · Parkside recorded 7 resales at a median of $485,000 · Charlotte County single-family and cluster homes recorded 5,952 qualified sales at a median of $349,900. These are county-recorded qualified deeds for 1 September 2025 to 31 August 2026, read from the Property Appraiser’s files dated 10 September 2026. In the last 12 months we tracked every one of those neighboring 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 sellers next to The Flatwoods: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed. In this corner of Babcock Ranch the job is to show a buyer, often a renter from The Flatwoods itself, why owning your finished home beats another year of rent, with the numbers on the page in front of them.

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 Crescent Grove, Trails Edge or other Babcock Ranch home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome).

Renting at The Flatwoods and ready to buy? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Babcock Ranch, including on new construction, where the builder’s sales agent represents the builder.

McGreevy and Comisar is a top-reviewed Babcock Ranch realtor team, including for renters moving up to ownership near The Flatwoods. Read every review on our Google Business Profile. Two of them, word for word:

★★★★★ “He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs.” Verified Google review

★★★★★ “Jesse and Beth took the time to sit down and visit with me, answer my questions, and was just genuinely friendly and helpful.” Verified Google review

Key Takeaways

The Flatwoods at Babcock Ranch is a recorded single-owner rental neighborhood, and almost everything people assume about it from the name comes out differently in the record. These are the ten findings on this page that a renter, a future buyer or a neighbor cannot get from a leasing brochure, each one taken from a named public record or the operator’s own page and dated.

Data updated: September 2026. Charlotte County Property Appraiser parcel and sales files dated 10 September 2026 and all 269 Flatwoods record cards read 26 September 2026; the recorded Supplement (instrument 3276817) and the county site plan letter read in full; four 2025 tax bills read 26 September 2026; the operator’s availability map and floor-plan page read 26 September 2026; FEMA’s flood layer intersected with all 246 homesites and road distances routed 26 September 2026.

• Nobody can buy one today. All 246 homes are owned by Flatwoods Babcock LLC. There have been 0 qualified sales and 0 resales, ever: all 784 recorded transfers on the 269 parcels are $100 conveyances between affiliated entities.
• It is recorded as a Rental Neighborhood. Supplement 3276817 (12 June 2023) caps the plat at 246 homes, requires one owner and unified management, and sets flat $5,000 fees if the whole neighborhood ever sells to a single buyer.
• Rents, dated. On 26 September 2026 the operator’s map listed 36 homes: Alderwood 3 bed at $2,100 and $2,650, Buttonwood 4 bed at $2,950 and $2,985, Dogwood 5 bed at $3,553, each a “Total Monthly Leasing Price” of base rent plus fixed mandatory fees.
• Three plans, measured. 146 three-bedroom one-story homes, 77 four-bedroom homes and 21 five-bedroom two-story homes, about 1,440 to 2,460 square feet of air-conditioned space on the county roll. No private pools on any of the 246 cards.
• Built 2023 to 2025. 26 homes in 2023, 181 in 2024 and 39 in 2025; every home block and stucco with a shingle roof, and 233 of 246 coded with impact glass.
• The owner pays the fee stack. Per home, the 2025 tax bill carried $1,561.56 of non-ad valorem assessments with no district debt service, plus the master association’s $408 a quarter: $3,193.56 a year known, before property tax and the neighborhood association.
• Flood is mixed, not “no flood zone”. 239 of 246 homes are Zone X only on the county card; 7 have AE on part of the lot, including the leasing office, and 204 homesites touch the shaded 0.2 percent annual chance area.
• Farther from the town center than it sounds. Founder’s Square is 1.30 road miles away and Babcock Neighborhood School 1.06; I-75 Exit 141 is 10.40 miles and Tuckers Grade 22.25.
• Charlotte County, not Fort Myers. The zoned public schools are East Elementary, Punta Gorda Middle and Charlotte High, about 30 road miles away; the Babcock charter schools are not zoned.
• Owning next door is a real comparison. Crescent Grove, which touches The Flatwoods, recorded 8 resales in the last 12 months at a $354,500 median, for homes with a 1,798 square foot median; the worked comparison below prices that against a 4-bedroom Flatwoods rent.

Table of Contents

This table of contents lists every section of The Flatwoods at Babcock Ranch guide in reading order, from what the neighborhood is and who owns it, through rents, the homes, the fee stack and flood, to the rent-versus-own comparison, the neighbor and seller module, both FAQ editions, the sources and the downloadable documents.

What The Flatwoods is: What The Flatwoods is · Fort Myers or Punta Gorda · Who owns and manages it · Can you buy a home here

Renting here: Rents today · Plans against the county record · What the leasing price covers

The neighborhood itself: History · How the homes are built · The recorded plat · Roads, lakes and gate · Amenities

Governance and money: Who governs it · The Fee Stack · Recorded restrictions

Risk and daily life: Flood by lot · Storms and insurance · Schools · Drive times · Utilities and internet

Rent or own: Owning a similar home next door · The Flatwoods vs Crescent Grove · The Flatwoods vs Canopy · Comparable neighborhoods

Neighbors and deciding: For neighbors and sellers · Claims the record does not support · Pros and cons · Renter checklist · What this page could not verify

Selling, contact and reference: Selling a home near The Flatwoods · Your local experts · Renter and Buyer FAQ · Seller FAQ · Sources · Downloadable Documents

What Is The Flatwoods at Babcock Ranch?

The Flatwoods at Babcock Ranch is a neighborhood of 246 detached single-family rental homes on one recorded plat in the Charlotte County part of Babcock Ranch, all owned by Flatwoods Babcock LLC and leased under one management company. It was planned, platted and recorded from the start as a rental community, not as homes for sale.

The county’s site plan approval calls the project “The Flatwoods at Babcock Ranch … formerly BRC Single Family Rental”, and that earlier working name says what it is. The plat was recorded on 1 June 2023, the governing Supplement eleven days later, and the last of the 246 homes passed to the current owner on 19 May 2025. The neighborhood sits on the south side of the town, off Muhly Grass Road between Cypress Parkway and Saw Palmetto Parkway, touching Crescent Grove and the Curry Preserve commercial tracts.

Why the size figures differ from what you may have read

Older press and our own earlier page used rounder numbers. A January 2024 article in the Babcock Ranch Telegraph described the neighborhood as “projected to comprise 256 homes”; the recorded plat, the Supplement, the site plan, the tax roll and the special district’s budget all say 246, and the Supplement caps it at 246. The county’s site plan letter gives the site as “70.1 +/- acres”, of which the homesites themselves cover 26.1 acres and the tracts, roads and lakes the rest. We had described the homes as “1,500 to more than 2,500 square feet”; the 246 county cards run from 1,440 to 2,460 square feet of air-conditioned space, and the operator’s own plan pages run from 1,450 to 2,389.

Where the name comes from

The name borrows the pine flatwoods, the open pine and palmetto landscape of southwest Florida, and the street names follow a plant theme: Wild Indigo Road, Crossvine Drive, Woodbine Way, Foxglove Court and Pineland Lane, with Muhly Grass Road and Saw Palmetto Parkway at the edges. The county roll labels the whole plat with the short designator FBR, and the special district’s budget calls it “Flatwood at Babcock SF”.

Is The Flatwoods in Fort Myers or Punta Gorda?

The Flatwoods is in Charlotte County, in the Babcock Ranch Community Independent Special District, with a Punta Gorda 33982 mailing address on every county record card. It is not in Fort Myers or Lee County, even though the operator’s website places it “in Babcock Ranch in Fort Myers, FL” and Fort Myers is the nearest large city by road.

Babcock Ranch straddles the Charlotte and Lee County line. The larger part of the town, including Founder’s Square and The Flatwoods, is in Charlotte County; a few neighborhoods, such as TerraWalk at Babcock Ranch, sit on the Lee County side with an Alva address. For a Flatwoods renter the county matters in three practical ways: the zoned public schools are Charlotte County schools, the property tax millage on the owner’s bill is Charlotte County’s code 206 at 14.94180 mills, and the fire assessment is Charlotte County Fire Rescue’s. The drive to Fort Myers is short, 14.50 road miles to downtown, and that is why marketing leans on the Fort Myers name.

Who Owns and Who Manages The Flatwoods?

The Flatwoods is owned home by home by Flatwoods Babcock LLC, a Delaware company registered in Florida as a foreign limited liability company, and managed for leasing by Avenue5 Residential. The ownership traces to the town’s developer: the homes moved from an affiliated entity in 19 monthly batches of $100 transfers between October 2023 and May 2025.

The owner on the record

Flatwoods Babcock LLC holds all 246 homes on the 2026 Charlotte County roll, with a mailing address at 42850 Crescent Loop, Suite 200, in Babcock Ranch, the same address the town’s developer uses. The global legal entity register (GLEIF) lists it as a Delaware limited liability company created on 29 September 2023, with its headquarters at 4500 PGA Boulevard, Suite 400, Palm Beach Gardens, and a legal entity identifier issued on 10 November 2023. Florida’s Division of Corporations lists it as a foreign limited liability company under document number M23000012637. Kitson and Partners, the Babcock Ranch developer, is based in Palm Beach Gardens, and news coverage in 2024 and 2026 names Kitson as the developer of The Flatwoods; in August 2026 Kitson’s vice president of multifamily spoke for the neighborhood in Gulfshore Business.

The chain of transfers

Before Flatwoods Babcock LLC, the finished homes were held by Flatwoods B2R Holdings LLC. At the special district’s landowners’ election on 5 November 2024, the minutes record one officer confirmed on Sunbiz as an officer of both companies, and both voted through a proxy held by the town’s founder entity. The county record cards show the finished homes moving to Flatwoods Babcock LLC in paired $100 instruments, month by month:

Each batch is two same-day county instruments at $100 each (for example, 3333722 and 3333724 on 31 October 2023). Those are not sales in any market sense; the Property Appraiser codes every one of them as a non-qualified transfer (code 11), which is why the neighborhood has no sale price history at all.

Who manages it

The operator’s website says “PROFESSIONALLY MANAGED BY” Avenue5 Residential, and its footer carries “© 2025 Avenue5 Residential LLC”. In January 2024 the Babcock Ranch Telegraph named Progress Residential as the manager. Both were true at their dates; the date management changed is not in any record we read. Maintenance requests, leases, deposits and renewals go through the manager, not through Babcock Ranch’s master association and not through us.

Who built the houses

No national homebuilder’s name appears on any of the 269 county cards, on the site plan letter or in the Supplement. The general contractor for the 246 homes is not named in any record we read; the Charlotte County building permit files are where that would be settled.

Can You Buy a Home in The Flatwoods?

No home in The Flatwoods can be bought by an individual today, and none ever has been. Every home is owned by one company and leased, the recorded Supplement defines the neighborhood by that single ownership, and there has never been an individual deed, a listing for sale or a qualified sale on any of the 246 lots.

What the record says

The Supplement’s Exhibit B, Section 5, reads: “The Additional Property is intended to be developed and initially used and occupied as a ‘Rental Neighborhood,’ defined as a neighborhood in which: (i) all Units are owned by the same Person (the ‘Rental Neighborhood Owner’); (ii) all Units improved with a dwelling are operated under unified management and leased or offered for lease for single family residential purposes …; and (iii) certain tracts are intended for the common use and enjoyment of the residents of such rental homes and their guests.”

The Supplement does not expressly forbid a sale of one home. But the flat fees it sets are written for a sale of all the homes “in a single conveyance to a single Owner”: a $5,000 working capital contribution “without regard to the number of Units transferred” and a $5,000 Community Enhancement Fee. A lot-by-lot sale would end the single-owner definition and switch on the master Charter’s ordinary per-home fees. Our reading is that the document contemplates the whole neighborhood changing hands at once, not homes coming onto the market one at a time.

What would have to change

For individual Flatwoods homes to come to market, the owner would have to decide to stop operating the neighborhood as a rental community and start selling homes one by one. Before the first home went to anyone other than the founder, the special district or a buyer of all the homes, the Supplement requires a recorded declaration for a mandatory neighborhood association with a budget given to each initial purchaser. The association already exists as a tract owner, so part of that structure is in place. Nothing in any record we read announces a plan to sell homes individually.

Rent to own, and “for sale” listings

No rent-to-own program appears on the operator’s website, in the Supplement or in any other record we read. If you see a Flatwoods address in a search for homes, check the listing type: the operator’s homes appear in the regional multiple listing service as leases, with the leasing office address, not as homes for sale.

What you can buy nearby

If owning is the goal, the nearest homes with a recorded resale market are in Crescent Grove, which touches The Flatwoods, and Trails Edge, across the Cypress Parkway tracts. The rent-versus-own section below prices a Flatwoods rent against both. Call Marc at (239) 287-5873 or read how we represent buyers in Babcock Ranch; if you own nearby and are thinking of selling, call Jesse direct at (239) 898-6072 or start with a free home valuation.

What Does It Cost to Rent at The Flatwoods Right Now?

Rent at The Flatwoods ran from $2,100 to $3,553 a month on 26 September 2026, across 36 homes listed on the operator’s availability map: Alderwood three-bedroom homes at $2,100 and $2,650, Buttonwood four-bedroom homes at $2,950 and $2,985, and Dogwood five-bedroom homes at $3,553. Each figure is the operator’s “Total Monthly Leasing Price”.

Data updated: September 2026. Rents were read from the operator’s own interactive leasing map and floor-plan page on 26 September 2026 at about 8:15 p.m. Eastern. The map’s unit numbers are the plat lot numbers, and we checked all 36 against the county record cards. Rents change often: the operator states that “We may use a revenue management product to assist in determining rental rates”, so treat every figure here as a dated snapshot, not a quote.

The 36 homes listed on 26 September 2026

Seven Buttonwood homes on the water list at $2,985, $35 more than the standard $2,950; eight more waterfront homes list at $2,950. On the county roll 37 Flatwoods homes carry a waterfront flag.

The move-in special on the same day

The operator’s site advertised a special ending 30 September: “3-Bedroom Homes Starting at $2,100 + 6 Weeks Free; 4-Bedroom Homes + 4 Weeks Free”, plus an 85-inch television. Specials come and go; read the current terms on the operator’s site and in the lease itself before you sign. A free-rent special lowers the effective rent over the lease: six free weeks on a twelve-month lease at $2,100 a month is worth about $2,900 over the year, but the monthly price you renew against is still the listed one.

How many homes are empty?

We do not publish a vacancy rate, because no measured one exists. On 26 September 2026 the operator’s map listed 36 of the 246 homes as available, some of them for a future move-in date. The floor-plan page on the same evening counted fewer Buttonwoods (10) than the map (27), probably because it counts only homes available immediately. In August 2026 a Kitson executive told Gulfshore Business the neighborhood “by fall should be nearing 100% leased”. Both statements are true to their sources; neither is a vacancy survey.

How rents have moved

In January 2024, when the first homes opened, the Babcock Ranch Telegraph reported that “A brand-new three-bedroom home starts at just $2,710 monthly”. In May 2025 the developer’s own renting article gave a town-wide range of “$2,300 to $3,500 per month”. On 26 September 2026 the lowest three-bedroom listing was $2,100 and the Alderwood median $2,650. Those are asking figures from different sources and dates, not a rent index, but the direction for three-bedroom homes is down, not up.

Renting at The Flatwoods and Thinking About Owning? See What the Same Size Home Costs Two Streets Over

A four-bedroom Buttonwood at The Flatwoods listed at $2,950 a month on 26 September 2026, which is $35,400 a year. In Crescent Grove, the neighborhood next door, the last 12 months of recorded resales had a median price of $354,500 for a median 1,798 square foot home. The worked comparison below puts those side by side with the fees each owner pays. If you want to talk it through with your own numbers, call Marc at (239) 287-5873 or read how we represent buyers in Babcock Ranch. If you own a home near The Flatwoods and want to know what a renter moving up would pay for it, call Jesse direct at (239) 898-6072 or get a free home valuation.

How Do the Three Floor Plans Compare With the County Record?

The Flatwoods has three floor plans, Alderwood, Buttonwood and Dogwood, and the county’s 246 record cards confirm them: 148 three-bedroom one-story homes of about 1,440 to 1,451 square feet, 77 four-bedroom homes of 1,820 to 2,390 square feet, and 21 five-bedroom two-story homes of 2,355 to 2,460 square feet.

Why the operator’s numbers and the county’s differ slightly

The operator and the county measure differently. The Property Appraiser’s card records air-conditioned area and total area under roof; the operator’s plan pages give a marketing square footage. The operator’s range text for both Buttonwood and Dogwood reads 1,461 to 2,389 square feet, and two listed Buttonwood homes carry odd areas (Home 4037 at 1,461 and Home 4096 at 2,389); we treat those as data-entry noise, since 25 of the 27 listed Buttonwoods show 1,870 to 1,871 and the county cards for four-bedroom homes start at 1,820. When you compare a Flatwoods rent with a home for sale, compare like with like: county figure to county figure, or listing figure to listing figure.

The seven streets

Shaded Zone X is the 0.2 percent annual chance flood area; the flood section explains what that means for a renter.

What the operator says is inside every home

The operator lists “1 GB internet, SmartHome features (keyless entry, smart thermostats, app-controlled lighting, garage doors, and washer & dryer), maintenance-free lawn care, and fenced-in backyards with 2-car garages”, “2-Car Garages with EV Chargers”, granite counters, GE stainless appliances and vinyl plank flooring. Those are the operator’s claims. The county cards confirm a garage on every home (197 attached, 49 built-in) and a lawn sprinkler on all 246; they do not record fences, chargers or finishes. Walk the home you would rent before you sign.

What Is Inside the Total Monthly Leasing Price, and What Is Not?

The Flatwoods “Total Monthly Leasing Price” is base rent plus fixed mandatory monthly fees, and the operator says in its own words that “Variable + usage-based fees not included.” The operator does not publish which fixed fees and which utilities sit inside that number, so a renter needs the itemized fee sheet before signing.

What the operator’s page says, word for word

“Base Rent Starting From $2,100 Total Monthly Leasing Price … Includes base rent + fixed mandatory monthly fees. Variable + usage-based fees not included.” Elsewhere the site says its “Clear Price Experience” monthly price “includes your rent, utilities, and our exceptional amenities”. Those two statements are not the same, and the online leasing portal that would itemize them sat behind a bot check when we tried to read it. We could not confirm which utilities are billed by use, the deposit, the pet fees or the lease lengths from any public page.

What a renter does not pay

A Flatwoods renter does not receive the tax bill, the special district assessments or the master association’s quarterly bill. Those go to the owner, Flatwoods Babcock LLC, and the fee stack section below shows them to the penny. Whether any of that cost is passed through inside the fixed fees is the owner’s pricing decision; the record shows only what the owner is billed.

Questions to put in writing before you sign

• Which fixed monthly fees are inside the Total Monthly Leasing Price, by name and amount?
• Which utilities are billed by use (electric, water, sewer, irrigation), and who bills them?
• Is the 1 GB internet included, and is it the town’s service or a separate plan?
• What are the security deposit, pet deposit, pet rent and any application or administrative fees?
• What lease lengths are offered, and how is the renewal rent set?
• Is renters insurance required, and at what liability limit?
• Who maintains the lawn, irrigation, garage door, appliances and the fenced yard?

Florida’s residential landlord and tenant law, Chapter 83, Part II of the Florida Statutes, governs how a landlord holds and returns a security deposit, and the lease governs the rest. We are not a party to Flatwoods leases; the operator is the only source for current terms.

How Did The Flatwoods Come to Be?

The Flatwoods began as a Charlotte County site plan called “BRC Single Family Rental”, approved on 6 February 2023 for 246 lots on about 70.1 acres. The plat was recorded on 1 June 2023, the Rental Neighborhood Supplement on 12 June 2023, the first homes were finished in 2023, and the last of the 246 reached the current owner in May 2025.

Timeline from the record

Build-out by year

Most of the neighborhood was finished in 2024. A home on Lot 3961, for example, was still vacant land on the 2025 roll, with a 2025 tax bill of $1,720.06 on a $42,500 assessment, and appears as a finished four-bedroom home on the 2026 preliminary roll.

How the county values the homes

The Property Appraiser’s 2026 preliminary just values run from $211,399 to $360,911 across the 246 homes, with a median of $230,459 and a total of $64.47 million. By size, the 2026 preliminary median is $228,682 for three-bedroom homes, $301,809 for four-bedroom homes and $347,249 for five-bedroom homes. On the 207 homes that had a finished building on both rolls, the median just value moved from $255,098 in 2025 to $230,324 on the 2026 preliminary roll, down 9.7 percent. These are preliminary 2026 values, not final; the certified roll and any value adjustment board changes come later in the year. Just value is a tax figure, not a sale price, and with no qualified sale ever recorded here there is no market price to compare it against.

How Are The Flatwoods Homes Built?

Every Flatwoods home is concrete block with a stucco finish and a composition shingle roof, and 233 of the 246 county cards carry an impact glass code. The county records no private pool on any home, a two-car garage on every home, and a lawn sprinkler system on all 246.

The construction profile of all 246 homes

Bedrooms and stories

The two homes coded as two-bedroom have the same 1,451 square foot plan as the three-bedroom Alderwood, so they are most likely an Alderwood with one bedroom coded differently; the operator does not market a two-bedroom plan.

Lots

The 246 homesites cover 26.1 acres. Lot areas run from 4,010 to 7,624 square feet, with a median of 4,365 square feet, and measured lot widths are mostly 40 to 44 feet (152 lots). These are small lots for Babcock Ranch single-family homes: the Parkside median lot, for comparison, is 8,284 square feet. A small lot suits a rental operation where the operator mows and maintains every yard.

Storm posture of the building stock

Block and stucco walls, impact glass on 233 homes and homes built to the Florida Building Code in 2023 to 2025 give The Flatwoods a modern storm profile. The shingle roofs are the one element to watch: a shingle roof has a shorter life than tile or metal, and roof age drives insurance pricing for owners. For a renter, what matters is how the operator handles storm preparation, shutters on the 13 homes without impact glass coded, and repairs after a storm; ask for that in writing.

Solar and energy

Babcock Ranch’s solar identity comes from the Florida Power and Light solar energy centers that supply the grid, not from rooftop panels on every home, and rooftop solar on a rental home is the owner’s decision under the master Charter. EV chargers in the garages are an operator claim; the county card does not record them.

What Does the Recorded Plat Show?

The Flatwoods plat, recorded in Plat Book 26 at Pages 16A through 16G on 1 June 2023, created 246 homesites, Lots 3881 to 4126, and 23 tracts in Sections 31 and 32, Township 42 South, Range 26 East. On today’s county roll those 269 parcels are split among three owners: the rental company, the neighborhood association and the town’s founder entity.

The 269 parcels on the 2026 roll

Every tract

In total the association holds 8.61 acres of common tracts, the streets cover 12.48 acres, the three lakes 18.48 acres and the homesites 26.1 acres. The 2025 tax bill on Tract 12 is $0.00 on every line: common tracts owned by the association are not assessed as homes.

What the three improved tracts probably hold

Tracts 12, 20 and 21 are the only association tracts the county codes as improved. The operator lists two fenced dog parks, a playground, a putting green, a basketball court, grills, a covered picnic area and a path, and those three tracts are the likely sites. The county card does not itemize what is on a tract, so the match is our inference, not a recorded fact.

What we did not read

The seven plat sheets themselves, with their dedications and tract labels, were not read for this page. They would settle whether the streets are private or dedicated to a public body and exactly what each tract is reserved for. They are at the Charlotte County Clerk under Plat Book 26, Pages 16A to 16G.

Is The Flatwoods Gated, and Who Owns the Roads and Lakes?

The Flatwoods has no gate in any record we read: no gate tract, gate budget line or gate easement appears on the roll, in the Supplement or in the special district’s budget, and the operator never mentions one. The streets and the three lakes are owned on the 2026 roll by Babcock Property Holdings LLC, the town’s founder entity.

The gate question

The county’s site plan letter includes the sentence “Gates shall be installed with an EVAC System for emergency operation use”. That is a standard fire-review comment that applies if a gate is built; it does not prove a gate exists. We did not visit the entrance for this page. What we can say is the record half: no gate appears in any record read.

Who owns the streets

Tract A-67, 12.48 acres of right-of-way, is owned by Babcock Property Holdings LLC through instrument 3532357 recorded 29 May 2025. That differs from some other Babcock Ranch neighborhoods. In Parkside, for example, the streets and lakes are special district tracts. For a renter it changes little: the operator and the owner deal with street maintenance. For a neighbor, it means the Flatwoods streets are not, on today’s roll, public county roads.

The lakes

Three lakes sit inside the neighborhood: D-132 (4.59 acres), D-133 (3.20 acres) and D-134 (10.69 acres), all drainage reservoirs owned by Babcock Property Holdings LLC. Thirty-seven homes carry a waterfront flag on the county roll, on Flatwood Circle, Woodbine Way and Wild Indigo Road. The operator prices seven lake-flagged Buttonwood homes $35 a month above the standard Buttonwood rent. Town lake-use and fishing rules are set by the master association, and the lakes are stormwater reservoirs first.

How you drive in and out

Routing from the middle of the neighborhood leaves Flatwood Circle for Muhly Grass Road, then either Cypress Parkway north to the town center or Saw Palmetto Parkway west to State Road 31 and the route to I-75. The Flatwoods is on the south side of town, which puts it closer to State Road 31 than many Babcock neighborhoods and farther from Founder’s Square.

What Amenities Does The Flatwoods Have?

The Flatwoods has neighborhood-only amenities listed by the operator, two fenced dog parks, a playground, a putting green, a basketball court, grills, a covered picnic area and a neighborhood path, and residents also use Babcock Ranch’s town-level amenities. There is no pool, clubhouse or fitness center in the Flatwoods record.

Neighborhood amenities (operator’s list)

• Two fully fenced dog parks
• Playground
• Putting green
• Basketball court
• BBQ grills and a covered picnic area
• Neighborhood path
• Self-guided tours and BILT Rewards, which are leasing features rather than places

All of those are the operator’s claims. The county roll confirms three improved association tracts and no amenity building, pool or clubhouse on any Flatwoods parcel.

The pool question

The operator’s home page says “Your family will enjoy lake houses with pools and cabanas”. None of the 246 Flatwoods homes has a pool on its county card, and there is no pool tract in the neighborhood. The pools that residents use are the town’s, at Lake Timber Lodge and Cypress Lodge, which the developer lists as amenities for Babcock Ranch renters. Read the phrase as a description of the town, not of the homes.

Town-level amenities

These belong to Babcock Ranch as a whole, not to The Flatwoods, and the rules for using them are set by the town’s master association:

• Founder’s Square and the lakefront town center, 1.30 road miles away
• Lake Timber Lodge and Cypress Lodge pools
• The town’s trail network, parks and lakes
• The Healthy Life Center

For how the town’s amenities compare, read our Babcock Ranch guide. For a Flatwoods renter the question to ask the operator is simple: does the lease include access credentials for the town lodges, and is any amenity fee inside the Total Monthly Leasing Price?

What The Flatwoods does not have

No golf, marina, beach, racket club, spa or restaurant sits inside The Flatwoods. Babcock Ranch has town-level versions of several of these, and Babcock National is the town’s golf neighborhood; none of them is part of the Flatwoods lease unless the operator says so.

Who Governs The Flatwoods?

The Flatwoods sits under three layers of governance: the Babcock Ranch master association (Babcock Ranch Residential Association, under the recorded Community Charter), the Flatwoods at Babcock Neighborhood Association, and the Babcock Ranch Community Independent Special District, which bills the owner through the Charlotte County tax roll. A renter deals with none of them directly; the owner does.

The three layers

Is the special district a CDD?

People searching “Babcock Ranch CDD fees” are asking about this district. It is not a community development district under Chapter 190; it is an independent special district created by a special act of the Florida Legislature, Chapter 2007-306, Laws of Florida. It assesses property owners through the tax bill much as a CDD does. Our Babcock Ranch district assessments guide covers it town-wide.

Service Area No. 24, and why it is not a fee today

The Supplement assigns the Flatwoods homes to the master association’s Service Area No. 24, but only as a fallback. Exhibit B, Section 3, lets the master association step in and “allocate all costs incurred equally among the Units … as a Service Area Assessment” only if the neighborhood association is not set up, “is dissolved or fails to perform”, after 14 days’ notice and a chance to cure. No Service Area 24 fee appears on the master association’s 2025 or 2026 fee sheets.

Who is in control

The master association is still under the founder’s control, which under the Charter lasts until 90 percent of the town’s homes are conveyed, 2055, or the founder gives it up. With one company owning every Flatwoods home, the owner holds every Flatwoods Unit and, under the Supplement’s amendment rule of “at least 67% of the Units”, can meet that threshold alone, subject to the founder’s written consent during the development period.

What Is the Fee Stack on a Flatwoods Home, and Who Pays It?

The Flatwoods owner, Flatwoods Babcock LLC, pays every recurring fee on every home: $1,561.56 a year of special district and fire assessments on the 2025 tax bill, the master association’s $408 a quarter, a neighborhood association assessment that is not published, and ad valorem property tax at 14.94180 mills. Renters receive none of these bills.

Layer by layer, per home

A real 2025 bill, two homes

With property tax, the known recurring cost to the owner on those two sample homes is about $7,000 to $7,600 a year before the neighborhood association. Across all 246 homes the known non-tax layers alone come to about $786,000 a year.

Why the Flatwoods district bill is lower than a for-sale home’s

The special district’s fiscal 2026 budget lists “Flatwood at Babcock | SF | 246” at $625.96 of operations and maintenance with no debt service, the same per-unit figure it assigns to “Tract 7, Curry Preserve, MF, 373”, the Canopy apartment site. For-sale single-family homes elsewhere in town carry roughly $1,000 to $5,500 of debt service on top. In Crescent Grove next door, for example, the district line is $1,797.70 or $2,138.09 a year depending on lot width. The rental tier reflects how the district allocated its bond debt, not a discount on services.

Why the solid waste line is $657.40, not $340.58

The district’s budget footnote says a solid waste assessment of $340.58 “may be applicable for single-family residential units sold to individual owners”. Flatwoods homes are not sold to individual owners, and the 2025 bills on built Flatwoods homes carry $657.40; a Flatwoods lot still vacant on the 2025 roll carried $340.58. The 2024 bill carried no solid waste line at all. No document we read states the basis for $657.40.

What changes next year

The district’s fiscal 2027 proposed budget (hearing packet, 27 August 2026) sets Flatwoods operations and maintenance at $658.40, again with no debt service, and a $357.61 solid waste figure for homes sold to individual owners. Whether those were adopted as proposed will show on the November 2026 tax bills.

How this compares with owning a home next door

For a buyer weighing ownership, the useful comparison is the per-home fee load on a for-sale home. On the Crescent Grove and Trails Edge pages we price their full stacks; the rent-versus-own section below puts them beside a Flatwoods rent, and our Babcock Ranch HOA fees guide covers the whole town.

What Do the Recorded Restrictions Say?

The Flatwoods is bound by the Babcock Ranch Community Charter and by its own Supplement, instrument 3276817, which sets a 246-home cap, requires one owner and unified management, requires a neighborhood association, shields the rental operation from later rule changes, and sets flat $5,000 fees for a sale of the whole neighborhood.

The Supplement, clause by clause

What the master Charter means for a renter

The master Charter’s golf cart rule has a narrow exception for “private streets solely within any portion of the Community which is subject to the jurisdiction of an Additional Association”. Whether the Flatwoods streets qualify, with the roads owned by the founder entity rather than the neighborhood association, is a question for the operator before you park a golf cart outside a garage.

What the Supplement means for each reader

For a renter: you lease from one professional owner under one manager, the town’s rules reach you through your lease, and the owner, not you, deals with the master association and the neighborhood association. For an investor: the neighborhood was recorded, planned and permitted as a single-owner rental community of at most 246 homes, and the Supplement contemplates a sale of the whole neighborhood to one buyer, not lot-by-lot sales. For a neighbor: the rental use is recorded and protected while the Rental Neighborhood lasts, and density is capped at 246 homes.

Is The Flatwoods in a Flood Zone?

The Flatwoods is mostly outside FEMA’s high-risk flood area but not entirely: 239 of the 246 homes are Zone X only on the Charlotte County record card, and 7 homes have Zone AE on part of the lot, including the leasing office. Measured against FEMA’s own map layer, 204 of the 246 homesites lie partly or wholly in shaded Zone X, the 0.2 percent annual chance area.

Two methods, the same seven lots

We counted flood zones two ways and they agree on which homes touch the high-risk area.

Method A, the Property Appraiser’s flood block on all 246 home cards:

Method B, FEMA’s National Flood Hazard Layer polygons laid over all 246 homesite polygons:

The seven homes with AE on part of the lot

A share of the lot in AE is not the same as the house being in AE. The FEMA layer measures the land; whether the building itself sits above the base flood elevation is settled by an elevation certificate or a letter of map amendment, which we did not read for these homes.

The map and its revisions

All 269 parcels sit on FEMA panel 12015C0500G, effective 15 December 2022. Forty-nine home cards cite one or more letters of map revision: 23-04-2192P (effective 27 March 2023), 24-04-2096X and 24-04-2314P (effective 4 November 2025). A separate letter of map revision based on fill, case 25-04-1100A, completed 3 January 2025, covers “THE FLATWOODS AT BABCOCK RANCH, LOTS 3881-3882, TRACTS 17, 18, 19, A-67 & I-91” with the outcome “Portion of property removed”. That kind of letter does not redraw FEMA’s map polygons, which is why the map layer still shows AE touching Lots 3881 and 3882; the letter itself is the document that settles which structures were removed.

What Zone X means, and what it does not

Zone X means FEMA’s map does not place the land in the 1 percent annual chance flood area, so a lender does not require flood insurance on the building. Shaded Zone X means moderate risk, between the 1 percent and 0.2 percent annual chance floods. Neither means “no flood risk”, and Babcock Ranch as a whole should never be described as having “no flood zone”. For a renter, the owner decides whether to insure the structure against flood; your belongings are yours to insure.

What Is the Storm and Insurance Picture for a Renter?

For a Flatwoods renter the storm and insurance picture is simple: the owner insures the buildings, and you insure your belongings and your liability with a renters policy. The homes themselves are 2023 to 2025 block and stucco construction with shingle roofs, and 233 of 246 carry impact glass on the county card.

What the owner insures and what you insure

A landlord’s property policy generally covers the building, not a tenant’s furniture, electronics or car, and not a tenant’s liability to others. A renters policy covers your contents and liability. Standard renters policies usually exclude flood; contents flood cover is a separate policy through the National Flood Insurance Program or a private carrier. Ask the operator whether renters insurance is required and at what liability limit.

Storm preparation questions for the operator

• Which homes have impact glass, and who installs shutters on the few that do not?
• What is the operator’s hurricane plan for residents, and how is it communicated?
• After a storm, who inspects, how are repairs prioritized, and does rent abate if a home is unlivable?
• Does the lease address relocation to another Flatwoods home if yours is damaged?

Evacuation

Hurricane evacuation zones in Charlotte County are set by the county’s emergency management office and are looked up by address; the county’s own tools are the authority, not this page. Know your zone before June, not in the week a storm is named.

What Schools Serve The Flatwoods?

The Flatwoods is zoned to East Elementary, Punta Gorda Middle and Charlotte High School, all Charlotte County public schools about 30 road miles away, confirmed on 26 September 2026 for six real Flatwoods addresses in the district’s own boundary locator. Babcock Neighborhood School and Babcock High, the town’s public charter schools, are 0.92 to 1.06 road miles away but are not zoned.

The zoned schools

We ran six addresses through the Charlotte County Public Schools boundary locator on 26 September 2026: 43153 Wild Indigo Road, 42928 Flatwood Circle, 17810 Woodbine Way, 17838 Crossvine Drive, 17793 Wild Jay Way and 17934 Pineland Lane. All six returned the same three zoned schools. State grades are the Florida Department of Education’s 2026 grades.

The charter schools

Babcock Neighborhood School and Babcock High are public charter schools open to applicants by the charter’s own enrollment process, not by address. Living in The Flatwoods does not by itself give a place. The operator advertises the neighborhood as “Walkable to Childcare and Babcock Ranch Neighborhood School”; the measured route to the school is 1.06 road miles, 0.74 miles in a straight line.

How Far Is The Flatwoods From Everything?

The Flatwoods is 1.30 road miles from Founder’s Square, 10.40 miles from I-75 at Exit 141, 14.50 miles from downtown Fort Myers, 15.63 miles from Lee Memorial Hospital and 24.06 miles from Southwest Florida International Airport, measured from the middle of the neighborhood on 26 September 2026.

Measured road distances

Distances are driving routes from the area-weighted center of the 246 homesites (26.772223 N, 81.743749 W, which the router places on Flatwood Circle), computed with the OSRM routing engine at free-flow speeds. Real drive times at rush hour on State Road 31 and State Road 80 are longer.

Two corrections worth knowing

Tuckers Grade, the Charlotte County interchange people often name as “the Babcock exit”, is 22.25 road miles from The Flatwoods, more than double the 10.40 miles to Exit 141 via State Road 31. And the operator’s “nearby” list uses straight-line distances (for example, Publix 1.3 miles); a straight line is not a road mile. Compared with Parkside, The Flatwoods is slightly closer to Exit 141 (10.40 against 10.61 miles) and farther from Founder’s Square (1.30 against 0.52).

What Utilities and Internet Serve The Flatwoods?

Water and sewer at The Flatwoods come from the Babcock Ranch utility (the county site plan names Town and Country Utility), electric service is Florida Power and Light, and internet is bundled in the master association’s quarterly fee town-wide; the operator advertises “1 GB internet” in every home. Which of these a renter pays by use is not published.

The practical point for a renter is the one the operator’s own label makes: “Variable + usage-based fees not included.” Get a written list of which utilities are in your name and which are inside the Total Monthly Leasing Price, and ask what a typical month’s electric bill runs for your plan.

What Would It Cost to Own a Similar Home Next Door?

Owning a home like a four-bedroom Flatwoods rental next door in Crescent Grove would have meant a purchase near the $354,500 twelve-month median, and on the worked assumptions below a monthly payment of about $2,728 before the neighborhood association, insurance and upkeep, against a $2,950 Flatwoods rent. The gap is narrow and depends on the rate, the down payment and the costs a renter does not carry.

Data updated: September 2026. Neighbor prices are Charlotte County Property Appraiser qualified sales for 1 September 2025 to 31 August 2026, from the files dated 10 September 2026; fees are the special district’s fiscal 2026 schedule and the master association’s 2026 notice; the Flatwoods rent is the operator’s listing on 26 September 2026.

The inputs

A worked example, clearly labelled

This is an illustration with stated assumptions, not a quote or a loan offer. We assume a purchase at the $354,500 median, 10 percent down ($35,450), a 30-year fixed loan of $319,050, a taxable value after a homestead exemption of $300,000 (an assumption; the county sets the real figure), and the 42-foot lot fee stack.

The interest rates are illustrative round numbers, not rates we sourced or a rate available to you; get a written quote from a lender on the day you decide. The Crescent Grove neighborhood association’s dues are not published, and homeowners insurance, flood insurance where a lender or your own judgment calls for it, and maintenance all sit on top. A renter’s $2,950 already includes lawn care and the fixed fees the operator bundles. So the honest reading is that the monthly cash cost is close, and the real differences are the down payment, the risk and the equity.

What changes the answer

• Down payment and closing costs. Owning ties up cash on day one; renting ties up a deposit.
• Price risk. Of the 20 recorded Crescent Grove resales in the neighborhood’s history, 11 sold for more than the seller paid and 9 for less, with a median gain of $18,700 over a median hold of 29.5 months. Buying is not a guaranteed win.
• Equity. Each principal payment is yours; rent is not.
• Flexibility. A lease ends in a year; a sale costs commission, deed stamps and time.
• Rent changes. The operator uses revenue management, and renewal rent can move either way.
• Homestead. A Florida homestead exemption and the Save Our Homes cap on assessment increases apply only to an owner’s primary residence.

Trails Edge and Parkside, the same way

In Trails Edge, the 12-month median resale was $428,000 across 43 recorded resales, at $188.48 per square foot of county-roll living area. With 10 percent down, principal and interest on a $385,200 loan is $2,434.73 a month at an illustrative 6.5 percent, before a single-family owner’s Service Area fee of $155 a month, the master fee, fire, solid waste and the district assessment. In Parkside, 7 recorded resales had a $485,000 median, and the known recurring cost of ownership is $5,777.66 a year before property tax. Both are larger homes on larger lots than a Flatwoods rental; compare per square foot and per bedroom, not just per month.

If you want this worked through with your own down payment and a real rate, call Marc at (239) 287-5873 or read how we represent buyers in Babcock Ranch. If you own nearby and a renter-turned-buyer is your likely buyer, call Jesse direct at (239) 898-6072 or request a free home valuation.

The Flatwoods vs Crescent Grove: Rent Here or Buy Next Door?

The Flatwoods and Crescent Grove touch each other on the south side of Babcock Ranch and share the same flood map panel, the same zoned schools and nearly the same road miles to I-75, so the choice between them is almost purely rent versus own: a leased 2023 to 2025 home from one owner, or a 2022 to 2023 Meritage home you own.

The decision table

Who should choose which

Rent at The Flatwoods if you are new to Babcock Ranch and want to live in the town for a year before committing, you expect to move again within two or three years, you want the operator to handle the yard and repairs, or you are not ready to put down a down payment. Buy in Crescent Grove, or elsewhere in town, if you plan to stay long enough to outlast the costs of buying and selling, you want a homestead exemption and control over the home, and the monthly comparison above holds up at a real rate. Read our full Crescent Grove at Babcock Ranch guide for its resale record, and talk to Marc at (239) 287-5873 before you renew a lease.

The Flatwoods vs Canopy: Rental Houses or Apartments?

The Flatwoods and Canopy are Babcock Ranch’s two large rental communities, and search engines mix them up. The Flatwoods is 246 detached single-family houses with garages and yards; Canopy is the apartment community on the Curry Preserve site, which the special district budgets as 373 multifamily units on Tract 7.

We have not researched Canopy’s rents, plans or amenities for this page, and we do not publish apartment rents from listing aggregators. If you are choosing between the two, the practical questions are the same: what is in the monthly price, what is billed by use, what the lease length and renewal terms are, and whether you need a garage and a yard. People search “canopy at babcock ranch” about 720 times a month and “the flatwoods at babcock ranch” about 390 times, which is why the two names travel together.

How Does The Flatwoods Compare With Other Babcock Ranch Neighborhoods?

The Flatwoods is the only Babcock Ranch neighborhood of detached houses where no home can be bought, so the useful comparison is with the for-sale neighborhoods a Flatwoods renter would buy into: Crescent Grove next door, Trails Edge across Cypress Parkway, Parkside near the town center, and the Charlotte County benchmark.

Benchmark table (county-recorded qualified sales, 1 September 2025 to 31 August 2026)

Crescent Grove’s median sits 1.3 percent above the county’s; Parkside’s 38.6 percent above. The county benchmark comes from the same Property Appraiser files and the same twelve months.

Other nearby and related neighborhoods

• Palmetto Landing is in the same south-side map neighborhood, near the Curry Commerce Center and the sheriff and fire stations.
• Crescent Lakes is a Meritage neighborhood with a name close to Crescent Grove’s; the two are separate.
• Edgewater is a gated Pulte neighborhood with its own pool, a useful comparison for a buyer who wants amenities inside the neighborhood.
• TerraWalk at Babcock Ranch is DiVosta’s new-construction neighborhood on the Lee County side. It is not TownWalk, the townhome plat about 390 meters from The Flatwoods.

For the whole town, start from our Babcock Ranch guide. Selling in any of these? Call Jesse direct at (239) 898-6072 or request a free home valuation; buying, call Marc at (239) 287-5873 or read how we represent buyers.

What Does a Rental Neighborhood Next Door Mean for Neighbors and Sellers?

For owners in Crescent Grove, Trails Edge, TownWalk and the rest of south Babcock Ranch, The Flatwoods is a recorded, capped and permanent-while-it-lasts rental neighborhood of 246 homes under one owner. The record shows what it locks in; no measurement isolates its effect on neighbors’ values, and Crescent Grove’s resales next door ran at the county median.

What the Supplement locks in

• A cap of 246 homes. More would need the founder’s and the county’s written approval.
• One owner, one manager. The homes are “operated under unified management”, so maintenance, landscaping and rules enforcement run through one company rather than 246 separate landlords.
• Protection for the rental use. Later master association rules cannot curtail the rental operation or existing leases (Exhibit B, Section 5(e)).
• A whole-neighborhood sale, if any. The flat $5,000 fees contemplate a transfer of all the homes to one buyer.

Does it affect values next door?

There is no study of The Flatwoods’ effect on neighboring values, and we will not invent one. What the county record does show is this: in the twelve months to 31 August 2026, the 8 recorded resales in Crescent Grove, which shares a boundary with The Flatwoods, had a median of $354,500, 1.3 percent above the Charlotte County single-family and cluster median of $349,900 over the same months. Over its whole resale history, 11 of 20 Crescent Grove resales sold for more than the seller paid. Those results sit alongside a fully built rental neighborhood next door; they do not prove the rentals had no effect, and they do not prove they had one.

Renters as buyers

A 246-home rental neighborhood is also 246 households already living in Babcock Ranch, many of them paying $2,100 to $3,553 a month. Some will want to buy. When we list a home near The Flatwoods, the marketing speaks to them directly: what the same size home costs to own, what the monthly comparison looks like, and why a finished home with its landscaping grown in is a different purchase from a builder contract.

Rent or sell your own home?

If you own nearby and are weighing renting your home out instead of selling, the Flatwoods rents are your competition: a newer home with a garage, a fenced yard, lawn care and a professional manager, at $2,100 to $3,553 a month on 26 September 2026. The master Charter allows leasing of the whole home with a minimum initial term of two months, and the owner stays responsible to the associations. Call Jesse direct at (239) 898-6072 to compare a sale with a lease on your own numbers, or start with a free home valuation. Buying your next home at the same time? Call Marc at (239) 287-5873 or read how we represent buyers.

Investors

No single Flatwoods home can be bought, and the Supplement points to a sale of all 246 at once. Investors who want a Babcock Ranch rental home buy in a for-sale neighborhood and lease it under the master Charter’s rules. We help investors buy and sell in Babcock Ranch; we do not broker portfolio sales of The Flatwoods.

What Gets Said About The Flatwoods That the Record Does Not Support?

Most claims about The Flatwoods that circulate in marketing copy and older articles are close to right but wrong in a way that matters to a renter or a neighbor. These are the claims we found, where each one appears, and what the public record says instead, with the record named.

What Are the Honest Pros and Cons of Renting at The Flatwoods?

Renting at The Flatwoods gets you a newer detached house with a garage inside Babcock Ranch, from one professional owner, without a down payment. It also means a rent the operator can reset at renewal, fees that are not itemized publicly, a longer drive to the town center than the marketing suggests, and no path to owning that home.

The pros, each with its record

• Newer homes. Built 2023 to 2025, block and stucco, impact glass on 233 of 246 (county cards).
• Houses, not apartments. Detached homes with a two-car garage on every one (county cards) and a fenced backyard (operator).
• Choice of size. Three, four and five bedrooms, from about 1,440 to 2,460 square feet (county cards).
• One manager. Repairs, lawn care and rules run through one company (Supplement; operator).
• No down payment or closing costs. A deposit, not a purchase.
• Rents that were lower than in 2024 for a three-bedroom. $2,100 to $2,650 listed on 26 September 2026, against $2,710 advertised in January 2024.
• Close to State Road 31. 10.40 road miles to I-75 Exit 141 (OSRM).
• The town’s amenities. Town lodges, trails and Founder’s Square are part of Babcock Ranch life.

The cons, each with its record

• You cannot buy the home you rent. One owner, no individual sales (Supplement; county roll).
• Fees not itemized in public. “Variable + usage-based fees not included” (operator).
• Revenue-managed rents. “We may use a revenue management product” (operator).
• Farther from the town center than it sounds. Founder’s Square 1.30 road miles; the school 1.06 (OSRM).
• Zoned public schools about 30 miles away. East Elementary, Punta Gorda Middle, Charlotte High (district locator).
• Some flood exposure. 7 homes with AE on part of the lot; 204 homesites in shaded Zone X (county cards; FEMA).
• No pool of its own. Pools are at the town lodges (county cards).
• Small lots. Median 4,365 square feet (parcel polygons).
• No equity. Rent builds none; a purchase next door would.

What Should a Renter Check Before Signing a Flatwoods Lease?

A renter comparing The Flatwoods should get the operator’s itemized fee sheet, confirm the flood zone and elevation of the specific home, read the lease’s renewal and maintenance terms, check the zoned schools for the exact address, and compare the full monthly cost with owning a similar home nearby before signing.

1. The itemized monthly price. Ask for every fixed fee inside the Total Monthly Leasing Price and every utility billed by use.
2. The specific home’s flood picture. Is it one of the 7 homes with AE on part of the lot, or among the 119 wholly in shaded Zone X? Ask whether the owner carries flood cover on the building, and price a renters policy with contents flood cover if you want it.
3. Impact glass or shutters. 13 homes do not carry an impact glass code on the county card; ask which and how they are protected.
4. The lease. Length, renewal notice, how renewal rent is set, early termination, and whether you can move to another Flatwoods home.
5. Deposits and pets. Security deposit, pet deposit, pet rent, and any breed or weight limits, within the master Charter’s three dogs and three cats.
6. Parking. Garage, driveway, guest parking, and whether a golf cart, boat or work vehicle is allowed outside the garage.
7. Town amenities. Whether your lease gives you access to the town lodges and trails, and how.
8. Schools. Run your exact address through the Charlotte County Public Schools boundary locator, and apply separately to the charter schools if you want them.
9. The drive. Test your commute at rush hour; free-flow routing understates it.
10. The own-next-door comparison. Run the rent-versus-own numbers with a real rate before you renew.

What Could This Page Not Verify?

This Flatwoods page could not verify the neighborhood association’s declaration and assessment, the itemized fixed fees inside the rent, the basis of the $657.40 solid waste charge, the date management changed, the builder of the homes, or the full text of the 2025 flood letter. Each gap is listed with the record that would settle it.

Thinking of Selling Your Home Near The Flatwoods? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for the best listing agent near The Flatwoods at Babcock Ranch, or thinking, ‘I need to sell my house next to The Flatwoods…’, McGreevy and Comisar is the team to call. No Flatwoods home can be listed, because one company owns them all, but hundreds of owned homes surround it, and their best buyers often live in it today.

Your listing near The Flatwoods competes with two things at once: the builders’ new homes elsewhere in Babcock Ranch, and the option of simply renewing a lease at $2,100 to $3,553 a month. The buyer walking into your Crescent Grove or Trails Edge home may be a Flatwoods renter who already knows the town and knows exactly what rent costs. Our job is to show that buyer, with the numbers on the page, why owning your finished home beats another year of rent, and to price you against the recorded resales next door rather than a builder’s list price.

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

Sold statistics around The Flatwoods, and what a seller can learn from them

The Flatwoods itself has no sold statistics in any window: 0 qualified sales in its entire recorded history, to 10 September 2026. Around it, the Charlotte County Property Appraiser’s qualified sales for the 12 months from 1 September 2025 to 31 August 2026 show:

Crescent Grove’s 8 and Parkside’s 7 are fewer than ten sales, so read their medians as a guide, not a trend; the neighborhood pages list them in full. What those numbers mean for your listing:

• If you own in Crescent Grove, your home is the closest owned alternative to a Flatwoods rental, and the recorded median rose from $275,000 to $354,500 between the two windows on small counts.
• If you own in Trails Edge, prices eased from $455,000 to $428,000 on similar volume; presentation and the right comparables matter.
• If you own a larger home near the town center, like Parkside, your buyer is less likely to be a Flatwoods renter and more likely to be moving up within town.

What Is Your Home Near The Flatwoods 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 a home near The Flatwoods?

The one who prices you against the recorded resales next door and can speak to a Flatwoods renter’s monthly math. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read every Flatwoods and neighboring county record for this page.

Does The Flatwoods hurt my home’s value?

No study measures it. Crescent Grove, which touches The Flatwoods, recorded a 12-month resale median 1.3 percent above the Charlotte County median, on 8 sales. We price your home on its own record and its comparables.

Are Flatwoods renters buyers for my home?

Some are. They already live in Babcock Ranch and pay $2,100 to $3,553 a month. Our marketing shows them the rent-versus-own comparison for your home.

What does it cost me to sell?

Commission, Florida’s deed stamp tax ($0.70 per $100), prorated taxes and assessments, and in Charlotte County the owner’s title policy, which the seller customarily pays; the contract controls. The master Charter adds a Community Enhancement Fee of up to 0.25 percent of the price, charged to the seller.

Should I rent my home out instead of selling?

Compare the numbers: your carrying costs and a manager’s fee against Flatwoods rents for a newer home with a garage and lawn care. Call Jesse to run both.

How long will it take to sell?

Days on market is a listing-service figure that changes monthly; ask Jesse for the current number for your neighborhood 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, Charlotte County, Lee County and the rest of Southwest Florida from our Bonita Springs office, and we built this Flatwoods guide from the Charlotte County public record, not from leasing 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, contact us, or start from our Babcock Ranch guide and the Crescent Grove and Trails Edge pages.

Frequently Asked Questions About The Flatwoods: Renter and Buyer Edition

These are the questions renters and would-be buyers actually ask about The Flatwoods at Babcock Ranch, harvested from Google and Bing search suggestions and keyword data in September 2026, each answered from the neighborhood’s own records rather than town-level generalities. Where a question is really about the town, the answer says so.

What is The Flatwoods at Babcock Ranch?

A neighborhood of 246 detached single-family rental homes in the Charlotte County part of Babcock Ranch, all owned by one company, Flatwoods Babcock LLC, and managed by Avenue5 Residential. It was recorded in 2023 as a “Rental Neighborhood” and built between 2023 and 2025.

Who owns The Flatwoods?

Flatwoods Babcock LLC, a Delaware company registered in Florida as a foreign LLC (document number M23000012637), with its headquarters in Palm Beach Gardens. It received the homes from an affiliated entity, Flatwoods B2R Holdings LLC, in 19 monthly batches from October 2023 to May 2025.

Who manages The Flatwoods?

Avenue5 Residential, according to the operator’s website in 2026. In January 2024 the manager was Progress Residential.

Can I buy a home in The Flatwoods?

No. Every home is owned by one company and leased, and no Flatwoods home has ever been sold to an individual. The nearest homes you can buy are next door in Crescent Grove and across the Cypress Parkway tracts in Trails Edge.

Are Flatwoods homes ever for sale?

Not on any record we read. The recorded Supplement contemplates a sale of the whole neighborhood to one buyer, not home-by-home sales, and no individual listing or deed exists.

Is there a rent-to-own program at The Flatwoods?

No rent-to-own program appears on the operator’s website, in the Supplement or in any other record we read.

How much is rent at The Flatwoods?

On 26 September 2026 the operator listed 36 homes from $2,100 to $3,553 a month: Alderwood 3 bed at $2,100 and $2,650, Buttonwood 4 bed at $2,950 and $2,985, and Dogwood 5 bed at $3,553. Rents are revenue-managed and change often.

What is included in the Total Monthly Leasing Price?

Base rent plus fixed mandatory monthly fees, in the operator’s words; “Variable + usage-based fees not included.” The operator does not publish which fixed fees or utilities are inside it, so ask for the itemized list.

Are utilities included in the rent?

Not all of them. The operator’s price excludes “usage-based fees”, and it does not publish which utilities are billed by use. Get the list in writing before you sign.

Is internet included at The Flatwoods?

The operator advertises “1 GB internet”. Town-wide, the master association’s quarterly fee, paid by the owner, includes $135 a quarter for internet. Confirm with the operator what your lease includes.

What floor plans does The Flatwoods have?

Three: Alderwood (3 bed, 2 bath, about 1,450 square feet, one-story), Buttonwood (4 bed, 2.5 bath, 1,820 to 2,390 square feet on the county cards, mostly two-story) and Dogwood (5 bed, 2.5 bath, 2,355 to 2,460 square feet on the county cards, two-story).

How big are Flatwoods homes?

About 1,440 to 2,460 square feet of air-conditioned space on the 246 county record cards, with a median of 1,451.

Are Flatwoods homes one-story or two-story?

161 are one-story and 85 are two-story. Every Alderwood is one-story, every Dogwood two-story, and most Buttonwoods (64 of 77) two-story.

Do any Flatwoods homes have a pool?

No. None of the 246 county cards records a pool, and there is no pool tract in the neighborhood. Residents use the town’s pools at Lake Timber Lodge and Cypress Lodge.

Do Flatwoods homes have garages and EV chargers?

Every home has a garage on its county card, 197 attached and 49 built-in, and the operator advertises two-car garages. EV chargers in the garages are advertised by the operator; the county card does not record them.

Are the backyards fenced?

The operator advertises fenced backyards. The county card does not record fences, and the master Charter requires approval for fences, which is the owner’s responsibility.

Is The Flatwoods pet friendly?

The operator lists two fenced dog parks. The master Charter allows up to three dogs and three cats plus reasonable caged pets, with dogs leashed outside. The operator’s own breed limits, pet deposits and pet rent are not published.

What move-in specials does The Flatwoods offer?

On 26 September 2026 the operator advertised, through 30 September, three-bedroom homes from $2,100 with six weeks free and four-bedroom homes with four weeks free, plus an 85-inch television. Specials change; check the current terms.

What lease lengths are offered?

The operator’s availability feed uses a 12-month lease label. The master Charter sets a minimum initial lease term of two months. Ask the operator what terms it offers today.

Is The Flatwoods gated?

No gate appears in any record we read: none on the roll, in the Supplement or in the special district’s budget, and the operator does not mention one.

What amenities does The Flatwoods have itself?

The operator lists two fenced dog parks, a playground, a putting green, a basketball court, grills, a covered picnic area and a path. There is no pool, clubhouse or fitness center in the Flatwoods record.

Can Flatwoods renters use the Babcock Ranch pools and lodges?

The developer lists the Lake Timber Lodge and Cypress Lodge pools as amenities for Babcock Ranch renters. Confirm with the operator how your lease gives you access.

Is The Flatwoods in a flood zone?

Mostly Zone X, not entirely. 239 of 246 homes are Zone X only on the county card, 7 have Zone AE on part of the lot, and 204 homesites touch shaded Zone X, the 0.2 percent annual chance area.

Which Flatwoods homes are near a Zone AE area?

Lots 3881 and 3882 on Wild Indigo Road (including the leasing office) and Lots 3971 to 3975 on Flatwood Circle. A 2025 FEMA letter removed a portion of Lots 3881 and 3882 from the high-risk area.

Do I need renters insurance at The Flatwoods?

The operator’s requirement is not published; ask. Either way, the owner’s policy covers the building, not your belongings or your liability, which a renters policy covers. Standard renters policies usually exclude flood.

Do Flatwoods homes have impact windows?

233 of the 246 county cards carry a high impact glass code; 5 carry storm covers and 8 neither.

Is The Flatwoods in Fort Myers or Punta Gorda?

Neither city: it is in Babcock Ranch in Charlotte County, with a Punta Gorda 33982 mailing address. Downtown Fort Myers is 14.50 road miles away and downtown Punta Gorda 31.25.

What schools are zoned for The Flatwoods?

East Elementary, Punta Gorda Middle and Charlotte High School, confirmed for six Flatwoods addresses in the Charlotte County Public Schools boundary locator on 26 September 2026. All three are about 30 road miles away.

Can my child attend Babcock Neighborhood School?

Babcock Neighborhood School is a public charter school that is not zoned by address. Living in The Flatwoods does not guarantee a place; apply through the charter’s own enrollment process.

How far is The Flatwoods from Founder’s Square?

1.30 road miles, about four minutes by car at free-flow speed, and 0.82 miles in a straight line.

How far is The Flatwoods from I-75 and the airport?

I-75 Exit 141 is 10.40 road miles away via State Road 31, and Southwest Florida International Airport 24.06 miles. Tuckers Grade is 22.25 miles.

What is the nearest hospital to The Flatwoods?

Lee Memorial Hospital in Fort Myers, 15.63 road miles away. Gulf Coast Medical Center is 20.67 miles.

Where is the Flatwoods leasing office?

At 43153 Wild Indigo Road, Punta Gorda 33982, which is Lot 3881, a home on the county roll that the Supplement allows the owner to use as a leasing office.

Does the renter or the owner pay the district and association fees?

The owner. The special district and fire assessments come on the owner’s tax bill ($1,561.56 in 2025), and the master association bills the owner $408 a quarter. The neighborhood association’s assessment is also an owner cost.

What is the difference between The Flatwoods and Canopy?

The Flatwoods is 246 detached rental houses; Canopy is the apartment community on the Curry Preserve site, 373 multifamily units in the special district’s budget. Both carry the same district operations and maintenance rate and no debt service.

Is renting at The Flatwoods cheaper than buying next door?

It is close. On our worked example, owning a Crescent Grove home at the $354,500 twelve-month median, with 10 percent down at an illustrative 6.5 percent rate and an assumed $300,000 taxable value, costs about $2,728 a month before the HOA, insurance and upkeep, against a $2,950 four-bedroom Flatwoods rent.

What would a similar home cost to buy in Babcock Ranch?

In the twelve months to 31 August 2026, recorded resales had medians of $354,500 in Crescent Grove (8 sales), $428,000 in Trails Edge (43 sales) and $485,000 in Parkside (7 sales).

What neighborhoods are next to The Flatwoods?

Crescent Grove touches it, the Curry Preserve commercial tracts touch it, Trails Edge is across the Cypress Parkway tracts, and the TownWalk plat is about 390 meters away.

Can I rent out a home I buy in Babcock Ranch?

Generally yes, under the master Charter: the whole home only, with a minimum initial term of two months unless a neighborhood’s Supplement sets another, and no transient or overnight advertising. Check the specific neighborhood’s documents.

Are short-term rentals allowed in Babcock Ranch?

The master Charter’s two-month minimum initial term and its ban on transient or overnight advertising rule out nightly and weekly rentals town-wide, unless a Supplement sets a different term.

Can a real estate agent help me rent at The Flatwoods?

Flatwoods leases go through the operator only. A real estate agent helps when you want to buy a home of your own in Babcock Ranch. Call Marc at (239) 287-5873 or read how we represent buyers.

Frequently Asked Questions About The Flatwoods: Seller Edition

These are the questions owners, sellers and investors around The Flatwoods ask, from Crescent Grove, Trails Edge, TownWalk and the rest of south Babcock Ranch, each answered from the recorded Supplement, the county roll and the neighboring sales record. Where no record answers a question, the answer says so rather than guessing.

Who is the best listing agent for a home near The Flatwoods?

McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, leading the #1 team in Southwest Florida since 2012. We price your home against the recorded resales next door and market it to the renters who already live in town. Call Jesse direct at (239) 898-6072.

Does The Flatwoods affect home values in Crescent Grove?

No study measures it. In the twelve months to 31 August 2026, Crescent Grove’s 8 recorded resales had a median of $354,500, 1.3 percent above the Charlotte County single-family and cluster median, with the rentals fully built next door.

Does a rental neighborhood nearby hurt resale in Trails Edge?

No record isolates that effect. Trails Edge recorded 43 resales in the twelve months to 31 August 2026 at a $428,000 median, against 44 at $455,000 the year before; many things move a median, and the record does not tie that change to The Flatwoods.

Can The Flatwoods grow beyond 246 homes?

Not without written approval from the town’s founder and Charlotte County. The Supplement says “No more than 246 dwelling units may be constructed” on the land.

Could the owner sell all 246 homes to another company?

The Supplement contemplates exactly that: it sets a flat $5,000 working capital contribution and a flat $5,000 Community Enhancement Fee on “a transfer of title to all Units … in a single conveyance to a single Owner”.

What happens if The Flatwoods stops being a rental neighborhood?

The Supplement’s rental protections apply “so long as it remains a Rental Neighborhood”. If homes were ever sold one by one, the ordinary master Charter fees per home would apply and the neighborhood association’s declaration would bind each buyer. No record we read announces such a change.

Could individual Flatwoods homes come on the market later?

Only if the owner decided to sell them individually. Nothing in the record forbids it outright, nothing announces it, and every one of the 784 recorded transfers so far has been between affiliated entities.

How do I price my Babcock Ranch home against Flatwoods rents?

Price on recorded sales, not rents. Then use the rents in the marketing: a Flatwoods renter paying $2,950 for a four-bedroom home can compare that directly with the monthly cost of owning yours.

Should I sell or rent my Babcock Ranch home?

Compare your carrying costs, a manager’s fee and vacancy against Flatwoods rents for newer homes with garages and lawn care, then against the net from a sale. Call Jesse to run both on your own numbers.

What rent would my home get compared with The Flatwoods?

The Flatwoods sets the reference for newer rental houses: $2,100 to $2,650 for a three-bedroom, $2,950 to $2,985 for a four-bedroom and $3,553 for a five-bedroom, listed on 26 September 2026. Your rent depends on your home’s size, age, lot and finishes.

Are Flatwoods renters future buyers for my home?

Some are. They already live in Babcock Ranch, and a renter paying $2,100 to $3,553 a month is a natural buyer for a finished home nearby. How many buy each year is not measured in any record.

What does it cost to sell a home in Babcock Ranch?

Commission, Florida’s deed stamp tax at $0.70 per $100, prorated taxes and assessments, the owner’s title policy (customarily the seller’s in Charlotte and Lee counties; the contract controls), and the master Charter’s Community Enhancement Fee of up to 0.25 percent of the price.

What does my buyer pay the master association at closing?

A working capital contribution equal to 50 percent of the annual Base Assessment under the master Charter, plus any transfer or estoppel charges the associations set. Your estoppel certificate states the amounts.

Is the Community Enhancement Fee different at The Flatwoods?

Yes, for a sale of the whole neighborhood: $5,000 flat for all the homes together, instead of up to 0.25 percent of each price. That special rule applies only to The Flatwoods’ bulk transfer, not to your sale.

Do I pay district debt service if I own next to The Flatwoods?

Most for-sale single-family neighborhoods do. In Crescent Grove the district line is $1,797.70 or $2,138.09 a year depending on lot width, and it includes debt service. The Flatwoods homes carry none, because the district budgets them in its rental tier.

Why is the Flatwoods district assessment lower than mine?

The district’s fiscal 2026 budget puts “Flatwood at Babcock SF” at $625.96 of operations and maintenance with no debt service, the same rate as the Canopy apartment site. That reflects how the district allocated its bond debt, not fewer services.

Who pays the solid waste fee on Flatwoods homes?

The owner, on the tax bill: $657.40 per built home on 2025 bills, against the $340.58 the district’s footnote cites for homes sold to individual owners. The basis for the higher figure is not stated in any document we read.

How does the county value Flatwoods homes?

On the 2026 preliminary roll, Flatwoods just values run from $211,399 to $360,911, median $230,459. With no qualified sale ever recorded, those values have no sale prices to check against, so they are not a guide to what your home is worth.

Are Flatwoods homes assessed lower this year?

On the 207 homes with a building on both rolls, the median just value fell from $255,098 on the 2025 roll to $230,324 on the 2026 preliminary roll, down 9.7 percent. Those are preliminary figures, not final.

What are the flood zones of lots near The Flatwoods?

Lot by lot. In The Flatwoods, 7 homes have AE on part of the lot; in Crescent Grove next door, 20 of 103 homes do on the county card. All sit on FEMA panel 12015C0500G. Check your own lot’s card and any FEMA letter on it before you list.

Will more build-to-rent neighborhoods come to Babcock Ranch?

No record we read announces another. The Flatwoods itself is capped at 246 homes by its recorded Supplement.

Is Canopy fully leased?

We have not measured Canopy’s occupancy, and no measured vacancy rate for either rental community exists in the records we read.

How many rentals are in Babcock Ranch in total?

No record we read counts them. The special district budgets 246 Flatwoods homes and 373 Curry Preserve multifamily units in its rental tier, and individual owners lease homes across town under the master Charter.

What sold near The Flatwoods in the last 12 months?

Recorded resales in the twelve months to 31 August 2026: 8 in Crescent Grove at a $354,500 median, 43 in Trails Edge at $428,000 and 7 in Parkside at $485,000. The Flatwoods recorded none.

What is my Crescent Grove home worth?

It depends on plan, lot width, condition and the latest resales; the twelve-month median was $354,500 on 8 sales. Get a free home valuation or call Jesse direct at (239) 898-6072.

What is my Trails Edge home worth?

It depends on product, lot and condition; the twelve-month median was $428,000 on 43 resales. Start with a free home valuation or call Jesse.

How long do Babcock Ranch homes take to sell?

Days on market is a listing-service figure that changes month to month; ask Jesse for the current number for your neighborhood on the day you call.

Should I stage my home for renter-buyers?

Yes, in the sense that a renter compares your home with a newer rental that includes lawn care. Show the finished yard, the storage, the energy features and the monthly cost of owning beside the rent.

Can I lease my home for less than a year?

Under the master Charter the minimum initial lease term is two months, for the whole home, with no transient or overnight advertising. Your neighborhood’s Supplement can set a different term.

Do Flatwoods renters count as residents for town amenities?

The developer lists the town lodge pools as amenities for Babcock Ranch renters. Access rules are set by the master association and passed to tenants through their leases.

Does The Flatwoods add traffic on Saw Palmetto Parkway?

No traffic count for Saw Palmetto Parkway was read for this page. Routing from The Flatwoods reaches State Road 31 by Saw Palmetto Parkway, so some Flatwoods trips use it.

How are Babcock Ranch property taxes calculated?

Taxable value times the millage: in the Charlotte County part of town, code 206, 14.94180 mills in 2025, or $1,494.18 per $100,000 of taxable value, plus the non-ad valorem district, solid waste and fire lines.

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

Yes. Call Marc at (239) 287-5873 or read how we represent buyers in Babcock Ranch, and we will line up the purchase and the sale together.

Sources

Every fact on this Flatwoods at Babcock Ranch page comes from a primary or first-party source: Charlotte County records, the Charlotte County Clerk’s official records, FEMA, the special district’s and the master association’s own documents, the operator’s own website, state agencies and routing data. No listing portal, apartment-listing site or other brokerage is cited. Sources were read on 26 and 27 September 2026 unless dated otherwise.

Charlotte County Property Appraiser

• Charlotte County Property Appraiser parcel data download (file dated 10 September 2026)
• Charlotte County Property Appraiser recorded sales download (file dated 10 September 2026)
• Property record card, Lot 3881, 43153 Wild Indigo Road (leasing office; AE on part of the lot)
• Property record card, Lot 3882, 43147 Wild Indigo Road (AE on part of the lot)
• Property record card, Lot 3889, 43105 Wild Indigo Road (Alderwood listed at $2,650)
• Property record card, Lot 3900, 43039 Wild Indigo Road (Alderwood listed at $2,100; 2025 bill read)
• Property record card, Lot 3961, 43042 Flatwood Circle (vacant on the 2025 roll)
• Property record card, Lot 3971, 43246 Flatwood Circle (AE on part of the lot)
• Property record card, Lot 3972, 43252 Flatwood Circle (AE on part of the lot)
• Property record card, Lot 3973, 43258 Flatwood Circle (AE on part of the lot)
• Property record card, Lot 3974, 43264 Flatwood Circle (AE on part of the lot)
• Property record card, Lot 3975, 43270 Flatwood Circle (AE on part of the lot)
• Property record card, Lot 4037, 17793 Wild Jay Way (Buttonwood with an odd listed area)
• Property record card, Lot 4048, 17838 Crossvine Drive (Alderwood listed at $2,650)
• Property record card, Lot 4096, 17829 Woodbine Way (odd listed area)
• Property record card, Lot 4126, 43048 Wild Indigo Road (the highest lot number, five-bedroom)
• Property record card, Tract 8, common area (AE and X)
• Property record card, Tract 12, improved common area, 42858 Flatwood Circle
• Property record card, Tract 20, improved common area, 42700 Flatwood Circle
• Property record card, Tract 21, improved common area, 42820 Flatwood Circle
• Property record card, Tract A-67, streets, owned by Babcock Property Holdings LLC
• Property record card, Tract I-91, named in FEMA case 25-04-1100A
• Property record card, Tract D-132, lake
• Property record card, Tract D-134, lake, 10.69 acres

Charlotte County Clerk, Tax Collector and county government

• Charlotte County Clerk official records, search by instrument number: Supplement 3276817, instruments 3276818, 3332312 and 3532357, and the 19 paired transfer instruments
• Charlotte County Clerk plats and condominiums search: Plat Book 26, Pages 16A to 16G
• Charlotte County Clerk official records, search by name: Flatwoods at Babcock
• Charlotte County Clerk recording department
• Charlotte County Tax Collector property tax search (2024 and 2025 bills)
• Charlotte County Tax Collector
• Charlotte County Development Review Committee decision letter, DRC-22-00233, The Flatwoods at Babcock Ranch final site plan (6 February 2023)

FEMA and flood records

• FEMA National Flood Hazard Layer map service
• FEMA LOMR 23-04-2192P, county copy
• FEMA case 24-04-2096X, county copy
• FEMA LOMR 24-04-2314P, county copy
• Charlotte County library of FEMA letters of map change
• FEMA Flood Map Service Center search, panel 12015C0500G and case 25-04-1100A
• FEMA Flood Map Service Center
• National Flood Insurance Program consumer site

Special district

• Special district adopted budget, fiscal year 2026
• Special district assessment summary, including the “Flatwood at Babcock SF” row
• Special district fiscal 2027 public hearing packet, 27 August 2026
• Special district minutes, landowners’ election, 5 November 2024
• About the special district
• Chapter 2007-306, Laws of Florida, creating the special district

Master association

• Master association 2026 master budget notice
• Master association 2025 master residential fees, listing Flatwoods among neighborhoods with their own sub-association fees
• Association governing documents index, including the Community Charter
• Association closing information page
• Association Quantum Fiber internet page
• Lake use and fishing rules
• Babcock Ranch Water Utilities customer welcome kit
• Babcock Ranch utilities page

The operator and the developer

• The Flatwoods at Babcock Ranch, operator home page
• The Flatwoods floor plans page
• The Flatwoods amenities page
• The Flatwoods interactive leasing map (rents and availability read 26 September 2026)
• Babcock Ranch rentals page
• Babcock Ranch, “Renting at Babcock Ranch” (2 May 2025)
• Babcock Ranch Telegraph, rental neighborhoods article (10 January 2024)

Entities

• GLEIF legal entity record, Flatwoods Babcock, LLC
• Florida Division of Corporations, Flatwoods Babcock search
• Florida Division of Corporations, Flatwoods B2R Holdings search
• Florida Division of Corporations, Flatwoods at Babcock Neighborhood Association search
• Florida Division of Corporations, Babcock Property Holdings search
• Florida Division of Corporations, Babcock Ranch Residential Association search

Schools

• Charlotte County Public Schools boundary locator
• Charlotte County Public Schools, Babcock charter schools
• Babcock Neighborhood School
• Florida Department of Education school grades
• Florida Department of Education 2025-26 school grades file

Florida law

• Florida Statutes 83.49, deposit money or advance rent
• Florida Statutes 83.51, landlord’s obligation to maintain premises
• Florida Statutes 196.031, homestead exemption
• Florida Statutes 193.155, homestead assessment limitation
• Florida Statutes 201.02, documentary stamp tax on deeds
• Florida Statutes 720.30851, estoppel certificates

Maps, routing, imagery and energy

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

Related McGreevy and Comisar guides

• Babcock Ranch HOA fees
• Babcock Ranch district assessments
• Crescent Grove at Babcock Ranch
• Trails Edge at Babcock Ranch
• Parkside at Babcock Ranch
• Palmetto Landing at Babcock Ranch
• Crescent Lakes at Babcock Ranch
• Edgewater at Babcock Ranch
• TerraWalk at Babcock Ranch
• Babcock National

Downloadable Documents

These are the primary documents behind The Flatwoods at Babcock Ranch page, each linked to the official authority that publishes it, so a renter, buyer, seller, lender or insurance agent can read the source rather than our summary. Recorded Charlotte County instruments open from the Clerk’s search pages by instrument number or plat book and page.

Updated September 2026. Neighborhood figures are Charlotte County Property Appraiser records and qualified sales from the files dated 10 September 2026 and record cards read 26 September 2026; rents are the operator’s own listings dated 26 September 2026. Brokered by Domain Realty.