Babcock Ranch - Tucker’s Cove

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

Tucker's Cove is one of the Babcock Ranch communities we cover in depth. If you are buying or selling here, our comparison of the best real estate agents in Fort Myers shows how local agents stack up on the public record.

Tuckers Cove at Babcock Ranch is a gated Lennar neighborhood in Charlotte County, Florida 33982, and it is the largest neighborhood in the town by a wide margin: 1,219 parcels on the county roll, 13.68 percent of all 8,908 Babcock Ranch parcels, and 1,163 residential homesites across three recorded plats. It is also the town’s busiest housing market. Of the 1,157 qualified arm’s-length closings recorded across all of Babcock Ranch in the twelve months to 31 August 2026, 235 of them, roughly one in five, happened here. This page sits under our wider Babcock Ranch community guide, which covers the town as a whole, and it is built from the Charlotte County parcel roll, the county’s complete recorded deed file, all eleven recorded instruments that govern these lots, the special district’s own adopted budget and FEMA’s own flood layer.

McGreevy and Comisar are a top-reviewed Babcock Ranch realtor team, and Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own here, the two facts that matter most on this page are that fourteen homes have now resold in Tuckers Cove and six of them lost money, and that a mandatory $750 per year food and beverage minimum was recorded against your deed on 13 August 2026. If you are buying here, the fact that matters most is that the water park is not open yet. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

In This Guide

Everything below is about Tuckers Cove itself unless a sentence says it is about Babcock Ranch as a whole, and every count, median and percentage carries the denominator it was computed over and the date it was measured. Nothing here is carried over from another neighborhood’s page.

• Why Tuckers Cove is the largest neighborhood in Babcock Ranch and its busiest market, with the ranking

• What 235 recorded closings actually show, and why the headline median fell 14.7 percent while detached prices rose

• All fourteen resales in the neighborhood’s history, with hold period and outcome, and the caveat that makes the table fair

• The full cost of ownership, layer by layer, including two recorded amenity charges that appear nowhere else online

• Flood zone by phase and by street, because Phase 1 and Phase 2 give opposite answers

• What is open at the amenity complex and what is not, dated to the day this page was built

• Who builds the homes, and the separate public company that owns most of the lots

• Every one of the 26 floor plans, six collections, and what is included as standard

• What the recorded covenants say about leasing, signs, pets, vehicles and fines, quoted with section numbers

• Why Hurricane Ian claims about this neighborhood cannot be true

• What we would tell you not to like

• How to check every number on this page yourself, for free, and who to call for the ones we could not close

Why McGreevy and Comisar Are the Best Realtor for Tuckers Cove at Babcock Ranch

Most of what is published about Tuckers Cove is builder marketing rewritten, and a good deal of it is out of date or was never true. Our page is not built that way. We hold the Charlotte County parcel roll and the county’s complete recorded deed file, we read all eleven recorded instruments governing these lots including the 97 page Master Declaration, we queried FEMA’s flood layer parcel by parcel for all 1,163 homesites, and we read the special district’s adopted budgets for two fiscal years line by line. That is the difference between describing a neighborhood and knowing it.

The credentials, stated plainly

Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008. They have won the 5 Star Award for Customer Satisfaction for 20 Straight Years, an honor held by only 5 out of 21k+ Licensees according to Gulfshore Life Magazine. They lead the #1 Team in Southwest Florida since 2012. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. They are Nationally Recognized Top Producing Realtors and Platinum Sales Production Award Winners.

What we actually did before writing this page

In the last 12 months we tracked 235 recorded Tuckers Cove closings, and we did it from the county’s own files rather than from a listing service. We pulled the Charlotte County Property Appraiser’s full nightly parcel roll, stamped 7 September 2026 and carrying 223,249 parcels, and the complete recorded deed file, stamped 6 September 2026 and carrying 453,139 deeds. We isolated every parcel whose short legal description begins with the Tuckers Cove designator, which produced 1,219 parcels, 1,163 of them residential homesites. We de-duplicated the deed file, which matters more here than anywhere: two duplicate rows in the raw file read as instantaneous zero-gain resales and inflate the closing count, which is why our figure is 235 and not the 236 a less careful pull returns.

We then retrieved every recorded instrument that touches these lots from the Charlotte County Clerk’s free public index: the Master Declaration, the Supplement to the Babcock Ranch Community Charter, the Town Center Declaration and its amended and restated replacement, the townhome neighborhood declaration, both amendments naming the designated builders, all three recorded plats, and the certificate of amendment recorded on 13 August 2026 that added the food and beverage minimum. We read the special district’s adopted budgets for fiscal 2025 and fiscal 2026 and found this neighborhood’s own rows in the assessment schedule. We queried FEMA’s National Flood Hazard Layer and the Property Appraiser’s parcel record card for every one of the 1,163 residential homesites, and got a result on all 1,163 with zero failures. And we read all 26 of Lennar’s current plan pages and all six collection availability pages on the same day.

Why that matters to you, whichever side you are on

Because we tracked the record rather than the brochure, we can tell a seller exactly what the fourteen resales in this neighborhood’s history actually did, how many homesites the builder still has to sell before your listing stops competing with a sales centre inside your own gate, and what the newly recorded amenity charges will show up on your buyer’s estoppel as. We can tell a buyer whether the specific street they are looking at sits in the special flood hazard area, which changes whether a federally backed lender will require flood insurance, and what the county tax bill actually looks like in the first year the district assessment appears on it. We have represented buyers against national homebuilders across Charlotte, Lee and Collier counties for well over a decade, and we know what a builder concession is worth against a price reduction. You can read more about the team on our about page.

What our clients say

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review

★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Verified Google review

Ready to talk about your Tuckers Cove home?

Whether you are weighing a listing against 676 remaining homesites and a builder sales centre inside your gate, or trying to work out what a specific homesite on Lagoon Lane is really worth before the amenity opens, the fastest route is a conversation with someone who already holds the record. Get a real valuation at our Tuckers Cove home valuation page, or if you are buying, start with our buyer representation page before your first visit to a model. Jesse McGreevy, (239) 898-6072.

Tuckers Cove at a Glance

The fast version, with every figure carrying its source and its as-of date.

The nine things nobody else publishes about Tuckers Cove

• It is the largest neighborhood in Babcock Ranch and the town’s busiest market. 1,219 parcels, 13.68 percent of the town, and 235 of the town’s 1,157 recorded closings in the trailing twelve months. First of 39 neighborhoods by volume. No competing page publishes this ranking for any Babcock Ranch neighborhood.

• The headline median fell 14.7 percent and that is not the story. Among detached single family homes the median rose from $498,650 to $522,500. Attached cluster homes grew as a share of what sold and their median fell from $278,500 to $248,000. Price per square foot fell about 9 percent. The full decomposition is below.

• Fourteen homes have resold and six of them lost money. Median hold 12.6 months, median gain $550. Of the nine held ten months or longer, six lost money and the median outcome was a $19,000 loss. The full table is published below with the caveat that makes it fair.

• A $750 a year food and beverage minimum was recorded against every deed here on 13 August 2026, spend it or be billed for it, adopted unilaterally with no owner vote. It is twenty-five days old at the time of writing and it appears nowhere else on the public internet.

• The flood answer flips between Phase 1 and Phase 2. 621 of 658 Phase 1 homesites are entirely in Zone X and not one is entirely in Zone AE. 426 of 505 Phase 2 homesites are entirely in Zone AE. There is no single flood answer for this neighborhood, and a source that gives you one is wrong about roughly half of it.

• The water park is not open. Lennar’s own site announces a public amenity showcase for Saturday 19 September 2026 at which visitors will see the lazy river, the water slides and Shipwreck Tavern. Any description of the lazy river in the present tense, wherever you have read it, is ahead of the facts as they stood on 7 September 2026.

• Lennar builds the homes but does not own most of the dirt. 654 of the 1,219 parcels, none of which carries a house, are titled to Millrose Properties Florida II, LLC, LNR3 AIV LLC and Lennar Homes, LLC. Millrose Properties, Inc. is a separate NYSE-listed company that Lennar spun off in February 2025 and fully exited by 1 December 2025.

• The district assessment reaches your tax bill for the first time in fiscal 2026. The district’s own adopted budgets show zero Tuckers Cove units on-roll in fiscal 2025 and 657 on-roll in fiscal 2026.

• This neighborhood did not exist during Hurricane Ian. The first plat recorded on 4 March 2024, seventeen months after Ian’s landfall, and the county roll carries no building here with a year built before 2024. Every claim about how Tuckers Cove performed in that storm is false by construction.

The Largest Neighborhood in Babcock Ranch, and Its Busiest Market

Tuckers Cove is the biggest thing in Babcock Ranch and the most active market inside it, and both halves of that are measurable rather than promotional. On the Charlotte County parcel roll of 7 September 2026 the town carries 8,908 parcels in tax district 206 and 1,219 of them are Tuckers Cove, which is 13.68 percent. On the county’s recorded deed file, Babcock Ranch as a whole produced 1,157 qualified arm’s-length improved closings in the twelve months to 31 August 2026, and 235 of them were here. That is 20.3 percent, first of the town’s 39 neighborhoods, and roughly four times the volume of the second Babcock Ranch neighborhood we published.

What “largest” means when you measure it three ways

Scale can be measured by parcels, by platted homesites or by homes standing, and Tuckers Cove leads on the first two while being early on the third. The roll carries 1,219 parcels here, of which 1,163 are residential homesites and 56 are drainage tracts, common area, right of way and utility parcels. Against those 1,163 homesites, 393 buildings exist. So the neighborhood is enormous on paper, roughly a third built, and its remaining runway is larger than most complete Babcock Ranch neighborhoods.

The market share number, and why it moves a seller’s strategy

One in five homes sold in Babcock Ranch over the last twelve months sold in Tuckers Cove. For a buyer that is a liquidity signal: this is the part of the town where transactions actually happen, which matters when you eventually want to sell. For a seller it is a warning, because the overwhelming majority of those 235 closings were builder closings rather than resales. In this neighborhood the market is busy, and it is busy on the builder’s side of the ledger.

The price position: mid-market, not premium

The trailing-twelve-month median here is $380,000. The Babcock Ranch median across every neighborhood is $377,000, so Tuckers Cove sits 0.8 percent above the town. The Charlotte County median for single family and cluster homes, computed over 5,935 closings, is $349,900, so Tuckers Cove sits 8.6 percent above the county. Strip Babcock Ranch out of the county figure and the county median falls to $340,000 across 5,334 closings, which puts Tuckers Cove 11.8 percent above the rest of Charlotte County.

That combination is unusual and it is the clearest single description of this neighborhood’s character. Tuckers Cove is not a premium enclave and it does not price like one. It is the volume engine of the town, priced essentially at the town median, with a product range wide enough to reach from an attached townhome in the $230,000s to an estate home approaching $800,000 on the same streets under one association.

How we know the count is 235 and not 236

The county’s raw deed file carries a small number of duplicated rows, where the same account, date, price and transfer code appear twice. Left in, each duplicate also reads as an instantaneous resale at zero gain, which corrupts both the closing count and the resale table at the same time. After de-duplication the trailing-twelve-month count is 235 and the median is $380,000, and two duplicate rows were dropped. If you see 236 closings at $384,000 quoted anywhere, that is the undeduplicated figure. The rank, first of 39, is unaffected either way.

What is excluded from every sales figure on this page

Only Florida Department of Revenue transfer codes 01 and 02, qualified arm’s-length improved sales, are counted. Code 05 is a multi-parcel bulk transfer, and Tuckers Cove carries code 05 rows at $6,595,600, $1,959,300 and $1,052,800. Those are land takedowns covering many lots at once, not house sales, and including even one of them would destroy every median on this page. Code 11 is a nominal transfer, typically $100, and the Town Center tract itself changed hands that way. Both are excluded by design, and a source that quotes you a Tuckers Cove average without saying which codes it counted is quoting you something unusable.

What 235 Recorded Closings Show, and Why the Headline Median Fell

The trailing-twelve-month median sale price in Tuckers Cove is $380,000 across 235 qualified arm’s-length improved closings, against $445,300 across 224 closings in the twelve months before that. That is a 14.7 percent fall in the headline median on a 4.9 percent rise in volume. The arithmetic is correct and the conclusion most people will draw from it is wrong, because what changed most is what was sold rather than what it sold for.

The two windows, side by side

Read the two product columns before you read the median column. Among detached single family homes the median went up, from $498,650 to $522,500. Among attached cluster homes, which is what the county calls the Villas and the Townhomes, the median went down, from $278,500 to $248,000, and their share of what sold went up sharply. A neighborhood that sells a larger share of its cheapest product will report a lower median even if nothing at all happens to prices, and here something did happen to prices, but not the thing the headline suggests.

The mix-neutral test, which is the number that actually settles it

To take the mix out, we computed price per square foot of living area on every closing where the county roll carries an assessed living area for that parcel. The median went from $189.54 per square foot in the prior twelve months to $172.46 in the trailing twelve months, which is a fall of about 9 percent. So there is real softening underneath the mix shift. It is not 15 percent and it is not zero.

The honest reading in four sentences

Detached single family prices in Tuckers Cove rose. Attached homes grew as a share of the market and their prices fell. On a mix-neutral basis, price per square foot across the whole neighborhood fell about 9 percent. The 14.7 percent headline is therefore mostly a change in what was sold, plus a real but smaller price decline underneath it.

The caveat that travels with this table, and it is not small

Ninety-eight of the 235 trailing-twelve-month closings sit on parcels the county roll still codes as vacant, because assessment lags closing: a home that closed in, say, March 2026 will not carry a land-use change or a living area on the roll until the next assessment cycle. Those 98 closings had a median of $418,500 and they are counted in the 235 and in the $380,000 median, but they cannot be assigned to the detached or the attached column. The product split above is therefore a strong indication rather than a proof, and anyone who presents it as a proof is overreaching. Say the same thing back to any source that gives you a Tuckers Cove product breakdown without mentioning assessment lag.

What that lag does to the $380,000 median, stated plainly

It is the number everybody quotes, so here is exactly which denominator it sits on. Split the 235 trailing-twelve-month closings by what the county roll says about the parcel and they are two different populations. 137 of them sit on parcels the roll carries as built, and their median is $330,000. The other 98 sit on parcels the roll still carries as vacant land, and their median is $418,500. The published $380,000 is the blend of the two. It is the correct answer to the question of what has actually changed hands in Tuckers Cove over the last twelve months, and it is not a like-for-like home-price median, because the vacant-coded rows are the newest and generally larger deliveries, closed after the 1 January assessment date and not yet re-coded. Price per square foot on this page therefore rests on 137 of the 235 rows, because living area is a field on the roll and the other 98 parcels do not carry one yet. No figure on this page has changed; this paragraph tells you which population each one was measured on, which is the part a reader cannot see and cannot check without the deed file.

What a buyer should take from it

If you are buying a detached home here, the neighborhood’s own record over the last two years does not show detached prices falling. If you are buying an attached villa or townhome, it does, and the per-square-foot number says the softening is real across the board. Either way, negotiate on the specific home rather than on the headline, because the headline is measuring the neighborhood’s product mix at least as much as it is measuring its market.

What a seller should take from it

The most damaging thing a Tuckers Cove seller can do is let a buyer arrive with the 14.7 percent figure and no context, because it is a real number from a real source and it reads as a collapse. The counter is not to argue with it. The counter is to show the decomposition, name the 97 lagging parcels, and price the specific home against what its own product type actually did.

Absorption, and what 676 remaining homesites means

Of the 1,163 residential homesites, 487 have closed at least once and 676 have not. At the trailing-twelve-month pace of 235 closings a year, and assuming that pace held, the remaining 676 platted homesites take roughly 34 months to clear. That is the shortest possible reading, because it counts only what is platted today, and the recorded Master Declaration’s own development objective is roughly double the platted count. We are not going to publish a build-out year from that arithmetic, because the pace of new sections opening here is set by a takedown schedule between two separate public companies rather than by one builder’s balance sheet.

The Resale Record: All Fourteen, With What Each One Made or Lost

Fourteen homes have resold in Tuckers Cove since the neighborhood’s first closing, and this is the complete list. Six lost money, seven gained and one came out exactly flat. The median hold was 12.6 months and the median gain was $550, which is to say essentially nothing. The mean was a loss of $8,814. No competing page publishes a single Tuckers Cove resale, let alone all fourteen.

Every resale on the record

The pattern inside the table, which is the useful part

Sort those fourteen by hold period and something appears that a summary statistic hides. Of the nine homes held ten months or longer, six lost money and the median outcome was a loss of $19,000. Of the five held under nine months, four gained and one was flat. That is the opposite of what most people expect, and we are not going to pretend we can explain it from fourteen observations. What we can say is that a Tuckers Cove owner planning to sell inside two years should not assume time in the home is working for them.

The caveat that makes this table fair, and it is mandatory

In every row above, the “first sale” is a builder closing. A builder’s contract price is not the same kind of number as a resale price: it bundles design centre selections, structural options, lot premiums and whatever incentive package was on offer that month, and a great deal of that does not survive into an immediate resale. So a loss against a builder price is partly the ordinary new-construction premium unwinding rather than proof of a falling market. That is true of new-construction neighborhoods everywhere. It is more true here than in most, because six product collections at very different price points were being sold on the same streets during the same window.

What it does not mean

It does not mean Tuckers Cove is a bad place to own, and it does not mean these fourteen sellers were badly advised, because we do not know their circumstances and the record does not carry motive. It does mean that anyone telling you a new Babcock Ranch home is a short-hold investment is contradicting the only complete resale record that exists for this neighborhood.

How to check this table yourself

Every row is a pair of recorded deeds on the same parcel account, and both are free and public. Search the address at the Charlotte County Property Appraiser, open the parcel record card, and read the sales history block at the bottom. The Property Appraiser is at (941) 743-1201. Do the same thing for any Tuckers Cove address you are considering, and if the sales history shows only one row, it has never resold.

What It Actually Costs to Own a Home in Tuckers Cove

Owning here costs considerably more than the mortgage and considerably more than the property tax, because at least seven separate charges sit on top of the purchase price and two of them have no published amount at all. On a $380,000 home in the most common product band, the known annual carrying cost before any mortgage is roughly $14,096, about $1,175 a month, and less than half of that is property tax. Here is every layer, with the arithmetic shown so you can check it.

A warning before the numbers

Everything in this section is an illustration built from published rates. It is not a quote, it is not an estimate for any particular home, and it is not tax advice. Florida property tax depends on the assessed value the Property Appraiser sets, on the exemptions the owner qualifies for, on the final millage the taxing authorities adopt, and on which product band the district assigns to the lot. Confirm every line with the Charlotte County Tax Collector at (941) 743-1350 and the Charlotte County Property Appraiser at (941) 743-1201.

Layer one: county ad valorem property tax

Tuckers Cove sits in Charlotte County tax district 206. The 2025 final combined millage for that district is 14.9418 mills and the 2026 proposed rate is 15.2609 mills. A mill is one dollar per thousand dollars of taxable value, so on a $380,000 taxable value the 2026 proposed rate produces 380,000 divided by 1,000, multiplied by 15.2609, which is $5,799.14 a year. At the 2025 final rate the same value produces $5,677.88.

Two things matter more than the number. A new-construction buyer’s taxable value is normally reset to just value at purchase, with no prior owner’s capped assessment to inherit, so the first full year is usually the highest jump. And the rate above is the whole district rate including school levies, which the second homestead exemption does not reach.

Layer two: the district assessment, and the four product bands

Babcock Ranch is not served by a Community Development District, and the distinction is legal rather than semantic. It is served by the Babcock Ranch Community Independent Special District, established on 27 June 2007 under Chapter 189 of the Florida Statutes by Chapter 2007-306, Laws of Florida, and confirmed as such in the district’s own audited financial statements filed with the Florida Auditor General. Chapter 190 is what governs a Community Development District. On the Charlotte County tax bill this district prints as BABCOCK RANCH CSID. Almost every competing page and calculator in this market says CDD, and residents say it too, so if that is the word you searched, this is the section you wanted.

The district’s adopted budget for fiscal 2026 files Tuckers Cove under the Trabue Parcel, which it shares with one other neighborhood, and assigns four product bands:

Those four bands total 657 on-roll units. The district also carries 505 Tuckers Cove units off-roll at $588.40 as platted but undeveloped, and a further 1,104 off-roll at $37.80 under its future-development rate, which is where the 2,266 total projection comes from.

Layer three: which collection sits in which band

The builder publishes an approximate special assessment figure on every plan page, and four of those figures match the district’s annual band totals to the cent while a fifth is a dollar different. That is a strong enough match to map the collections to the bands, and we are labelling it as an inference from exact dollar agreement rather than as something either the builder or the district states:

The Estate Homes row is the one to be careful with. The figure the builder publishes for Estate Homes at Tuckers Cove does not correspond to any Tuckers Cove band anywhere in the district’s fiscal 2026 schedule, and the nearest figure in the whole schedule belongs to a different neighborhood entirely. If you are buying an Estate home here, get the district assessment in writing from the sales office and confirm it against the district before you go firm. Lennar Southwest Florida is on 1-888-214-1509.

Note also that the district’s published townhome figure is $1,499.94 and the builder’s plan pages carry a figure one dollar different. We publish the district’s number, because the district is the body that levies it.

Layer four: solid waste

Charlotte County bills solid waste as a non-ad-valorem assessment on the tax bill. The district’s fiscal 2026 adopted budget states an on-roll single family solid waste assessment of $340.58 a year, and in the same footnote flags that the amount noticed to property owners was $325.86 and “will be updated.” The off-roll rate is $320.15. We publish $340.58 with that discrepancy visible rather than resolving it, because the district itself has not. Check the final figure on your own notice of proposed property taxes and on the tax bill. Collection in Babcock Ranch is run by Babcock Ranch Waste Services, which is a division of the special district itself rather than a private hauler.

Layer five: the fire municipal service benefit unit

Charlotte County does not fund fire rescue out of millage. It funds it through a non-ad-valorem municipal service benefit unit charged per dwelling unit, currently $278.20 per unit with $294.90 proposed. It is flat per unit, so it does not scale with value, which means it weighs proportionally more on a townhome here than on an estate home.

Layer six: the town-wide master assessment

Every home in Babcock Ranch, in every neighborhood, pays the Babcock Ranch Residential Association master assessment, currently $408 per quarter, or $1,632 a year, which is $136 a month. It carries three components: the master assessment itself, Quantum Fiber internet service, and a small environmental component. The master component actually fell for 2026, from $95 to $90 a month, which is worth knowing because a 2024-vintage figure quoted elsewhere will not match your statement. Because internet is bundled into this bill, a source describing gigabit fiber as a Tuckers Cove amenity is describing a town-wide charge rather than something this neighborhood’s own association provides.

Layer seven: the Tuckers Cove master association

Tuckers Cove has its own master association on top of the town-wide one. Tucker’s Cove Master Property Owners Assn., Inc. was filed on 13 October 2022 as Florida entity N22000011698 and is active, with all three officers listed at the builder’s Southwest Florida division office. From claims of lien the association itself recorded in 2026, its assessment runs $220 in maintenance plus $406 in landscape, which is $626 per quarter and $2,504 a year.

That figure comes from recorded enforcement documents rather than from a published fee schedule, which is why we can state it at all. The builder does not publish a Tuckers Cove association assessment with a billing period anywhere, and neither does the association. Treat $626 per quarter as the recorded evidence rather than as a quote, and ask for the current adopted budget in writing at contract.

The layer we will not put a number on

Lennar’s plan pages carry a line labelled approximate homeowners association fees, one figure per collection, and no billing period is stated anywhere on the page, above it, beside it or in a footnote. That is a serious problem for a buyer, because the missing word is the most consequential word in the sentence: the same figure read as monthly rather than annual is a difference of thousands of dollars a year, and buyers in public discussion are currently reading it as monthly. We are not going to guess which it is. Ask the sales office for the association’s adopted budget, the assessment amount and the billing period, in writing, and compare it against the $626 per quarter the association’s own recorded liens show.

Putting it together, worked, on a $380,000 home

At the 2026 proposed millage, on a home that is not homesteaded, the county tax bill by product band works out as follows:

Charlotte County offers a 4 percent discount for paying in November, which takes the 52-foot figure to about $8,025.68.

Then add what is billed outside the tax bill:

On a 52-foot Executive home at $380,000 that is $8,360.08 plus $5,736.00, which is $14,096.08 a year, about $1,175 a month, before the Town Center Expenses Fee, whose amount nobody publishes. The equivalent totals are about $14,309 on the 62-foot band, about $13,968 on the twin villa band and about $13,671 on the townhome band before that sub-association assessment.

Homestead, and what it changes

Florida’s homestead exemption removes $25,000 from all levies and a further indexed amount from the non-school levies, with the 2026 indexed additional exemption at $26,411. On this illustration a homesteaded owner’s ad valorem would fall by roughly $600 a year, taking the 52-foot county tax bill from about $8,360 to about $7,760. Homestead also caps annual assessment growth under Save Our Homes, which matters far more over five years than the first-year saving does, and which this illustration does not model. Confirm your own figures with the Property Appraiser at (941) 743-1201.

The honest headline

The county tax bill on a $380,000 Tuckers Cove home runs roughly $7,900 to $8,600 depending on band, and at least $5,736 more a year is billed outside it, with one further mandatory charge whose amount the builder does not publish and one more for townhome owners. A page that shows you the tax bill and stops has shown you well under two thirds of the cost.

The Town Center Fee Stack, Including a Charge Recorded in August 2026

The amenity complex at Tuckers Cove is not owned by your association and it is not covered by your association dues. It is governed by its own recorded declaration, it is owned by a separate limited liability company whose manager is the builder, and it carries its own mandatory charges with lien rights against your home. There are three of them, one of which was recorded three weeks before this page was written and appears nowhere else on the public internet.

The document, and why the chain matters

The operative instrument is the Amended and Restated Town Center Declaration for Tuckers Cove, instrument 3466390, recorded 13 November 2024, 35 pages, which expressly replaced the original Town Center Declaration recorded on 20 May 2024. It was amended by a certificate of amendment, instrument 3673506, recorded at 10:17 in the morning on 13 August 2026. If you are handed a chain that runs through the original 2024 declaration rather than the amended and restated one, that chain is a link off. Cite 3466390 as amended by 3673506.

The Town Center is expressly not part of your neighborhood

The Master Declaration says so in terms, at page 7: “The Town Center is not a portion of the Properties, and shall not be subject to the terms of this Master Declaration.” That single sentence is why residents’ instinct that they have little control over the amenity is correct rather than cynical. The amenity is outside the covenant that governs your lot, governed by a separate declaration, owned by a separate entity, and your association has no say in it.

Charge one: the Base Town Center Fee, $850

Section 5.2.1.1 of the recorded declaration sets the Base Town Center Fee at $850.00 for the first calendar year or portion of it during which the Town Center is available for use, and provides that on 1 January of each subsequent year it may be increased by the owner by no more than 10 percent over the prior year. The owner states an intention to collect it annually in advance while reserving the right to change to monthly, quarterly or another period, and the first instalment is prorated from the date you take title.

Compounded at the ceiling, an $850 fee becomes $935 in year two, about $1,029 in year three and about $1,368 in year six. That is the ceiling rather than a forecast, and nothing obliges the owner to raise it at all, but a buyer budgeting a fixed $850 forever is budgeting the floor of the permitted range.

Charge two: the Town Center Expenses Fee, uncapped and unpublished

Section 5.2.1.2.1 creates a second charge, and the recorded language begins “Separate and apart from the Base Town Center Fee.” It is your pro rata portion of the owner’s costs and expenses of owning, staffing, operating, managing, maintaining and insuring the Town Center and all of its facilities, in an amount established from time to time by the owner, net of revenue from goods and services sold at the facility. The 10 percent ceiling applies only to the base fee. This one has no ceiling and no recorded amount, and we could not find a current figure anywhere. Owners are notified before each calendar year. It covers a maximum of four deeded users per home, with additional deeded users charged extra and a hard maximum of six per home.

Ask the sales office for the current Town Center Expenses Fee in writing before you go firm. This is not a small open item: it is a mandatory, uncapped, lien-backed annual charge on your home with no published number.

Charge three: the $750 a year food and beverage minimum

On 13 August 2026 a three page certificate of amendment, instrument 3673506, added a new section 5.2.3 titled Minimum Purchases. The recorded language reads: “Each Owner is required to purchase at least a minimum amount of food or beverages from the Town Center Facilities or be billed for the minimum amount. The initial food and beverage minimum shall be $750.00 per year. A Non-Deeded User may also be required to purchase a minimum amount of food or beverages as established from time to time by the Town Center Owner.”

Two features of that are worth stating plainly. It is spend it or be billed for it, so it is a charge whether or not you ever eat at Shipwreck Tavern. And it was adopted unilaterally: the amendment recites that under section 9.11 of the Town Center Declaration the owner reserved the unilateral right to amend “without the joinder or consent of any person or entity whatsoever,” subject only to lender protections. There was no owner vote. The amendment was signed by a vice president of Lennar Homes, LLC as manager of Town Center at Tucker’s Cove, LLC.

When does the fee clock start?

Section 3.1 provides that if the owner does not make any recreational or commonly used facilities available to users, no Town Center fees and charges are charged, and section 5.2.1.1 sets the base fee for the first calendar year during which the Town Center is available for use. Read together, those two clauses suggest the fee clock starts when the amenity opens, and the amenity is not open as of 7 September 2026 with a public showcase announced for 19 September 2026. We are stating that as a reading of two recorded clauses rather than as a fact. Ask the sales office in writing what date your first Town Center billing period begins, and get it before you sign.

The capital contributions

Two capital contributions of $1,500 each attach to this community, and the one triggered by a resale is the buyer’s obligation at closing rather than the seller’s. That is worth confirming line by line on your estoppel, because it is a real number that appears on a closing statement and is often assumed to fall the other way.

Who can use the amenity, and who decides

Deeded users are the record owner, the owner’s spouse, and unmarried children aged 22 or younger, with an unmarried owner permitted to designate one additional adult living in the home. Non-deeded users, meaning people who do not own in Tuckers Cove, may be admitted for a fee entirely at the Town Center owner’s discretion under sections 1.12 and 5.2.2. So the honest answer to “can people from other Babcock Ranch neighborhoods use the water park” is: not by right, sometimes by permission and payment, and the owner can change the arrangement.

What the guest rules are, and why we are not printing numbers

The Master Declaration at section 5.2 requires an owner to register all guests with the association in advance and makes the owner responsible for their conduct, and section 4.4 extends use rights to guests accompanied by a member. The recorded documents set no guest fee and no visit limit. Guest rules at Tuckers Cove are set by the board and by the Town Center owner and can be changed without recording anything, which means a number circulating in a community group today may be accurate, may be provisional, and may be different next month. We are not going to publish figures we cannot source to a document. Call Lennar Southwest Florida at 1-888-214-1509 or the association’s management and ask for the current written guest policy.

The clauses a buyer should read before relying on any of this

The recorded declaration is unusually explicit about how little is promised. The owner “intends, but is not obligated, to” construct the Town Center facilities and “shall be the sole judge as to the plans, size, design, location, completion schedule, materials, equipment, size, and contents.” Section 1.26 adds that the facilities “are subject to change at any time” and that the owner “shall have no obligation to construct or make available any or all” of them. Section 1.23 provides that the Town Center “may be unilaterally named by Town Center Owner at any time,” which is the recorded reason the amenity complex has no confirmed public name. Section 1.29 permits the owner to sell or transfer the Town Center to another person, a local government entity or a not-for-profit. Fees are subject to sales and use tax collected on top, and Article 5 of the declaration is titled to include lien rights.

What we could not read, and are therefore not describing

We read the first twenty of the 35 pages of instrument 3466390. Sections 5.3 through 5.20, which hold late fees, interest, lien and foreclosure mechanics, estoppel and any transfer charge, were not read, and we are not going to describe mechanics we have not seen. Anyone can pull all 35 pages free at the Charlotte County Clerk’s official records search under instrument 3466390, and the Clerk’s office is on (941) 505-4716.

Flood Zones at Tuckers Cove, Phase by Phase and Street by Street

There is no single flood answer for Tuckers Cove, and any source that gives you one is wrong about roughly half the neighborhood. We queried the Charlotte County Property Appraiser’s parcel record card and FEMA’s own National Flood Hazard Layer for every one of the 1,163 residential homesites on 7 September 2026 and got a result on all 1,163 with zero failures. 646 homesites sit entirely in Zone X, 426 sit entirely in Zone AE, 80 are crossed by the zone boundary, and 11 touch Zone D. Which side of that line your home falls on determines whether a federally backed lender will require flood insurance.

The count, across all 1,163 homesites

So 511 of 1,163 homesites, 43.9 percent, touch the special flood hazard area, and 646, 55.5 percent, are entirely outside it. Every one of the 1,163 returns the same map: FEMA flood zone effective 15 December 2022, FIRM panel 0500G, county map number 12015C, community 120061, outside any Coastal Barrier Resources Act zone.

The finding: the answer flips between Phase 1 and Phase 2

Not one Phase 1 homesite lies entirely in Zone AE. Eighty-four percent of Phase 2 does. That is as clean a split as you will find inside a single subdivision, and it runs along the boundary between the two recorded plats.

And it maps onto what has already been built

Of the 393 homesites the roll codes as built, 328 are in Phase 1 and 65 are in Phase 2. Of the Phase 1 built homes, 319 are entirely Zone X, 9 straddle, and none is entirely Zone AE. Of the Phase 2 built homes, 52 are entirely Zone AE, 10 straddle, and 3 are entirely Zone X. Across the whole neighborhood, 322 of the 393 standing homes, 82 percent, are entirely outside the special flood hazard area, and almost all of the ones that are not sit in Phase 2, which is where most of the remaining inventory is. That is a genuinely important asymmetry: the built neighborhood is mostly Zone X, and the neighborhood still being sold is mostly Zone AE.

Flood zone by street, which is the version a buyer can actually use

Jadestone Drive, Bluewater Road and Turtleback Road are effectively all Zone X. Ballast Way, Marina Lane, Galley Lane, Woodchest Court and Seashell Lane are effectively all Zone AE. White Pearl Road and Anchorage Road, the two streets that run through both plats, are genuinely split and you have to check the specific address.

What Zone AE actually means for a buyer

Zone AE is the special flood hazard area, the area with a one percent annual chance of flooding. If you finance a home in Zone AE with a federally backed or federally regulated mortgage, the lender is generally required to make you carry flood insurance for the life of the loan. In Zone X, that requirement generally does not apply, although a lender may still require coverage as a matter of its own policy and plenty of Zone X owners buy it voluntarily because the premium is comparatively low. The practical consequence at Tuckers Cove is that a Phase 1 home and a Phase 2 home are different products to a lender, and that difference has a monthly cost attached to it.

The 80 homesites the boundary crosses

On 80 parcels the zone line physically runs through the lot. The Property Appraiser’s own footnote applies there: if a parcel has more than one flood zone, refer to the flood maps on the county geographic information system site. A structure on a split lot may or may not sit inside the special flood hazard area depending on exactly where it was placed, and the only document that settles it is an elevation certificate for that specific building. If you are buying on a split lot, get one.

The map is newer than most of the houses

The effective FIRM panel is 12015C0500G, effective 15 December 2022, and Letter of Map Revision 24-04-2314P became effective on 4 November 2025. Every one of the 1,163 residential homesites carries that revision. A subset of Phase 2 parcels additionally carries an earlier revision, 23-04-3477P, effective 20 February 2024. A third case number the county lists as a letter of map change, ending in X rather than P, returns no record in FEMA’s letter of map revision layer, and we are therefore not describing it as a revision.

We did not open the revision documents themselves, so we are not going to tell you what they changed or in which direction. They are free at the county’s own document library and at FEMA’s Map Service Center. FEMA’s Map Information eXchange is on 1-877-336-2627.

Elevation, with the datum named and the vintage stated

The recorded plats tie this neighborhood’s elevations to the North American Vertical Datum of 1988, derived by differential leveling from National Geodetic Survey benchmark E 580, which carries a published elevation of 27.72 feet. Public bare-earth terrain data sampled across the neighborhood on a 36 point grid returns a minimum of 26.8 feet, a median of 28.8 feet and a maximum of 29.7 feet on the same datum.

Two caveats travel with those numbers or they mislead. That is bare-earth terrain, not a finished floor elevation, and Florida new construction is built on engineered fill so finished floors sit above natural grade. And the terrain model predates the construction, which is the point of it: it reflects the ground before the lots were built. Do not treat it as the elevation of anyone’s house. For a specific home you need an elevation certificate, and Charlotte County Building Construction Services is on (941) 743-1201.

The base flood elevation, and why it is not on this page

For every Zone AE parcel here the Property Appraiser publishes the base flood elevation as “See FIS,” meaning the number must be read from the Flood Insurance Study rather than from the parcel card. We did not read it, so we are not publishing a base flood elevation for Tuckers Cove and you should be suspicious of any page that does without naming the study. Charlotte County Building Construction Services will help you find it.

What residents are getting wrong about this in public, gently

A resident stating in a public forum that flood insurance is not required at Babcock Ranch is telling the truth about the 646 Zone X homesites here and is wrong about the 426 in Zone AE. That is not carelessness on their part; it is what happens when a neighborhood straddles a map line and nobody has published the split. Now it is published.

Storm Exposure, and the Hurricane Ian Correction Nobody Publishes

Babcock Ranch’s performance in Hurricane Ian is one of the most covered climate-resilience stories in American media, and it is repeated on essentially every page written about any neighborhood in this town. It cannot be true of Tuckers Cove, and the reason is not a matter of interpretation. Tuckers Cove did not exist when Ian made landfall. The first plat recorded on 4 March 2024, seventeen months later, and the county roll carries no building here with a year built before 2024.

The dates, laid against each other

Hurricane Ian made landfall on 28 September 2022. The Supplement to the Babcock Ranch Community Charter that brought this land into the town’s governance structure was recorded on 22 December 2022, three months after the storm. The Tuckers Cove plat itself, Plat Book 27 Pages 7A through 7Z48, 74 sheets, was recorded on 4 March 2024. The county roll’s year-built field for Tuckers Cove reads 147 homes built in 2024 and 246 built in 2025, with nothing before 2024 and nothing yet recorded for 2026.

What that means, stated neutrally

No claim about how homes in Tuckers Cove performed during Hurricane Ian can be true, because there were no homes in Tuckers Cove during Hurricane Ian. This is worth saying without triumph, because ordinary people reshare the town’s Ian coverage into this neighborhood’s community groups in complete good faith, and the coverage itself is accurate about the town. It is simply about a different set of buildings.

What the town’s Ian record does and does not tell you about this neighborhood

The town-level story is real and it is genuinely relevant background: Babcock Ranch was planned and engineered for storm resilience, and it came through a major hurricane in better shape than most of the region. But the specific structures a buyer in Tuckers Cove is considering were built after that storm to a later cycle of the Florida Building Code, on fill, on a flood map that was itself revised in November 2025. Their storm performance is unknown because it has not been tested. Anyone who tells you otherwise is describing somebody else’s houses.

Two corrections to the town-level story that are worth carrying

Ian was a Category 4 at landfall rather than a Category 5, which is a distinction the retellings routinely lose. And the town’s solar array did not keep the lights on during the storm, which the developer’s own explanation of how the system works makes clear: the resilience came from buried utilities and from planning, not from the panels running the town through the outage. Repeat the accurate version rather than the flattering one.

Nothing here is a claim about the future

A town-wide precautionary boil water notice ran from 24 July to 26 July 2026, so no present-tense “never” claim about utilities here survives contact with the record. We are not going to write that Babcock Ranch never loses power or never loses water, because both statements are checkably false, and a page that makes them is easy to disbelieve about everything else.

What is actually documented about how these houses are built

Lennar’s Everything’s Included list for Tuckers Cove specifies hurricane impact windows and sliding glass doors as standard across the collections, and a shingle roof. Those are first-party statements from the builder’s own plan pages read on 7 September 2026. Beyond that we do not have documented product approval numbers, secondary water resistance, roof deck attachment specifications or roof-to-wall connection details for any specific home here, and we are not going to describe construction we have not seen. Ask for the product approval numbers on the specific home you are buying, in writing.

The Amenity: What Is Open, What Is Not, and the Dates

The water park at Tuckers Cove is not open as of 7 September 2026. Lennar’s own site carries a banner announcing a public amenity showcase on Saturday 19 September 2026 from 10am to 1pm at 15330 Jadestone Drive, at which visitors will, in the builder’s own words, “witness the lazy river, water slides and Shipwreck Tavern,” and a VIP realtor amenity reveal on 8 September 2026. Anything you read describing the water park as already open to residents should be checked against those dates.

What is documented as open

Two things are documented as complete. The community’s basketball courts had a grand opening in April 2026, reported in the local trade press. And a photograph of the sport court and tennis courts published on the builder’s own content network carries a July 2026 file date, which is evidence of a built and photographed facility rather than a rendering. Everything else in the amenity inventory below is described or planned, not confirmed open.

What was under construction, and when

The same trade coverage, published 13 May 2026, states that planned amenities “are under construction and opening in phases” and that Shipwreck Tavern was “now rising from the ground” at that date. The recorded record corroborates ongoing work: six separate easements were recorded over the Town Center parcels between September 2025 and September 2026, the most recent on 1 September 2026, six days before this page was built. We did not open those easement documents and we are not going to characterise what they grant beyond the fact that they are easements, but a run of six of them over an amenity parcel in twelve months is the paper trail of a complex being connected to services.

The full amenity package, as described rather than as confirmed

Every item in this list is a described or planned feature. Only the basketball courts and the photographed sport and tennis courts are confirmed built.

• Resort-style swimming pools, including an adult-only pool

• A lazy river, a splash park and a water slide

• A large lake with a dock for fishing and for launching a kayak or paddleboard

• Shipwreck Tavern, described by the developer as a bar and grill for poolside food and drink

• Eight lighted tennis courts

• Five open-air pickleball courts, with additional pickleball courts under roof

• A covered basketball court, open since April 2026

• A multipurpose field for soccer and baseball, and bocce courts

• A pump track, which the builder’s own copy also calls a bump track in one place

• Playgrounds, parks and picnic areas, and a putting-style garden golf feature on an island

• A dog park with agility courses and separate areas for large and small dogs

• A fitness center with cardio and strength equipment, and an aerobics studio

• A social club, with weekly socials and signature annual events planned by a lifestyle director

The 25 amenity tags the builder publishes

For completeness, the builder’s own tag list for Tuckers Cove reads: tennis court, fitness center, dog park, splash park, basketball court, pickleball court, lake or pond, fishing lake, security, gated, park, picnic area, aerobics studio, playground, tot lot, sport court, baseball field, soccer field, trail, pond, fully maintained lawns, bocce ball, pool house, resort-style pool, restaurant and bar. Golf is not on that list, and there is no golf course at Tuckers Cove. The island putting feature is not a course, and the golf neighborhood in Babcock Ranch is a different one.

A contradiction on the builder’s own site, handled rather than hidden

The page title tag on the builder’s own event page reads that new amenities are now open at Tuckers Cove, while the visible body of that same page is an invitation to a future showcase at which visitors will see the features for the first time. We trust the visible, dated body copy over the title tag, and so should you. Separately, the town developer’s own Tuckers Cove page still describes the neighborhood as “coming soon,” which is stale for the homes, 487 of which have closed, but is a fair first-party signal about the amenity.

Three of the images are not of this neighborhood

The builder’s own content network encodes whether an image is a photograph or a rendering in the filename, and on the Tuckers Cove community page four of the amenity images are marked as renderings: the amenity aerial, the fitness center, the dog park and courts, and the splash park. More significantly, two of the three lifestyle photographs illustrating the amenity story are photographs of a different Lennar community in Fort Myers, which the filenames identify by name. This is disclosed in the builder’s own legal terms, which state that “scenes may be of locations or activities not on Lennar property.” It is a fair observation rather than an accusation, and it is a good reason to ask which images are of the actual facility before you form an impression from them.

What the amenity is actually called

The complex has no confirmed public name. The recorded declaration’s own term for it is the Town Center, and section 1.23 provides that it “may be unilaterally named by Town Center Owner at any time,” which is the recorded reason there is no settled name. The bar and grill is named Shipwreck Tavern, and the September event carries its own branded name. We are not going to print an internal-sounding name inferred from a web address as though it were official.

The town amenity trap, and it is live in the builder’s own copy

One of the builder’s collection pages for Tuckers Cove lists, in the same paragraph as Tuckers Cove features, a set of amenities that belong to Babcock Ranch as a whole rather than to this neighborhood, including a children’s arcade and mini golf. Those are town amenities. If you are comparing neighborhoods inside Babcock Ranch, be careful with any list that mixes the two, because a town amenity is available to a buyer in every neighborhood and therefore differentiates none of them.

The builder’s own caveat, which belongs on any page that lists an amenity

Lennar’s legal terms state: “Existing and proposed amenities for the communities are subject to changes, substitutions, and/or deletion without notice. Lennar makes no representation or guarantees that the communities or any amenities will be built out as currently planned.” The recorded Town Center Declaration says the same thing in stronger terms, as quoted in the fee section above. Take both seriously when you are deciding how much of the purchase price you are paying for a facility that does not exist yet.

What we would do if we were buying here this month

Go to the 19 September showcase, walk the facility, photograph what is finished, and ask the sales office three questions in writing: what date the Town Center fee billing period begins, what the current Town Center Expenses Fee is, and which facilities in the published list are contractually committed rather than proposed. Then read the answers against sections 1.26, 3.1 and 5.2 of the recorded declaration. That is a two hour job and it is worth more than any amount of reading about the lazy river.

Who Builds Tuckers Cove, and Who Owns the Land Underneath It

Lennar Homes, LLC builds and sells every home in Tuckers Cove, is the declarant under the recorded Master Declaration, and controls both homeowner associations. Calling this a Lennar community is correct. But Lennar does not own most of the empty lots: 654 of the 1,219 parcels, 53.7 percent, and not one of them carrying a house, are titled to three entities, two of which are not Lennar. That structure is public, it is recorded, and it is not described anywhere else.

Who holds what, on the county roll

The single most important qualifier is that every one of those 654 parcels is coded vacant residential. None of the three entities owns a finished house. A buyer is never buying a home from a land company: you buy from Lennar Homes, LLC.

Separately, a fourth entity, Millrose Properties Florida, LLC without the numeral, owns Tract F1-1, 256.34 acres, the undeveloped tract inside Tuckers Cove’s own legal description from which the later phases are being carved. Both the Phase 2 and Phase 4 plats are recorded as replats of a portion of that tract.

What Millrose Properties actually is

Millrose Properties, Inc. trades on the New York Stock Exchange under the ticker MRP. Lennar completed a taxable spin-off of Millrose on 7 February 2025, distributing roughly 80 percent of its stock to Lennar shareholders on a record date of 21 January 2025, at one Millrose share for every two Lennar shares, and contributing $5.5 billion in land assets and $1.0 billion of cash. Millrose intends to be treated as a real estate investment trust and is externally managed. Its stated business model, from the filing itself, is to purchase and develop residential land and sell finished homesites back to Lennar and potentially other homebuilders through option contracts with predetermined costs and takedown schedules, so that a builder can buy finished homesites just in time for construction.

Lennar’s exit is complete. Lennar launched an exchange offer on 10 October 2025 for the roughly 20 percent stake it had retained, the offer expired on 21 November 2025 oversubscribed, and Millrose confirmed completion on 1 December 2025. Lennar owns no Millrose stock. Millrose describes Lennar as its founding and cornerstone partner and its largest customer. A source telling you that Millrose is a Lennar company, or Lennar’s land bank, is describing a relationship that ended in 2025.

The land bank is a named party in your covenants

This is where the corporate story becomes a neighborhood fact. The recorded Master Declaration was made by Lennar Homes, LLC as declarant and joined by LNR3 AIV LLC, a Delaware limited liability company that the document itself defines by a shorthand term, for the sole purpose of submitting property it owns to the declaration. The Town Center Declaration defines the same entity as the Land Bank.

The Master Declaration gives that entity a co-equal seat rather than a passive one. It is a voting member for each lot it owns. The declarant cannot assign its membership and voting rights to a successor developer without the land bank’s prior written consent. And elsewhere in the documents, a unilateral Town Center easement grant is “void and of no force or effect” without that consent while the land bank owns any of the land. A January 2025 amendment rewrote the definition of Builder to name the two Millrose Florida entities, and contemplated an option agreement under which the land bank could itself become successor declarant. The option agreement is not in the public record we searched, and we are not going to describe terms we have not read.

What we can prove about the land bank entity, and what we cannot

LNR3 AIV LLC is a Delaware limited liability company registered in Florida on 16 February 2023, active, with a New York principal address and an Arizona mailing address, and it belongs to a family of similarly named entities sharing an authorized signatory, a registered agent and a naming convention. Its recorded role in this neighborhood is fully proven from first-party instruments. Its corporate parentage is not: a full-text search of federal securities filings for its exact name returns nothing, and no public filing states its relationship to any other company. We are publishing the role and stopping there. If you want it confirmed, Lennar Southwest Florida is on 1-888-214-1509.

Why this matters to a buyer, in one paragraph

It changes nothing about who builds your home, who warrants it, or who you sign with, and it is not a risk factor in itself. What it does mean is that the pace at which new sections open at Tuckers Cove is set by a takedown schedule between two separate public companies rather than by one builder’s own balance sheet, and that the 256 acre tract holding the neighborhood’s future is owned by a company whose business is selling finished lots. Anyone forecasting a build-out year for you from a simple absorption rate is ignoring that.

The other corporate owner worth one line

Nine of the 393 built homes here, 2.3 percent, are held by a single institutional owner: four detached homes, three attached homes and two lots still vacant, all built in 2024, spread across Bluewater Road, Jadestone Drive, Anchorage Road and Bellamy Place. It is a real and checkable fact and worth knowing. It is nowhere near grounds for calling Tuckers Cove a rental community and we are not implying that.

Who owns the infrastructure inside the gate

The master association owns nine parcels totalling 49.78 acres, all in Phase 1, including the 29.70 acre entry tract at 44311 Florentine Way. Lennar Homes, LLC still holds 27 drainage tracts. The special district itself directly owns three tracts totalling 30.69 acres inside this neighborhood. The water and sewer utility holds six small parcels including a lift station. And an entity managed by Lennar Homes, LLC still owns the 18.61 acre Town Center tract at 44045 Bellamy Place, which as of the 1 January 2026 assessment date carried one small building and a large asphalt apron on the roll and had not been conveyed to any association.

The Homes: Six Collections and 26 Floor Plans

Tuckers Cove is not one product, it is six, and that single fact explains this neighborhood’s price statistics better than anything else. The collections run from an attached townhome advertised from $237,999 to an estate home of nearly 4,000 square feet, on the same streets, under one association, sharing one amenity complex. Two of the six collections are attached product, which is what the county roll counts as its 133 single family or cluster home parcels.

The six collections

A caution about “from” pricing here

Treat every “from” figure as marketing rather than as a price you can transact at, and the builder’s own site is the reason. The Estate Homes starting figure appears in three different places on that site as three different numbers, and the community header’s range top matches no actual inventory home currently offered. None of those three figures is wrong exactly; they are measuring different things, none of them labelled. Ask for the plan base price, the options schedule and the homesite premium as three separate numbers and do the addition yourself.

Every plan currently offered, all 26

How to read that table honestly

Four notes, and each is a limit on the data rather than a feature of it. Garage counts run one car in the Townhomes, two in the Villas, Patio and Executive collections, and three in the Manor and Estate collections, except that the Washingtonia plan page carries no garage tile at all, so we do not publish a count for it even though its description mentions an additional garage. A blank in the half-bath column means the plan page showed no half-bath tile, not that a half bath was affirmatively ruled out. None of the 26 plan pages uses the words attached or detached in its specification block, so our attachment column comes from the plan descriptions rather than from a spec field. And seven plans that carry a price also carry a future-release or coming-soon banner, while six show no price at all.

What the roll says the built homes actually are

Against those 26 advertised plans, the county roll’s 393 buildings run from 1,384 to 4,007 square feet of living area with a median of 2,198. The advertised plan range is 1,417 to 3,945. The roll’s range being slightly wider at both ends is what you expect once options, lanai enclosures and measurement conventions come into it. The median of 2,198 is worth holding onto: it is exactly the size of one of the Executive plans, which is consistent with that collection being the largest single band in the district’s own on-roll schedule.

Eight models are open

The builder shows eight professionally designed models available for daily viewing, and the Welcome Home Center is at 15330 Jadestone Drive, Punta Gorda, FL 33982, open Monday to Saturday 9am to 6pm and Sunday 10am to 6pm, on 1-888-214-1509. That address is also the location of the 19 September amenity showcase.

Where each collection is being built

The estate product is concentrated on Lagoon Lane and the attached villas on Ballast Way and White Pearl Road, which means the neighborhood’s price range is not scattered at random across the map. It also means the flood-zone table above is not independent of the product question: Ballast Way is effectively all Zone AE, and so is most of Lagoon Lane. If you are buying at either end of the price range here, check the zone before you fall in love with the plan.

What Lennar Includes as Standard at Tuckers Cove, and What It Does Not

Everything’s Included is the builder’s package name and it applies here, confirmed both by the builder’s own site metadata and by a quoted statement from its Southwest Florida sales director in the local trade press describing upgraded finishes, stainless steel appliances and outdoor living spaces at no extra cost. What follows is only what we could read verbatim on a plan page, because on those pages only the first three bullets of each category render and six to ten more sit behind a control.

What the plan pages actually list

The finding worth carrying: these homes are gas equipped

In a town marketed worldwide as America’s first solar-powered town, the homes in its largest neighborhood are sold with gas cooking as a standard included feature. All six collections specify a gas appliance: a stainless steel gas range with hood vent in the Executive, Manor, Villas and Townhomes collections, a stainless steel freestanding gas range in Patio Homes, and a gas cooktop with a separate built-in wall oven in Estate Homes. That is a first-party, fully sourced, genuinely counterintuitive detail about this neighborhood, and it is not a criticism of either the town or the builder.

What we could not establish about the gas, and will not guess

We could not establish whether the gas is piped natural gas or bottled propane, because no builder page for Tuckers Cove names a fuel type or a supplier. We could not establish whether water heating, clothes drying or any pool heater is gas or electric here, because only the cooking appliance is named in the visible bullets. And we could not establish whether every home already built carries gas, as opposed to homes now being sold, because the included package changes over time. Two phone calls close all three: Lennar Southwest Florida on 1-888-214-1509, and the gas utility’s own service availability check.

The collections do not all get the same kitchen

Estate Homes are specified differently from the rest: a gas cooktop plus a stainless steel built-in wall oven and microwave, rather than a range. Patio Homes get a freestanding gas range. Executive, Manor, Villas and Townhomes all get the range with hood vent. If a model home’s kitchen is part of why you are buying, confirm which collection that model belongs to before you assume it carries into your plan.

The builder’s own limit on the package

Lennar’s legal terms state that the retail values on its Everything’s Included feature sheets are estimates of what the items would cost if purchased individually, that a purchaser should not rely on those estimates, that specific features may vary from home to home and community to community, and that the builder reserves the right to substitute equipment, materials, appliances and brand names with items of equal or higher value in its sole opinion. Read that alongside anything a model home shows you.

The question to ask in the design centre

Ask which of the finishes you are standing in are standard on the plan you are buying and which are selections, and ask for the answer as a marked-up feature sheet rather than a conversation. On a page like this we can tell you what the builder publishes; only the sales office can tell you what is in your specific contract.

What Lennar Is Selling Right Now, and What It Publishes About It

As of 7 September 2026 the builder shows 49 homes available at Tuckers Cove, and only 23 of them carry an exact dollar figure. Ten are move-in ready, eight are under construction and 31 are coming soon. Every move-in-ready and under-construction home publishes an exact price; every coming-soon home publishes a price band instead, which means an average across all 49 would be arithmetic on two different kinds of number.

The 49, by collection and by status

The Townhomes row is the one to notice if you are shopping the bottom of this market: one available townhome out of 49 homes.

The 23 homes with an exact published price

The pair of Goodalls is the most instructive row on the page

Two Goodall plans, both 2,198 square feet, both three bedrooms and three baths, both move-in ready, both on Bluewater Road, four house numbers apart: one at $383,946 and one at $481,204. That is a $97,258 spread on the same plan on the same street in the same status. The difference is options, structural choices and homesite premium, none of which the inventory card publishes. It is the clearest possible demonstration of why a plan’s base price tells you very little about what a finished example costs, and why comparing a builder home to a resale on price per square foot alone is a mistake.

What the inventory cards do not publish

Lot size, homesite premium, elevation, garage count, estimated completion date, and the per-home association and district figures appear on none of the 49 cards. Four homes publish no street address at all and one publishes a street name with no house number. One record on the builder’s live site prints an address that is visibly corrupted data, and we excluded it rather than reproducing it.

Where the builder is actively selling today

Cross-cutting the 49 against the street list, the active sales frontier is Bluewater Road and Lagoon Lane, with additional inventory on Ballast Way, Jadestone Drive, White Pearl Road, Waveson Way and Woodchest Court. Anchorage Road, Turtleback Road and Marina Lane carry no current builder inventory, which is consistent with those streets being built out.

This section has a shelf life and we are saying so

Builder inventory and pricing change weekly. Everything in this section was read on 7 September 2026 and it will be stale before it is old. Use it as a snapshot of how this builder prices and what it discloses, not as today’s availability, and check the current position with the sales office on 1-888-214-1509 or with us.

The Recorded Covenants That Govern Your Tuckers Cove Lot

Your lot is governed by a 97 page Master Declaration of Covenants, Conditions and Restrictions for Tucker’s Cove, recorded as instrument 3380379 on 13 March 2024 at 11:00 in the morning, made by Lennar Homes, LLC as declarant and joined by the land bank entity. It has been amended twice, in December 2024 and January 2025. This section quotes the parts that change what you can actually do with your home.

The instruments, in one table

Charlotte County assigns no official records book and page to instruments recorded from 2024 onward, only an instrument number. Do not expect a book and page citation on any of these, and be suspicious of a source that invents one.

Signs, and why a seller should read section 5.7 before listing

Section 5.7, at pages 15 to 16, provides that no sign, banner, advertisement or poster, “including ‘open house,’ ‘for sale,’ or ‘for rent’ signs,” may be displayed on any part of the properties “without prior approval of the ARC, which approval may be withheld for any reason,” and that this includes signs inside a home’s windows or the windows of a vehicle. The section then states that it “shall not apply to signs used by Declarant or its agents to market Living Units owned by Declarant.”

Read that twice if you own here. The builder may sign its own inventory freely, while a resale seller needs discretionary architectural approval that may be withheld for any reason. In a neighborhood where the builder closed 235 homes in the last twelve months and still holds 676 homesites, that asymmetry is a material fact rather than a technicality, and it is one of the reasons a Tuckers Cove listing strategy cannot be the standard one.

Architectural control is one appointee acting alone

Section 6 creates an Architectural Review Committee of not fewer than three individuals who need not be members. But before turnover, section 6.2 gives the declarant “the sole right to appoint one individual … who shall have the full and unilateral power to act on behalf of the ARC body and no meeting or notice to Members of any meeting is required.” Section 6.3 lets the declarant write the community development standards and design guidelines. So architectural approval at Tuckers Cove today is a single builder appointee acting alone, with no meeting and no notice to owners. We could not source the current architectural review fee; no public record carries it.

Pets: three, with a breed provision

Section 5.15(A) provides that no more than three commonly accepted household pets such as dogs and cats may be kept in a home or on a lot, “except that pets that are of a known breed to be vicious as determined by the local municipality are not permitted.” A neighborhood declaration may be stricter but “in no event shall any such Neighborhood Declaration be more permissive.” Subsection (B) prohibits swine, goats, horses, pigs, cattle, sheep, chickens “and the like,” plus any animal the board deems obnoxious in its sole discretion.

Vehicles, parking and temporary structures

Section 5.16 provides that no commercial truck or commercial vehicle, boat, trailer, semi-trailer, recreation vehicle, motorcycle, house trailer, mobile home, motor home, bus or tractor may be parked, stored or kept on the properties, with temporarily present service vehicles excepted. Section 5.6 provides that trucks, trailers, motor homes, recreational vehicles, tents and shacks may never be used on a lot as a residence, temporary or permanent. Section 5.12 requires driveways and parking areas to be paver blocks or another hard surface approved by the declarant, maintained and repaired by the owner.

If you own a boat, a camper or a work truck, read section 5.16 in full before you buy here rather than after.

Fines, liens and enforcement

Section 10.3(B), at page 37, provides that a fine “shall not exceed One Thousand Dollars ($1,000.00) per violation, per day,” that a fine may be levied for each day of a continuing violation on a single notice and opportunity for hearing, that a fine for a continuing violation may not exceed $10,000.00, and that a fine of $1,000.00 or more “may become a lien” against the lot or home. Subsection (C) provides that the notice-and-hearing requirement does not apply to suspensions or fines for failing to pay assessments.

Litigation requires a member vote, after turnover

Section 3.7 requires a two-thirds member vote after turnover before the board may spend association funds on litigation, with carve-outs for collecting assessments, enforcing the governing documents, emergencies and compulsory counterclaims. That is a real owner protection and it is worth knowing it exists, and worth knowing it only bites after control passes from the builder.

Who controls the association, and when that ends

Class B membership is held by the declarant and the land bank together, who may appoint a majority of the board and hold votes equal to all other members combined plus one hundred. Class B control terminates on the earlier of three months after 90 percent of the maximum number of residential dwelling units have been constructed and conveyed to Class A members, or when the declarant so declares in a recorded instrument, which it may do only with the land bank’s prior written consent for as long as the land bank owns any of the land.

Read that against a stated development objective of approximately 2,120 dwelling units and 393 buildings standing today, and the 90 percent trigger is a very long way off. A buyer here should assume builder control of the association for the foreseeable future and plan accordingly rather than expecting turnover on a timetable.

The declarant can amend the covenants unilaterally

The recorded amendments reserve to the declarant the unilateral right to “modify, enlarge, amend, waive, or add to the covenants, conditions, restrictions and other provisions of the Declaration or any of its recorded exhibits until such time as Declarant no longer holds any property for sale in the ordinary course of business within the Community.” That is not unusual in a builder-controlled community, and the August 2026 food and beverage minimum is a live demonstration of what a comparable unilateral right in the Town Center Declaration actually does.

The occupancy limit, and why we are not quoting it

The Master Declaration contains an occupancy limit expressed per bedroom. Our reading of that clause came from an imperfect scan and we are not going to publish a quoted occupancy rule from text we cannot vouch for character by character. Read section 5 of instrument 3380379 yourself, free, at the Clerk’s official records search, or ask the association’s management for the current rule in writing.

One thing that is already happening: the association is enforcing

The master association recorded claims of lien against individual homes on two dates in 2026 and satisfactions of lien on another, and several of the 2026 filings name a management company alongside the association. We are not publishing any homeowner’s name and we would not lead with this: five liens against roughly 390 built homes over about six months is unremarkable. But a page telling you this association is dormant would be wrong, and if you are buying, the estoppel is where this shows up.

Leasing and Rentals: What the Recorded Documents Actually Say

Whether you can rent out a home at Babcock Ranch is one of the most asked and least answered questions about this town, and for Tuckers Cove the recorded Master Declaration answers it directly. The minimum lease period is thirty consecutive days, the lease must be in writing, a fully executed copy must reach the association at least fifteen days before the term begins, subleasing is prohibited outright, and occupancy during a lease is limited to the lessee and the lessee’s family.

The operative language, quoted

Section 5.4, at page 14 of 97, reads: “5.4 Leasing. The minimum allowable lease period shall be thirty (30) consecutive days. All Leases are subject to the following restrictions and conditions:”

Subsections (A) through (D), at page 15, read:

• “(A) The Lease must be written, and a fully executed copy must be provided to the Master Association not less than fifteen (15) days before the beginning of the Lease term, together with such other information about the tenants as the Board may reasonably require and permissible under applicable law.”

• “(B) No Lease may be for a period of less than thirty (30) consecutive days or one (1) month, whichever is less.”

• “(C) No subleasing or assignment of lease rights is allowed.”

• “(D) No one but the lessee and the lessee’s family may occupy the Living Unit during a Lease.”

The short-term rental question, answered from the document

Section 5.2, at page 14, forecloses the obvious workaround: the provision “is not intended to allow any Owner to use his Living Unit as short-term transient accommodations for several individuals or families,” and the owner “must register all Guests with the Master Association in advance,” and “is responsible for the conduct of his Guests.” For the 142 townhome lots there is a second layer: the townhome declaration, instrument 3463927, names booking platforms explicitly at its section 13.2 and forbids web-based short-term rental including advertising a unit on such a platform.

So the answer to whether you can list a Tuckers Cove home for nightly rental is no, and the answer is in two separate recorded instruments rather than in a rumour.

What else section 5.4 does

Every provision of the governing documents binds a tenant exactly as it binds an owner, a covenant to that effect is “deemed to be included in every Lease, whether oral or written,” and an “Owner’s failure to evict the lessee in accordance with the Lease shall be deemed a default of the Owner.” The section also carries an all-capitals disclaimer that “THE DECLARANT MAKES NO REPRESENTATIONS OR WARRANTIES REGARDING THE FINANCIAL FEASIBILITY OF RENTING LIVING UNITS OR THE INCOME TO BE DERIVED THEREFROM.”

What the document is silent on, and the silence is the finding

Searching the instrument text, there is no cap on the number or percentage of homes that may be leased, no association tenant-approval or screening right, no application fee, and no waiting period after purchase before an owner may lease. Those four absences matter as much as the thirty-day rule. Many Southwest Florida communities carry at least one of them, and several carry all four. If you are buying here with any intention of leasing, that silence is favourable to you and it is checkable.

The anti-flip provision most people miss

The Charter supplement, instrument 3193526, adds a rule at Exhibit B section 5(a) that is easy to miss and can matter: if a tenant leaves early, the owner may not re-let the home before the original lease term would have expired without board approval. Plan a lease term you can live with.

A savings clause we will quote but not interpret

Section 5.4 closes with a clause providing that to the extent any part of it is a legal restriction on conveyance under a specific federal housing regulation, that part is ineffective without invalidating the rest. We are quoting its existence because it is there and it is relevant to a lender question. We are not lawyers and we are not going to tell you what it means for your transaction. A Florida real estate attorney reading the actual instrument will answer that in ten minutes.

The honest limit of this section

This is a legal document and what we have done is report what it says with section numbers so you can check it. It is not legal advice, ambiguous language stays ambiguous rather than being smoothed over, and your circumstances may raise questions the document does not answer. The instrument is free and public at the Charlotte County Clerk under number 3380379, and the Clerk’s office is on (941) 505-4716.

Five Separate Bodies Have a Claim on Your Tuckers Cove Home

A buyer here is not joining one association, and this is the structural fact that most surprises people at closing. Depending on which product you buy, five separate bodies have a financial or governance claim on the same house: a neighborhood sub-association, the Tuckers Cove master association, the town-wide residential association, the Town Center owner, and a special district of government.

The five, named

The delegate district and service area, which nobody publishes

The recorded charter supplement, instrument 3193526, assigns this neighborhood to Delegate District No. 24 for representative voting under the town charter, and to Service Area No. 13. Those two numbers are how your household is represented at the town level and how town-wide service costs are allocated to you, and they are specific to Tuckers Cove. The land covered runs across Sections 9, 10, 15, 16, 17, 20 and 21 of Township 42 South, Range 26 East.

The supplement also carries a backstop most buyers never see. Under Exhibit B section 3, if the parcel developer fails to establish the neighborhood association, or the association fails to perform, the town-wide residential association may step in, do the work itself, and assess the cost equally to every home in Tuckers Cove as a service area assessment, after fourteen days’ written notice and a fourteen day cure period.

One first-party detail from the supplement, for the record

The founder’s own paperwork calls this project by an internal name in the recorded title and in the drafting law firm’s file reference. It is a genuine, checkable detail about how this neighborhood was planned, it appears in no marketing anywhere, and it is the sort of thing that tells you a page was written from the instrument rather than from a brochure.

The Phase 2 association, and why we will not name it

The county roll shows a second association owning Phase 2 common area, seven tracts totalling 23.28 acres, mailing to the builder’s Fort Myers division office. We searched the Florida Division of Corporations by entity name and the alphabetical result list runs straight past where such a name would sit, with no entity in between. We therefore could not find a matching Florida corporation for the Phase 2 association under any name beginning with this neighborhood’s name, and we are not going to publish a registered name, document number, filing date, agent or officer for it.

What is publishable, and it is genuinely useful, is this: the roll shows Tuckers Cove common area held by two different association owners, one for the original plat and one for Phase 2. If you are buying in Phase 2, ask the sales office in writing which association you will belong to and whether you pay one assessment or two. That question has a specific answer and you are entitled to it before you sign. The Charlotte County Property Appraiser is on (941) 743-1201 and the Clerk’s records are free.

Who runs the master association today

All three officers of the master association are listed at the builder’s Southwest Florida division office at 10481 Six Mile Cypress Parkway, Fort Myers, FL 33966, and the registered agent is a law firm at 1833 Hendry Street, Fort Myers. The association is developer-controlled and turnover to residents has not happened. That is entirely normal for a community 42 percent sold, and it is a fair thing for a buyer to know rather than discover.

What it adds up to

Add the published charges and, on the most common product band, roughly $5,736 a year is billed to a Tuckers Cove owner outside the county tax bill by four different bodies, plus one further mandatory charge with no published amount, plus another $2,132 a year for a townhome owner. The single most useful thing you can do before buying here is ask for every one of those five bills, in writing, and add them up yourself.

Plats, Phases, Streets, and How Big Tuckers Cove Will Eventually Be

Three plats are recorded for Tuckers Cove and they are numbered one, two and four. There is no Phase 3 plat in the Charlotte County Clerk’s index under any name containing this neighborhood’s name, searched across the full record period. The recorded plats put 1,163 residential homesites on the ground today, while two independent government sources put the eventual size at roughly 2,100 to 2,270 homes.

The three recorded plats

The Phase 1 plat covers Sections 9, 10, 15, 16, 17, 20 and 21 of Township 42 South, Range 26 East. Phase 2 covers Sections 15 and 16, and Phase 4 covers Sections 9, 10, 15 and 16. Both later plats are recorded as replats of a portion of the same tract of the original plat, and its lot numbers on the roll run from 6306 to 6962 in Phase 1 and 7704 to 8208 in Phase 2.

There is no Phase 3, and we are not going to invent a reason

We searched the Clerk’s name index for business names beginning with this neighborhood’s name and for names containing it, across 2000 to 2026. The complete plat set returned is Phases 1, 2 and 4. There are at least three readings available, that Phase 3 is platted but not recorded, that it was renumbered or absorbed, or that it is recorded under a name that does not contain the neighborhood’s name, and we cannot choose between them from the record. Stating the record plainly is enough, and nobody else has looked.

The 45 sheet plat that has not reached the tax roll

Phase 4 was recorded on 29 April 2026 with a Clerk’s certificate signed the day before, complying with Chapter 177 Part 1 of the Florida Statutes, at a recording fee of $690.00. Its lots do not yet appear as parcels on the county roll, so we cannot tell you how many homesites it contains, and neither can anyone else who has not read all 45 sheets. It is free at the Clerk under instrument 3638990. When those lots reach the roll, the 1,163 figure on this page will change, and we will update it rather than leaving a stale number.

The 256 acre tract the future comes out of

On the county roll, the tract from which both later plats were replatted is a 256.34 acre parcel coded as unclassified acreage, owned by a Millrose entity, addressed on Lagoon Lane, with a 2026 preliminary just value of $3,922,002. So the recorded plat record, the county roll and the corporate record all agree on the same picture: Tuckers Cove’s future phases come out of a single 256 acre tract owned by a land-banking company, and the builder takes it down a phase at a time.

How big will it eventually be? Two governments, one range

The recorded Master Declaration states, at Article 2 page 6: “The primary development objective is the construction and development of approximately 2,120 single family and multiple family dwelling units with various common facilities and other improvements. However, the exact number of dwelling units contained within Tucker’s Cove is subject to change.”

Read that correctly. It is a stated development objective and the covenant itself says the number may change. It is not a limit and nobody should describe it as one.

Independently, the special district’s fiscal 2026 adopted budget projects 1,162 platted Tuckers Cove units plus 1,104 further units at its future-development rate, which totals 2,266. So a covenant recorded in March 2024 and a government budget adopted in 2025 put this neighborhood at roughly 2,100 to 2,270 homes against 1,163 platted today. Publish the range and both sources rather than a single number, and treat “2,200 front doors” repeated in a community group as a decent guess rather than a fact.

The unit count check, which is a quality signal in itself

The district’s own projected counts and the county’s parcel roll agree to within one lot. The district shows 657 Tuckers Cove units on-roll for fiscal 2026 against 658 Phase 1 residential homesites on the county roll, and 505 off-roll platted units against exactly 505 Phase 2 residential homesites. Total: 1,162 against 1,163. Two independent government sources, a tax roll extracted on 7 September 2026 and a special district budget adopted the year before, agree on the size of this neighborhood to within a single lot and agree exactly on Phase 2. That is a much tighter fit than we found on the neighboring community we published last, where the gap ran to twenty lots.

The streets, and where each one sits

The neighborhood’s residential homesites sit on 21 named streets. The largest are White Pearl Road with 242 homesites, Jadestone Drive with 187, Anchorage Road with 153, Bluewater Road with 137, Ballast Way with 84, Lagoon Lane with 77, Turtleback Road with 48 and Marina Lane with 42. The full street list with flood exposure is in the flood section above, and it is the version we would actually use when choosing a street.

Three things about street choice here are checkable and worth acting on. Jadestone Drive, Bluewater Road and Turtleback Road are effectively all Zone X. Ballast Way, Marina Lane, Galley Lane, Woodchest Court and Seashell Lane are effectively all Zone AE. And Anchorage Road, Turtleback Road and Marina Lane carry no current builder inventory, which means buying there means buying a resale on a street that is already built rather than one you cannot yet walk.

Central water and sewer, on the plat

Both the Phase 1 and Phase 2 plat title sheets carry the Charlotte County Health Department’s certificate reading “CENTRAL WATER AND CENTRAL SEWAGE PROVIDED.” Tuckers Cove is on central water and central sewer, not wells or septic, and the certificate is on the recorded plat rather than in a brochure. Six small utility parcels including a lift station sit inside the neighborhood on the county roll.

The mail kiosk, which is a genuinely charming county record

On the county roll, the Town Center tract carries one building the Property Appraiser labels a “Tiki Mail Kiosk,” 2,244 square feet of total area, zero square feet air conditioned, built 2024, together with 6,204 square feet of asphalt paving. A purpose-built unconditioned mail structure of that size with a parking apron of that size is the signature of centralised cluster-box mail delivery rather than door-to-door. We are not going to state as fact that there is no door-to-door delivery, because the county record shows a building and not a postal service decision. Confirm with the United States Postal Service on 1-800-275-8777.

Schools, Drive Times and Daily Logistics from a Tuckers Cove Address

Tuckers Cove sits in the Charlotte County school district and inside Babcock Ranch, which has one school of its own. Its drive-time geography is genuinely counterintuitive: downtown Fort Myers is 17.9 miles away and downtown Punta Gorda, in the same county, is 35.1 miles, so the town’s practical orbit runs south rather than northwest. Everything in this section is measured or sourced, and the method is stated so you can judge it.

The school in town, from the state’s own list

There is exactly one Babcock entry in the state’s list for Charlotte County. Public-facing material sometimes presents a neighborhood school and a high school as two separate schools; the state lists one, number 0503, categorised as a Combination School, and any grade, enrolment or performance figure attaches to that single number. Do not accept separately reported grades for a “Babcock Neighborhood School” and a “Babcock High School,” because there is only one school there to grade.

Whether a Tuckers Cove child gets a seat, and the honest answer

We are not going to tell you that living in Tuckers Cove entitles your child to a place at Babcock Neighborhood School. It is a charter school with a stated preference for Charlotte County and Babcock Ranch residents, and preference is not entitlement. We did not source the enrolment mechanics, the lottery, the waiting lists or the transfer process, and we are not going to describe a process we have not read. The school’s own admissions page describes a lottery with several separate waiting lists, and the school is on (239) 567-3043.

The zoned alternative schools, and their distance

The zoned Charlotte County public schools for this part of the county are in the Punta Gorda area: an elementary, a middle and a high school, at roughly 39.3, 35.3 and 32.7 road miles respectively. Those distances are computed rather than estimated, and they are one of the practical realities of buying at Babcock Ranch that marketing tends not to mention.

We could not run the district’s own boundary locator for a specific Tuckers Cove address, because it is an interactive tool, so we are not publishing a definitive attendance-zone assignment for any specific street here. Charlotte County Public Schools will confirm it on (941) 255-0808 option 3, and the district’s own page warns that the locator is a guide and that you should call the school to confirm.

Drive distances, with the method and its limits stated

The table below was computed on the public road network from 15330 Jadestone Drive on 7 September 2026. These are free-flow model times, not measured drive times: they carry no traffic, no construction and no signal timing. Check live traffic before you rely on any of them.

The counterintuitive fact worth planning around

Fort Myers is closer to Tuckers Cove than Punta Gorda is, by road and by clock, and by roughly a factor of two. A straight-line check confirms it is real geography rather than a routing artefact: Punta Gorda is about 21.7 miles away in a straight line and Fort Myers about 14.5. The road network runs south to State Road 78 and Interstate 75 rather than northwest. If you work, shop or see doctors in Fort Myers, this address is better placed than its Punta Gorda mailing city suggests. If your life is in Punta Gorda, budget the extra twenty minutes each way.

Getting in and out

The entrance to Tuckers Cove is on Florentine Way, which connects to Babcock Trail, then Bluebird Trail, then Cypress Parkway, the town’s main east to west spine, and out to State Road 31. From State Road 31 the drive in is about 4.7 miles and 13 minutes from the Cypress Parkway junction. From Interstate 75 the preferred approach is Exit 143, east on State Road 78 to State Road 31, then north to Cypress Parkway.

We know the entrance is on Florentine Way from two independent directions: the master association’s largest holding is a 29.70 acre tract addressed 44311 Florentine Way carrying the county-assessed signature of a gated entry feature, wrought-iron fence, a stuccoed block wall, concrete pavers, commercial irrigation and nine wall-mounted lights, and a recorded Notice of Commencement from July 2024 carries the same address as its legal description. Every route computed out of the neighborhood also leaves by that sequence.

Gated, and what we will not claim about it

Two first-party sources describe Tuckers Cove as gated: the builder lists “gated” and “security” among its own amenity tags, and the local trade press describes it as a gated neighborhood. The county record is consistent with it. Nothing anywhere states that the gate is staffed, and the builder’s separate security tag is not defined, so we are not describing a manned gatehouse.

Groceries, healthcare and the things a town this size does not have yet

The nearest full grocery is the Publix at Babcock Ranch, 4.2 miles and about 14 minutes away, in town. A second Publix at a new marketplace is coming to the town and we are not going to give it an opening date, because nobody has published one we can verify.

On healthcare, we are being deliberately careful. Babcock Ranch does not have a hospital. The nearest hospitals are a 40 to 60 minute drive, in Fort Myers and in the Port Charlotte area, and hospitals in this market have opened and closed since 2022, so we are not naming which is nearest and open. Verify with the hospital directly before you rely on it. We also could not source the existence or status of any freestanding emergency department or urgent care inside Babcock Ranch, and we are not going to imply one exists.

Utilities

Electricity is from Florida Power and Light. Water and sewer are central, provided by the town’s utility, whose lift station and small utility parcels sit inside this neighborhood on the county roll. Internet is Quantum Fiber, and the cost of it is inside the town-wide master assessment rather than billed separately. Solid waste collection is run by Babcock Ranch Waste Services, a division of the special district itself, and it is billed as a non-ad-valorem assessment on the tax bill rather than by a private hauler.

Gas is the open item. The homes are sold with gas cooking as standard, but no builder page for Tuckers Cove names a fuel type or a supplier, so we cannot tell you whether that is piped natural gas or bottled propane. Ask the sales office, and check availability with the gas utility, before you assume either.

What We Would Tell You Not to Like About Tuckers Cove

A page that only lists the good parts is an advertisement, and you can tell the difference. Here is the honest list, every item sourced from something on this page rather than from opinion, and none of it is a reason not to buy here if the house and the price are right.

The amenity you are partly paying for does not exist yet

The signature feature of this neighborhood, the water park, is not open. Basketball courts opened in April 2026 and a tennis and sport court complex is photographed, and everything else is described or rendered. Four of the builder’s own amenity images are marked as renderings in their filenames and two of the three lifestyle photographs are of a different community. If a lazy river is why you are buying, wait until you have walked it.

Two mandatory charges have no published amount

The Town Center Expenses Fee is mandatory, uncapped and carries lien rights against your home, and no public source states what it is. The builder’s own association fee figures carry no billing period at all, which means the single most consequential word in that line is missing. Neither of those is a small gap in a cost stack that already runs past $14,000 a year on a $380,000 home.

The resale record is not encouraging so far

Fourteen homes have resold here and six lost money, with a median gain of $550 and a mean loss of $8,814. The builder-price caveat above is real and it explains part of it. It does not explain all of it, and a buyer expecting near-term appreciation should read that table before, not after.

You are competing with the builder for a very long time

676 of 1,163 platted homesites remain, and the recorded development objective is roughly double the platted count. The builder runs a sales centre inside the gate, may sign its own inventory freely, and needs discretionary approval from a committee it controls before you may put a for sale sign in your own window. If you may need to sell within a few years, understand that structure going in.

The association is builder-controlled, and will be for years

Class B control ends three months after 90 percent of the maximum number of units are built and conveyed, and the maximum is stated as roughly 2,120 while 393 buildings stand. Architectural approval today is one appointee acting alone with no meeting and no notice. There is nothing improper about any of that and it is normal for the stage this community is at, but it is not resident control and nobody should describe it as such.

Roughly half the neighborhood is in the special flood hazard area

426 homesites are entirely in Zone AE and 80 more are crossed by the line, which for a federally backed mortgage generally means required flood insurance for the life of the loan. Phase 2, which is where most of the remaining inventory is, is 84 percent Zone AE. That is a real and ongoing cost that a Phase 1 buyer largely avoids and a Phase 2 buyer largely does not.

The town’s best-known story is not this neighborhood’s story

Babcock Ranch’s Hurricane Ian performance is genuinely impressive and it is about buildings that existed in 2022. None of them are here. These houses were built in 2024 and 2025 and have not been through a major storm.

Two open questions we would want answered before we bought

Which association a Phase 2 buyer actually joins, and whether they pay one assessment or two, is not resolvable from the public record and should be answered in writing before contract. And whether the gas here is piped or bottled, and what else in the house runs on it, is unstated by the builder and worth a phone call.

And the things that genuinely are good, for balance

This is the town’s most liquid neighborhood by a wide margin, priced at the town median rather than above it, with a product range unusually wide for one gate, on central water and sewer, with 82 percent of the homes that actually exist sitting outside the special flood hazard area, in a town whose planning record is excellent. Detached prices here went up over the last two windows. Those are not small things and none of them is marketing.

How Tuckers Cove Compares to the Rest of Babcock Ranch and to Charlotte County

Comparisons only mean something on a stated yardstick, so here is one yardstick used consistently: qualified arm’s-length improved closings recorded in the twelve months to 31 August 2026, from the Charlotte County deed file, with the same transfer-code exclusions applied to every row. On that yardstick Tuckers Cove is the largest and busiest neighborhood in Babcock Ranch and sits essentially at the town’s median price.

The comparison, on one yardstick

What that positioning actually means

Tuckers Cove is the town’s mid-market volume engine. It prices at the town median, about 9 percent above the Charlotte County single family median, and about 12 percent above the rest of the county once Babcock Ranch is taken out of the county figure. That is a completely different character from a premium enclave, and it is the correct frame for anyone comparing this neighborhood against others in the town.

Why every county comparison here uses one stated denominator

Because a county benchmark is only meaningful if it is measuring the same kind of housing. Charlotte County’s overall market carries a large volume of attached and multi-family product at price points this neighborhood does not sell, and folding that into a county figure manufactures a premium that does not exist. Every county comparison on this page uses the single family and cluster home denominator, n=5,935, median $349,900, and we state that denominator every time we use it. Ask any source quoting you a county comparison which denominator it used, because the answer changes the number substantially.

Tuckers Cove against Verde, on the same yardstick

Verde at Babcock Ranch is the neighborhood we built immediately before this one, and it is the cleanest available contrast because we measured it exactly the same way on exactly the same day.

Same town, same special district, same town-wide master association, very different neighborhoods. Verde is a compact, higher-priced, single-product pocket entirely outside the special flood hazard area. Tuckers Cove is the town’s volume market, four times the size, priced at the town median, with six product collections and a flood answer that changes by street. Palmetto Landing is a third comparison point in the same town, built the same way. If you are choosing between Babcock Ranch neighborhoods, those are the axes that actually matter, and price alone will not show them to you.

The one comparison we cannot make

We do not have a like-for-like new-construction share, days on market, or list-to-sale ratio for Tuckers Cove, because the overwhelming majority of closings here never touched a listing service and county deed data does not carry those fields. Any source quoting you a Tuckers Cove days-on-market figure is quoting you a statistic computed over a small and unrepresentative slice of this market. We would rather tell you that than give you a number we cannot stand behind.

What we would compare if we were buying

Compare the four things that actually differ inside this town: the flood zone on the specific lot, the district assessment band on the specific product, whether the neighborhood’s amenity exists yet, and how many homesites the builder still has to sell before your eventual resale stops competing with new construction. Those four are all public, all checkable, and none of them appears on a brochure.

Thinking of Selling Your Tuckers Cove Home? List With the #1 Team in Southwest Florida Since 2012

If you are searching for the best Tuckers Cove listing agent, or thinking “I need to sell my house in Tuckers Cove,” start here. Selling a resale in this neighborhood is not a normal Southwest Florida listing, and the reason is structural rather than seasonal: 676 of the 1,163 platted homesites have never sold, the builder ran 235 closings here in the last twelve months, it operates a sales centre inside your gate seven days a week, and it may sign its own inventory freely while you need discretionary approval to put a sign in your own window.

The number that should govern every listing decision here

You are not competing with 676 homesites. You are competing with a pipeline roughly double the size of what exists, coming out of a 256 acre tract owned by a land-banking company on a takedown schedule with your builder. At the trailing-twelve-month pace, the platted remainder alone runs about 34 months. Every month before that, a buyer standing in your living room has a live alternative a few minutes’ walk away.

What the resale record says a seller should expect

Fourteen homes have resold here. Six lost money, seven gained, one was flat, the median gain was $550 and the mean was a loss of $8,814. Of the nine held ten months or longer, six lost money with a median outcome of a $19,000 loss. Those are not comfortable numbers and we would rather you hear them from us than from your buyer’s agent.

The caveat is real and it is the argument you actually have. In each of those pairs the first price is a builder contract price, loaded with design centre selections, structural options and a homesite premium. A resale price is a market price. Part of the gap is a new-construction premium unwinding rather than a falling market, and your listing strategy has to make that distinction visible rather than argue with the number.

Three consequences for pricing, and they are specific

• Your comparison set is builder inventory, not resales. Fourteen resales across a neighborhood of 1,163 homesites is not a comparable set, and an automated valuation model quoting you a Tuckers Cove number is extrapolating from a market it largely cannot see, because most closings here never touched a listing service.

• The builder’s list price is not what your buyer is comparing against. Two identical Goodall plans on the same street are currently listed at $383,946 and $481,204. Options, structural choices and homesite premium account for the $97,258 difference and none of it appears on the inventory card. Your job is to make the specific content of your home legible, because the builder’s card does not.

• Your advantages are the ones a builder cannot sell. A mature landscape, a screen enclosure, a finished lanai, window treatments, a specific street with no current builder inventory, and immediate possession with no construction timeline. Those arguments work here and they only work documented.

Your street is an asset or a liability, and it is public either way

If your home is on Jadestone Drive, Bluewater Road, Turtleback Road, Waveson Way, Bellamy Place, Careen Terrace, Caraton Terrace or Topmast Terrace, it is almost certainly entirely in Zone X, outside the special flood hazard area, and your buyer’s lender will not require flood insurance. That is a monthly-payment argument, it is checkable in ninety seconds, and most listings in this neighborhood do not make it. If you are on Ballast Way, Marina Lane, Galley Lane, Woodchest Court or Seashell Lane, your buyer is going to find out that the home is in Zone AE, and it is far better that they find out from your listing with the number attached than from an underwriter three weeks in.

The two disclosures a Tuckers Cove seller should get ahead of

The first is the amenity. It is not open. Your buyer will discover that on their first visit, and a listing that has already said so reads as candid rather than as caught out.

The second is newer. On 13 August 2026 a recorded amendment added a $750 a year food and beverage minimum, spend it or be billed for it, to the Town Center Declaration that runs with your deed, on top of the $850 base fee and an uncapped expenses fee. Your buyer will find it in the estoppel. We are not going to predict what it does to your price. We will say that a charge a buyer discovers late costs more than one they were told about early, and that being the source of that information is worth more than the awkward paragraph costs.

Should you list with the builder’s on-site agent?

No, and the reason is structural rather than adversarial. The on-site sales consultant works for Lennar. They represent the builder’s inventory, they are compensated on the builder’s inventory, and they have 676 homesites to sell before yours matters to them. They owe you no representation as a resale owner and are not permitted to. That is what the role is, not a criticism of anyone in it.

What we actually do differently when we list here

We start from your parcel rather than from a neighborhood average. That means pulling your specific district assessment band so a buyer gets a real carrying-cost figure rather than discovering it in due diligence. It means pulling your flood determination and putting it in the listing with the FIRM panel and the letter of map revision named. It means documenting exactly which finishes in your home were selections rather than standard, because in a six-collection neighborhood a generic description gets found out at inspection. And it means pricing against builder standing inventory, which is public and changes weekly.

Top 1% Real Estate Agents Nationally Since 2008 is not a line we put at the top of a page and forget. It is the reason we have the transaction volume to know what a builder concession is worth against a price reduction and what a buyer will and will not trade.

The timing question, answered honestly

The strongest structural argument for waiting is that the amenity opens and the builder eventually runs out of lots. The strongest argument against waiting is that the platted remainder alone is roughly 34 months at the current pace and the recorded objective is double that, and nobody can promise you what a market does that far out. The public showcase is 19 September 2026 and we are not going to promise you a price effect from it, because we have no evidence for one. If your move is discretionary, weigh that carefully. If it is not, price and prepare against the competition that actually exists.

Ready to sell, or just want a real number first?

We will not give you an automated estimate, because automated models are structurally unreliable in Babcock Ranch: the overwhelming majority of recent closings here never touched a listing service, so the models are trained on a fraction of the market. Start with our Tuckers Cove home valuation request, or call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873 and we will run your parcel from the county record. Confidential conversations welcome.

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

Buying in Tuckers Cove at Babcock Ranch

If you are buying new construction here, the most expensive mistake available to you costs nothing at all to avoid: walk into the model home alone and you may lose the right to have your own agent represent you at no cost to you. Builder registration rules are real and they are enforced. Getting that one thing right is worth more than every negotiating tactic that follows.

Register your agent on the first visit

Builders generally require that a buyer’s agent accompany the buyer, or be registered, on the very first visit for the agent to be recognised in the transaction. Tour alone and register later and you can find yourself unrepresented in a negotiation with a national homebuilder’s sales team. Your agent’s compensation in a new-construction purchase comes out of the builder’s marketing budget rather than out of your price. Bring your agent, or tell the sales office in writing who represents you before you set foot in a model.

Pick your phase before you pick your plan

This is the buying advice most specific to Tuckers Cove. Phase 1 is 94 percent entirely Zone X and not one Phase 1 homesite is entirely Zone AE. Phase 2 is 84 percent entirely Zone AE, and Phase 2 is where most of the remaining builder inventory sits. With a federally backed mortgage, Zone AE generally means required flood insurance for the life of the loan. Ask for the flood determination on the specific homesite before you fall in love with the plan, and if the lot is one of the 80 the zone boundary crosses, get an elevation certificate.

Understand what you are paying for at the amenity, and when

The water park is not open as of 7 September 2026, with a public showcase on 19 September 2026. The recorded declaration says the owner intends but is not obligated to build the facilities, is the sole judge of their plans, size, design, location, completion schedule, materials and contents, and has no obligation to construct or make available any or all of them. Read those clauses before you assign any part of your purchase price to a facility you have not walked. Then ask the sales office, in writing, what date your Town Center fee billing period begins.

Get the three unpublished numbers in writing before you go firm

• The Town Center Expenses Fee, mandatory, uncapped, lien-backed, and published nowhere.

• The billing period for the association figure on the plan page, which the builder’s own page does not state.

• For an Estate home, the district assessment band, because the figure the builder publishes for that collection matches no Tuckers Cove band in the district’s own schedule.

Those three are not nitpicks. Together they are the difference between a carrying cost you can budget and one you cannot.

What to ask before you sign a builder contract here

• Which association will I belong to, and if I am in Phase 2, do I pay one assessment or two?

• What is the Tuckers Cove master association assessment, on what period, and may I see the adopted budget?

• What is the current Town Center Expenses Fee, and what date does the Town Center billing period begin?

• Which district band is this homesite in, and is it on-roll or off-roll for the coming tax year?

• Is this home on piped natural gas or propane, and what else in the house runs on it?

• Which of the finishes in the model are standard on this plan and which are selections?

• What is the flood zone on this specific homesite, and is the lot crossed by the zone boundary?

• What are the current written guest rules for the Town Center?

• What is the total non-ad-valorem line I should expect on my first November tax bill, and what changes in year two?

• What are the two capital contributions, when is each triggered, and which side of the closing statement do they fall on?

New construction or resale here?

At the moment the resale market in Tuckers Cove is thin: fourteen resales in the neighborhood’s entire history against 487 builder closings. In practice your realistic choices are a to-be-built home, one of the standing spec homes, or one of the small number of private owners who list in a given year. A new build lets you choose the lot and the plan and take whatever incentive is current, and carries a full warranty and a new roof. A resale here is typically one or two years old, may carry landscaping, screening or window treatments the base house does not, and comes with a seller who is competing with the builder and knows it.

Choose your street as carefully as your plan

Four things vary by street here and all four are public: flood zone, whether the builder is currently selling on it, which product collection is being built on it, and whether the street is finished enough to walk. Jadestone Drive, Bluewater Road and Turtleback Road are essentially all Zone X. Ballast Way and Marina Lane are essentially all Zone AE. Anchorage Road, Turtleback Road and Marina Lane have no current builder inventory. The estate product is concentrated on Lagoon Lane and the attached villas on Ballast Way and White Pearl Road.

Start with representation, not with a model home

We are Top 1% Real Estate Agents Nationally Since 2008 and we have represented buyers against national builders across Southwest Florida for well over a decade. Buyer representation here costs you nothing, and the builder’s own registration rules make it easy to lose. Begin at our buyer representation page, or call Marc Comisar at (239) 287-5873 for a personalized buyer consultation before your first visit.

How to Verify Every Number on This Page Yourself

Every figure on this page comes from a public record you can pull for free, and this section tells you exactly how, including for the handful of facts we could not close. We would rather hand you the source than ask you to trust us, and a page that will not show you where its numbers came from is worth noticing for that reason alone.

The recorded documents that govern your lot

Charlotte County indexes official records by instrument number, and the search is free and public at the Clerk of the Circuit Court and County Comptroller at recording.charlotteclerk.com. Search by instrument number and type the number directly.

Charlotte County assigns no official records book and page to instruments recorded from 2024 onward. Every one of these is identified by instrument number only, and the Clerk’s own index returns a blank book and page. The Clerk’s office is on (941) 505-4716.

The people who hold the answers we could not publish

The eleven things we could not establish, listed rather than hidden

Being specific about the gaps is part of the argument. As of this build we could not source, and therefore do not publish: the current Town Center Expenses Fee amount; the current guest fees and visit rules; the current architectural review fee; the billing period on the builder’s published association figure; whether townhome owners also pay the master landscape component; the registered corporate identity of the Phase 2 association; why the Clerk’s plat index runs Phase 1, Phase 2 and Phase 4 with no Phase 3; the lot count on the Phase 4 plat, whose 45 sheets we did not read; base flood elevations, which the Property Appraiser publishes only as a reference to the Flood Insurance Study; whether the gas here is piped natural gas or propane and what else runs on it; and what any of the three letters of map change actually changed, because we did not open them.

Every one of those is a phone call or a records pull, the number is in the table above, and we make those calls for our clients rather than filling the hole with a plausible number.

Why we publish this instead of hiding it

Two reasons, and the second matters more. Every number above is checkable, so publishing the route costs us nothing and proves the rest of the page. And a neighborhood page that only tells you the good parts is an advertisement rather than research, which you can already tell or you would not have read this far.

If you would rather not make nine phone calls, that is exactly what we do for clients. Call Jesse McGreevy direct at (239) 898-6072 and we will pull the records for the specific home you are looking at, including the ones this page has left open, and send you what comes back rather than summarising it.

Downloadable Documents

Every document below is hosted by the authority that produced it. We link to the source rather than to a copy, so you are always reading the current version rather than a snapshot of it. The recorded instruments themselves are free at the Charlotte County Clerk by instrument number, listed in the verification section above.

• Babcock Ranch Community Independent Special District, adopted budget for fiscal year 2026, which carries this neighborhood’s own on-roll and off-roll assessment schedule

• Babcock Ranch Community Independent Special District, adopted budget for fiscal year 2025, the comparison that shows zero units on-roll here the year before

• Babcock Ranch Community Independent Special District, audited financial statements for the year ended 30 September 2024, which states the chapter and special act the district was created under

• Chapter 2007-306, Laws of Florida, the special act that created the district

• Babcock Ranch Residential Association governing documents index

• Babcock Ranch master residential fees for 2026

• Babcock Ranch Residential Association 2026 master budget packet

• Babcock Ranch Residential Association closing information

• Charlotte County Property Appraiser, 2025 final millage rates by tax district

• Charlotte County Property Appraiser, 2026 proposed millage rates by tax district

• Florida Department of Revenue real property transfer codes, effective 1 January 2024, the codes that define which sales this page counts

• Charlotte County Property Appraiser parcel file record layout

• Charlotte County Property Appraiser subdivision designator crosswalk

• Florida Department of Revenue, property tax information for homestead exemption

• Letter of Map Change 24-04-2314P, effective 4 November 2025, which touches every homesite here

• Letter of Map Change 23-04-3477P, effective 20 February 2024

• Charlotte County wind risk category maps

• Charlotte County community development monthly report, July 2026

• Babcock Ranch official trail map

• Charlotte County resolution 2025-384, the amended master development order

• Charlotte County resolution 2025-385, the amended Increment 1 development order

Frequently Asked Questions About Buying and Owning in Tuckers Cove

These are the questions people actually ask about this neighborhood, drawn from live search demand and public discussion, answered from the county record, the recorded instruments and first-party sources. Where the honest answer is that we could not establish something, it says so and gives you the number to call.

Where is Tuckers Cove at Babcock Ranch?

Tuckers Cove is in Babcock Ranch, Charlotte County, Florida 33982, spread across Sections 9, 10, 15, 16, 17, 20 and 21 of Township 42 South, Range 26 East. Its mailing city on county and Clerk records is Punta Gorda, while the state’s record for the town’s school uses Babcock Ranch as the city. Both forms are in live official use. The entrance is on Florentine Way.

Is Tuckers Cove gated?

Yes. Two first-party sources describe it as gated: the builder lists gated and security among its own amenity tags, and the local trade press describes it as a gated neighborhood. The county roll supports it, with the entry tract carrying wrought-iron fence, a stuccoed block wall, concrete pavers and nine wall-mounted lights. Nothing we found states that the gate is staffed, so we do not describe a manned gatehouse.

Who builds Tuckers Cove?

Lennar Homes, LLC builds and sells every home here. It is the declarant under the recorded Master Declaration, instrument 3380379, and it controls both homeowner associations, with all three master association officers listed at its Southwest Florida division office in Fort Myers. The Welcome Home Center is at 15330 Jadestone Drive, Punta Gorda, FL 33982, on 1-888-214-1509.

Is Tuckers Cove a Lennar community?

Yes, and that is the correct description. Lennar Homes, LLC builds the homes, sells the homes, is the declarant under the covenants and controls the associations. What that description leaves out is that Lennar does not own most of the empty lots: 654 of the 1,219 parcels, none of them carrying a house, are titled to three entities and two of them are not Lennar.

Who owns the empty lots in Tuckers Cove?

On the 7 September 2026 county roll, Millrose Properties Florida II, LLC holds 359 vacant homesites, all in Phase 2. LNR3 AIV LLC holds 186, all in Phase 1. Lennar Homes, LLC holds 109 across both. A fourth entity holds the undeveloped 256.34 acre tract from which the later phases are being carved. Every one of those parcels is coded vacant residential; none carries a house.

How many homes are in Tuckers Cove?

The county roll of 7 September 2026 carries 1,219 Tuckers Cove parcels, of which 1,163 are residential homesites and 56 are drainage, common area, right of way and utility parcels. Of the 1,163, 393 have buildings on them. Phase 4 was platted in April 2026 and its lots have not reached the roll yet, so the 1,163 figure will grow.

How many homes will Tuckers Cove have when it is finished?

Two independent government sources give a range rather than a number. The recorded Master Declaration states a development objective of approximately 2,120 dwelling units and says in the next sentence that the exact number is subject to change. The special district’s fiscal 2026 adopted budget projects 2,266 residential units here. So roughly 2,100 to 2,270, against 1,163 platted today. Nobody should quote a single figure.

Is there a Phase 3 at Tuckers Cove?

Not in the recorded plat index. We searched the Charlotte County Clerk’s name index across the full record period for plats containing this neighborhood’s name and found Phase 1, Phase 2 and Phase 4, with no Phase 3 under any such name. There are several possible explanations and the record does not distinguish between them, so we state what the index shows rather than a reason.

What phase is being built at Tuckers Cove now?

Phase 1 is largely built out, with 328 of its 658 homesites carrying homes. Phase 2 is where the current construction is, with 65 of its 505 homesites built and most of the builder’s remaining lots. Phase 4 was recorded on 29 April 2026 over 45 sheets and its lots have not been created as parcels yet, so nothing is being built there.

How much of Tuckers Cove is sold?

487 of the 1,163 residential homesites have closed at least once, which is 41.9 percent, and 676 have never sold. Measured against the recorded development objective of approximately 2,120 units rather than against what is platted today, the sold share is closer to a quarter. Either way, the majority of this neighborhood has not been sold once.

How much do homes cost in Tuckers Cove right now?

The builder advertises from $237,999 to $795,905 as of 7 September 2026, with 49 homes shown available and 23 of them carrying an exact published price. What actually closes is a different number: the median of the 235 qualified arm’s-length improved deeds recorded from 1 September 2025 to 31 August 2026 is $380,000, with a low of $215,000 and a high of $715,200.

What is the median sale price in Tuckers Cove?

$380,000, across 235 qualified arm’s-length improved closings recorded in the twelve months to 31 August 2026, from the Charlotte County deed file. The prior twelve months produced 224 closings at a median of $445,300. Only Florida Department of Revenue transfer codes 01 and 02 are counted; bulk land takedowns and nominal transfers are excluded because including them would destroy the median.

Did prices fall in Tuckers Cove?

The honest answer is more useful than either simple version. The headline median fell 14.7 percent, but the median among detached single family homes rose from $498,650 to $522,500 while attached cluster homes grew as a share of sales and their median fell from $278,500 to $248,000. On a mix-neutral basis, price per square foot fell about 9 percent. So most of the headline is mix, with a real but smaller price decline underneath.

What is the price per square foot in Tuckers Cove?

The median moved from $189.54 per square foot of living area in the twelve months to 31 August 2025 to $172.46 in the twelve months to 31 August 2026, a fall of about 9 percent. That is computed only on closings where the county roll carries an assessed living area, which excludes 97 trailing-twelve-month closings whose parcels the roll still codes vacant because assessment lags closing.

Is Tuckers Cove expensive compared to the rest of Babcock Ranch?

No. It sits essentially at the town median. The Tuckers Cove trailing-twelve-month median is $380,000 against $377,000 across all 39 Babcock Ranch neighborhoods, which is 0.8 percent above. Against Charlotte County’s single family and cluster home median of $349,900 over 5,935 closings it is 8.6 percent above. It is the town’s mid-market volume neighborhood, not a premium enclave.

Is Tuckers Cove a good investment?

We are not going to answer that as a yes or a no, and any page that does is guessing. What we can give you is the only complete record that exists: fourteen homes have resold here, six lost money, seven gained, one was flat, the median gain was $550 and the mean was a loss of $8,814. Read that table, note the builder-price caveat, and decide with your own time horizon.

Do people lose money reselling in Tuckers Cove?

Six of the fourteen resales on record lost money, and of the nine held ten months or longer, six lost money with a median outcome of a $19,000 loss. The important caveat is that the purchase price in every pair is a builder contract price that bundled options, selections and a lot premium, so part of any loss is a new-construction premium unwinding rather than a falling market.

Does Tuckers Cove have HOA fees?

Yes, and there is more than one. From claims of lien the Tuckers Cove master association itself recorded in 2026, its assessment runs $220 in maintenance plus $406 in landscape, which is $626 per quarter and $2,504 a year. On top of that every home in Babcock Ranch pays the town-wide association $408 per quarter, and townhome owners pay a sub-association a further $533 per quarter.

How much are Tuckers Cove HOA fees per month?

We are not going to convert the builder’s published figure to a monthly number, because the builder’s own plan pages carry that figure with no billing period stated anywhere on the page, above it, beside it or in a footnote. The missing word is the most consequential one in the sentence. What we can source is the association’s own recorded liens at $626 per quarter. Ask the sales office for the adopted budget, the amount and the period in writing.

Does Babcock Ranch have CDD fees?

Not technically, and the distinction is legal rather than semantic. Babcock Ranch is served by the Babcock Ranch Community Independent Special District, established on 27 June 2007 under Chapter 189 of the Florida Statutes by Chapter 2007-306, Laws of Florida, and confirmed in the district’s own audited financial statements. A Community Development District is created under Chapter 190. On the tax bill this district prints as BABCOCK RANCH CSID.

What is the district assessment for a Tuckers Cove home?

For fiscal 2026 the district’s adopted schedule assigns this neighborhood four product bands: $1,925.46 a year on the 52-foot single family band, $2,138.22 on the 62-foot band, $1,499.94 on the townhome band and $1,797.70 on the twin villa band, plus a base operations-only rate of $648.88. All are annual and all are on-roll, meaning they appear on your Charlotte County tax bill.

Will the district assessment show up on my tax bill?

For fiscal 2026, yes, and for most owners here that is new. The district’s own adopted budgets show zero Tuckers Cove units on-roll in fiscal 2025, with every unit billed off-roll to the landowner, and 657 units on-roll in fiscal 2026. The natural reading is that the bill mailed in November 2026 is the first on which most owners here see the assessment as their own line. Confirm the timing with the Charlotte County Tax Collector on (941) 743-1350.

Does the district assessment ever go away?

The operations and maintenance component does not; it funds ongoing services. The debt service component runs with the bonds that financed the infrastructure, and the district’s two relevant bond series run to 2053 and 2055 respectively, with an option for the district to redeem early. A buyer should assume the debt service line is a long-term fixture rather than a temporary charge.

What is the Town Center fee at Tuckers Cove?

There are three charges and they are separate from your association dues. Section 5.2.1.1 of the recorded Town Center Declaration sets a Base Town Center Fee of $850.00 for the first calendar year the Town Center is available for use, increasable by up to 10 percent a year. Section 5.2.1.2.1 creates a separate, uncapped Town Center Expenses Fee with no published amount. And a 2026 amendment added a $750 a year food and beverage minimum.

What is the $750 food and beverage minimum at Tuckers Cove?

It is a recorded, mandatory charge added by instrument 3673506 on 13 August 2026, creating a new section 5.2.3 of the Town Center Declaration. The recorded text requires each owner to purchase at least a minimum amount of food or beverages from the Town Center facilities “or be billed for the minimum amount,” and sets the initial minimum at $750.00 per year. It was adopted unilaterally under a reserved amendment right, with no owner vote.

Is there a capital contribution when I buy in Tuckers Cove?

Yes. Two capital contributions of $1,500 each attach to this community, and the one triggered by a resale is the buyer’s obligation at closing rather than the seller’s. That is the opposite of what many buyers assume, so confirm it line by line on the estoppel and on your closing statement before you sign.

What does it cost in total to own a home in Tuckers Cove?

On a $380,000 home in the 52-foot band at the 2026 proposed millage, the county tax bill works out to about $8,360, of which about $5,799 is ad valorem and about $2,561 is non-ad-valorem. Add at least $5,736 billed outside the tax bill by four other bodies and the known annual total is about $14,096, roughly $1,175 a month, before one mandatory charge nobody publishes.

What are the property taxes on a Tuckers Cove home?

Tuckers Cove is in Charlotte County tax district 206. The 2025 final combined millage is 14.9418 mills and the 2026 proposed rate is 15.2609 mills. On a $380,000 taxable value that is $5,677.88 at the 2025 rate and $5,799.14 at the 2026 proposed rate, before the non-ad-valorem lines. Use the Property Appraiser’s own estimator for a specific parcel rather than any figure on any agent’s page, including ours.

Does the homestead exemption help at Tuckers Cove?

Yes, if the home is your permanent residence. Homestead removes $25,000 from all levies and a further indexed amount from the non-school levies, with the 2026 indexed additional exemption at $26,411. On our illustration that is roughly a $600 a year saving. The larger long-term benefit is the Save Our Homes cap on annual assessment growth, which our illustration does not model. Confirm with the Property Appraiser on (941) 743-1201.

Is the water park at Tuckers Cove open?

Not as of 7 September 2026. The builder’s own site carries a banner announcing a public amenity showcase on Saturday 19 September 2026 from 10am to 1pm at 15330 Jadestone Drive, at which visitors will “witness the lazy river, water slides and Shipwreck Tavern,” and a realtor reveal on 8 September 2026. The basketball courts opened in April 2026. Re-check the status after 19 September.

When does the Tuckers Cove water park open?

The builder has announced a public amenity showcase for Saturday 19 September 2026. It has not published an opening date for resident use that we could find, and the recorded declaration expressly says the owner intends but is not obligated to build the facilities and is the sole judge of the completion schedule. Ask the sales office for a date in writing on 1-888-214-1509.

Is Tuckers Cove open to the public?

No. It is a gated residential neighborhood and its amenity complex is governed by a recorded declaration under which owners are deeded users. Non-deeded users, meaning people who do not own here, may be admitted for a fee entirely at the Town Center owner’s discretion. The 19 September 2026 amenity showcase is a public event, which is a different thing from public access.

Can people from other Babcock Ranch neighborhoods use the Tuckers Cove amenities?

Not by right. Under sections 1.12 and 5.2.2 of the recorded Town Center Declaration, non-deeded users may be admitted for a fee entirely at the Town Center owner’s discretion, and the owner can change that arrangement. So the honest answer is sometimes, by permission and payment, and not as an entitlement. Public statements on both sides of this question are circulating; the recorded instrument is what settles it.

What are the guest rules at Tuckers Cove?

The recorded documents require an owner to register all guests with the association in advance and make the owner responsible for their conduct, and extend use rights to guests accompanied by a member. The recorded documents set no guest fee and no visit limit. Guest rules here are set by the board and the Town Center owner and can change without anything being recorded, so ask for the current written policy on 1-888-214-1509.

Does Tuckers Cove have a golf course?

No. The builder publishes 25 amenity tags for this neighborhood and golf is not among them. A putting-style garden golf feature on an island is described in the amenity inventory, and that is not a golf course. The golf neighborhood in Babcock Ranch is a different one, and mixing the two is a common error in pages that describe the town rather than the neighborhood.

What restaurant is at Tuckers Cove?

Shipwreck Tavern, described by the developer as a bar and grill for poolside food and drink with a buccaneer theme. It is not open as of 7 September 2026: local trade coverage in May 2026 described it as rising from the ground, and the builder’s 19 September 2026 showcase invites visitors to see it. There is also a recorded $750 a year food and beverage minimum attached to the Town Center facilities.

What amenities does Tuckers Cove have?

Planned: resort-style pools including an adult-only pool, a lazy river, a splash park, a water slide, a lake with a fishing and paddle dock, Shipwreck Tavern, eight lighted tennis courts, five open-air pickleball courts plus covered courts, a covered basketball court, a multipurpose field, bocce, a pump track, playgrounds, a dog park, a fitness center and an aerobics studio. Confirmed built: the basketball courts, opened April 2026, and a photographed sport and tennis court complex.

Is Tuckers Cove in a flood zone?

Half of it is, and half of it is not, which is why no single answer works. Of the 1,163 residential homesites, 646 sit entirely in Zone X outside the special flood hazard area, 426 sit entirely in Zone AE inside it, 80 are crossed by the boundary and 11 touch Zone D. Phase 1 is overwhelmingly Zone X and Phase 2 is overwhelmingly Zone AE.

Which streets in Tuckers Cove are in Zone AE?

Ballast Way, Marina Lane, Galley Lane, Woodchest Court and Seashell Lane are effectively all Zone AE, and most of Lagoon Lane and Waterfall Lane is too. Jadestone Drive, Bluewater Road, Turtleback Road, Waveson Way, Bellamy Place, Careen Terrace, Caraton Terrace and Topmast Terrace are effectively all Zone X. White Pearl Road and Anchorage Road run through both plats and are genuinely split.

Will my lender require flood insurance at Tuckers Cove?

It depends entirely on the specific homesite. In Zone AE, a federally backed or federally regulated mortgage generally requires flood insurance for the life of the loan. In Zone X that requirement generally does not apply, though a lender may still require coverage as a matter of its own policy. On the 80 homesites the zone boundary crosses, only an elevation certificate for that specific structure settles it.

What FEMA flood map covers Tuckers Cove?

FIRM panel 12015C0500G, county map number 12015C, community 120061, effective 15 December 2022, at a scale of 1 to 24,000. Letter of Map Revision 24-04-2314P became effective on 4 November 2025 and touches every one of the 1,163 residential homesites, which means the current map for this neighborhood is newer than most of the houses on it.

How high above sea level is Tuckers Cove?

The recorded plats tie elevations here to the North American Vertical Datum of 1988, derived by differential leveling from National Geodetic Survey benchmark E 580 at a published 27.72 feet. Public bare-earth terrain data across the neighborhood returns roughly 27 to 30 feet on that datum. That is ground before construction, not finished floor. For a specific home you need an elevation certificate.

How did Tuckers Cove do in Hurricane Ian?

It did not, because it did not exist. Ian made landfall on 28 September 2022. The first Tuckers Cove plat recorded on 4 March 2024, seventeen months later, and the county roll carries no building here with a year built before 2024. Any claim about how homes in this neighborhood performed in that storm is false by construction, however sincerely it is repeated.

Are the homes in Tuckers Cove hurricane rated?

The builder’s own plan pages list hurricane impact windows and sliding glass doors as standard, along with a shingle roof. Beyond that, we do not have documented product approval numbers, secondary water resistance, roof deck attachment specifications or roof-to-wall connection details for any specific home here, and we will not describe construction we have not seen. Ask for the product approvals in writing on the home you are buying.

What floor plans does Lennar offer at Tuckers Cove?

Twenty-six plans across six collections as of 7 September 2026, running from 1,417 to 3,945 square feet: Berkly and Ava in Townhomes; Bismark, Queen, Pelican and Osprey in Villas; Belmont, Columbus and Edison in Patio Homes; Armstrong, Carson, Goodall, Sylvester, Segan and Teller in Executive Homes; Palmetto, Majestica, Washingtonia, Coral Bay, Harborwalk, Marshlight and Tideview in Manor Homes; and Oakmont II, Sunset, National and Wynwood in Estate Homes.

What is the smallest home at Tuckers Cove?

The smallest plan currently offered is the Bismark, an attached single-level villa of 1,417 square feet with three bedrooms, two baths and a two-car garage, advertised from $270,499. On the county roll, the smallest assessed living area among the 393 built homes is 1,384 square feet, slightly under the smallest advertised plan, which is normal once measurement conventions are taken into account.

What is the largest home at Tuckers Cove?

The largest plan currently offered is the Wynwood, an Estate home of 3,945 square feet with five bedrooms and four and a half baths on two stories, advertised from $657,999. On the county roll the largest assessed living area among the built homes is 4,007 square feet. The Washingtonia Manor plan is larger than every Estate plan but one at 3,867 square feet.

Are there townhomes at Tuckers Cove?

Yes. The Townhomes collection is attached product, two-story, three bedrooms with two and a half baths and a one-car garage, in two plans of 1,871 and 1,879 square feet, advertised from $237,999. They belong to their own sub-association created by recorded declaration 3463927, which charges $533 per quarter, and the district assigns them a band of $1,499.94 a year. Only one townhome appeared in the builder’s 49 available homes on 7 September 2026.

Are there villas at Tuckers Cove?

Yes. The Villas collection is attached single-level product in four plans from 1,417 to 1,564 square feet, advertised from $270,499, with two-car garages. The district assesses them under its twin villa band at $1,797.70 a year. Together the Villas and Townhomes are what the county roll counts as its 133 single family or cluster home parcels, and the district projects 246 of them, 37.4 percent of on-roll units.

What is included with a Lennar home at Tuckers Cove?

Lennar’s Everything’s Included package applies here. Bullets we could read verbatim on the plan pages include a stainless steel gas range with hood vent, quartz countertops with a four-inch backsplash, hurricane impact windows and sliding glass doors, two-inch designer blinds, a shingle roof, brick paver walkway and patio, a Honeywell Home smart thermostat, a Schlage front door lock and a Ring Video Doorbell Pro. Only the first three bullets per category render, so more are included than we can list.

Are Tuckers Cove homes all electric?

No. In a town marketed as America’s first solar-powered town, every one of the six collections here is specified with a gas cooking appliance as standard: a gas range with hood vent in four collections, a freestanding gas range in Patio Homes and a gas cooktop with a built-in wall oven in Estate Homes. What we could not establish is whether the gas is piped natural gas or propane, or what else in the house runs on it.

How many homes does Lennar have available at Tuckers Cove?

Forty-nine as of 7 September 2026: 16 Estate, 9 Manor, 9 Patio, 8 Executive, 6 Villas and 1 Townhome. Ten are move-in ready, eight are under construction and 31 are coming soon. Only 23 of the 49 carry an exact price; the other 26 publish a price band, so an average across all 49 would be arithmetic on two different kinds of number. Builder inventory changes weekly.

Can I rent out a home in Tuckers Cove?

Yes, with real conditions. Section 5.4 of the Master Declaration sets a minimum lease period of thirty consecutive days, requires the lease to be in writing, requires a fully executed copy to reach the association not less than fifteen days before the term begins, prohibits subleasing and assignment outright, and limits occupancy during a lease to the lessee and the lessee’s family.

Can I use my Tuckers Cove home as a short-term rental?

No. The thirty-day minimum forecloses nightly rental, and section 5.2 says the provision is not intended to allow an owner to use a home as “short-term transient accommodations.” For the 142 townhome lots there is a second layer: the townhome declaration at section 13.2 names booking platforms explicitly and forbids web-based short-term rental including advertising a unit on one.

Is there a cap on how many homes can be rented at Tuckers Cove?

Not in the recorded Master Declaration, and the silence is itself the finding. Searching the instrument text there is no cap on the number or percentage of homes that may be leased, no association tenant-approval or screening right, no application fee and no waiting period after purchase before an owner may lease. Many Southwest Florida communities carry at least one of those; this one carries none.

How many pets can I have at Tuckers Cove?

Section 5.15(A) permits no more than three commonly accepted household pets such as dogs and cats, and excludes pets of a breed known to be vicious as determined by the local municipality. Subsection (B) prohibits swine, goats, horses, pigs, cattle, sheep, chickens and the like, plus any animal the board deems obnoxious in its sole discretion. A neighborhood declaration may be stricter but never more permissive.

Can I park a boat or an RV at Tuckers Cove?

No. Section 5.16 provides that no commercial truck or commercial vehicle, boat, trailer, semi-trailer, recreation vehicle, motorcycle, house trailer, mobile home, motor home, bus or tractor may be parked, stored or kept on the properties, with temporarily present service vehicles excepted. Section 5.6 separately bars using any of those as a residence on a lot. Read the full section before buying if this matters to you.

Can I put a for sale sign in my Tuckers Cove window?

Only with approval. Section 5.7 provides that no sign including open house, for sale or for rent signs may be displayed on any part of the properties “without prior approval of the ARC, which approval may be withheld for any reason,” and expressly includes signs inside a home’s windows. The same section exempts signs used by the declarant to market its own homes. That asymmetry is a real fact for a resale seller.

Who controls the Tuckers Cove HOA?

The builder does, and will for a long time. Class B membership is held by the declarant together with the land bank entity, who may appoint a majority of the board and hold votes equal to all other members plus one hundred. Control ends three months after 90 percent of the maximum number of units are built and conveyed. Against a stated objective of roughly 2,120 units and 393 buildings standing, that is far off.

Which association will I be in if I buy in Phase 2?

Ask, in writing, before you sign. The county roll shows a second association owning Phase 2 common area, seven tracts totalling 23.28 acres, mailing to the builder’s Fort Myers office, and we could not find a matching Florida corporation registered under any name beginning with this neighborhood’s name. We are not going to publish a name we cannot verify. Lennar Southwest Florida is on 1-888-214-1509.

What schools serve Tuckers Cove?

Babcock Ranch has one school on the state’s list: Babcock Neighborhood School, Florida Department of Education number 0503, a Combination School spanning elementary through high grades, at 43301 Cypress Parkway, currently graded B, on (239) 567-3043. The zoned Charlotte County public schools are in the Punta Gorda area at roughly 33 to 39 road miles. Confirm the attendance zone for a specific address with the district on (941) 255-0808 option 3.

Will my child get a place at Babcock Neighborhood School?

We are not going to tell you yes. It is a charter school with a stated preference for Charlotte County and Babcock Ranch residents, and preference is not entitlement. We did not source the lottery mechanics, the waiting lists or the transfer process, and we are not going to describe a process we have not read. Call the school directly on (239) 567-3043 before you buy on the assumption of a seat.

How far is Tuckers Cove from Fort Myers?

Downtown Fort Myers is 17.9 road miles and about 34 free-flow minutes from 15330 Jadestone Drive. Southwest Florida International Airport is 28.1 miles and about 44 minutes, and Gulf Coast Medical Center is 23.9 miles and about 42 minutes. Those are modelled free-flow times with no traffic, construction or signal timing, computed on 7 September 2026.

How far is Tuckers Cove from Punta Gorda?

Downtown Punta Gorda is 35.1 road miles and about 51 free-flow minutes, and Punta Gorda Airport is 32.0 miles and about 48 minutes. That is roughly twice the distance to Fort Myers, in the county whose name is on your tax bill. A straight-line check confirms it is real geography and not a routing artefact: the road network runs south rather than northwest.

Is there a hospital in Babcock Ranch?

No. The nearest hospitals are a 40 to 60 minute drive, in Fort Myers and in the Port Charlotte area. We are deliberately not naming which one is nearest and open, because hospitals in this market have opened and closed in recent years and we did not verify current operating status. We also could not source any freestanding emergency department or urgent care inside Babcock Ranch, and we are not implying one exists.

Where do I get groceries near Tuckers Cove?

The nearest full grocery is the Publix at Babcock Ranch, in town, 4.2 miles and about 14 free-flow minutes away. A second Publix at a new marketplace is planned for the town and we are not going to give it an opening date because no verifiable one has been published. Founder’s Square, the town centre, is 3.0 miles and about 9 minutes away.

Does Tuckers Cove have mail delivery to the door?

The county roll shows a purpose-built structure the Property Appraiser labels a Tiki Mail Kiosk, 2,244 square feet of total area with zero square feet air conditioned, built in 2024, alongside 6,204 square feet of asphalt paving. That is the signature of centralised cluster-box delivery rather than door-to-door. We are stating what the record shows rather than asserting a postal decision. Confirm with the Postal Service on 1-800-275-8777.

Is Tuckers Cove in Charlotte County or Lee County?

Charlotte County, in tax district 206, across Sections 9, 10, 15, 16, 17, 20 and 21 of Township 42 South, Range 26 East. Babcock Ranch as a whole spans a county line at its edges, but Tuckers Cove itself is entirely in Charlotte County and every recorded instrument and every parcel record for it sits in the Charlotte County Clerk’s and Property Appraiser’s files.

What is the ZIP code for Tuckers Cove?

33982. The mailing city on county and Clerk records is Punta Gorda, FL 33982, while the state’s record for the town’s school uses Babcock Ranch, FL 33982. Both forms are in live official use, which is why searches for this neighborhood turn up under both city names and why a search under Fort Myers, which is closer by road, also happens.

Is Babcock Ranch a city?

No. Babcock Ranch is not an incorporated city. It is a master-planned development in unincorporated Charlotte County, governed for land use by the county, served for infrastructure by the Babcock Ranch Community Independent Special District, and organised privately through the Babcock Ranch Residential Association and each neighborhood’s own associations. Its addresses carry a Punta Gorda or Babcock Ranch mailing city depending on the record.

What are the cons of living in Tuckers Cove?

The honest list: the signature amenity is not open yet, two mandatory charges have no published amount, the resale record so far shows six of fourteen losing money, 676 platted homesites remain for the builder to sell against you, the association is builder-controlled and will be for years, and 426 homesites plus 80 more sit in or across the special flood hazard area. Each of those is sourced in the sections above.

Where is the Tuckers Cove sales center?

The Welcome Home Center is at 15330 Jadestone Drive, Punta Gorda, FL 33982, open Monday to Saturday 9am to 6pm and Sunday 10am to 6pm, on 1-888-214-1509, with eight models available for daily viewing. That is also the address published for the 19 September 2026 public amenity showcase. If you want representation on your side of the table before you go, call Marc Comisar at (239) 287-5873.

Frequently Asked Questions, Seller Edition

Selling here is a different problem from selling almost anywhere else in Southwest Florida, because your competition is a national homebuilder with 676 unsold homesites inside your own gate. These are the questions Tuckers Cove owners actually ask, answered from the same county record the rest of this page is built on.

Who is the best listing agent for Tuckers Cove?

McGreevy and Comisar. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 Team in Southwest Florida since 2012. More usefully for this specific neighborhood, we hold the complete Tuckers Cove resale record, the flood determination for every street, the recorded fee stack including the August 2026 amendment, and the builder’s current standing inventory. Call Jesse direct at (239) 898-6072.

What is my Tuckers Cove home worth?

We will not answer that with an automated estimate, and you should distrust any that you are given here. The overwhelming majority of closings in this neighborhood never touched a listing service, so automated models are trained on a small and unrepresentative slice of the market. Start at our Tuckers Cove home valuation page and we will run your parcel from the county record.

If I sell now, will I get my money back?

Look at the record before deciding. Of the fourteen resales in this neighborhood’s history, six lost money, seven gained and one was flat, the median gain was $550 and the mean was a loss of $8,814. That is not a prediction about your home and it is the only complete evidence base that exists. The builder-price caveat below explains a real part of it.

What happens if I have to sell in the first year or two?

The record says be careful. Median hold across the fourteen resales was 12.6 months. Of the nine held ten months or longer, six lost money and the median outcome was a loss of $19,000. Of the five held under nine months, four gained and one was flat. We would not read a rule out of fourteen observations, and we would not ignore them either.

Why did my neighbor’s house sell for less than they paid the builder?

Partly because a builder contract price and a resale price are different kinds of number. The builder price bundled design centre selections, structural options and a homesite premium, and a lot of that does not survive into an immediate resale. Two identical plans on the same street currently carry builder prices $97,258 apart for exactly that reason. Part of any loss here is the new-construction premium unwinding, not a collapsing market.

How do I compete with the builder in my own neighborhood?

By not trying to beat it on the axis it wins. The builder can offer a new roof, a full warranty, a chosen lot and a financing incentive. You can offer a finished lanai, a mature landscape, window treatments, a screen enclosure, immediate possession with no construction timeline, and a specific street the builder is not currently selling on. Document each one, price against current builder inventory, and stop competing on newness.

How many homes does the builder still have to sell here?

676 of the 1,163 platted homesites have never sold, and the recorded development objective is approximately 2,120 units, subject to change. So the pipeline is roughly double what is on the ground today, coming out of a 256 acre tract owned by a land-banking company. At the trailing-twelve-month pace, the platted remainder alone runs about 34 months.

Is the builder undercutting me on price?

We are not going to assert that, and we will show you both numbers. The lowest exact price the builder published on 7 September 2026 was $246,198 on a townhome. The lowest recorded closing print in the trailing twelve months across the whole neighborhood was $215,000. Those are different products at different specifications, and the comparison that matters is against your own plan and collection, not against the neighborhood’s floor.

Should I wait until the water park opens to list?

We will not promise you a price effect, because we have no evidence for one. What we can tell you is the date: the public amenity showcase is Saturday 19 September 2026, and the amenity was not open as of 7 September 2026. Set against that, the builder’s platted remainder alone is roughly 34 months of competition. Decide on your own timeline rather than on a hoped-for bump.

Will the new $750 food and beverage minimum hurt my sale?

We treat it as a disclosure question rather than a pricing prediction. It was recorded on 13 August 2026 as a new section of the Town Center Declaration, it runs with your deed, and your buyer will find it in the estoppel whether or not your listing mentions it. A charge a buyer discovers late costs more than one they were told about early. Put it in the listing package.

What do I have to disclose when I sell in Tuckers Cove?

We are not lawyers and this is not legal advice, so here are the facts rather than the law. The material facts specific to this neighborhood are the flood zone on your lot, the full recorded fee stack including the $850 base fee, the uncapped expenses fee and the $750 minimum, the two $1,500 capital contributions, and the district assessment moving on-roll for fiscal 2026. Give your closing attorney or title agent the recorded instrument numbers listed on this page.

Do I have to tell a buyer the amenity is not open?

Ask your attorney about the legal obligation and then do it anyway. The status is checkable in ninety seconds on the builder’s own site, your buyer will check it, and a listing that has already said so reads as candid rather than as caught out. The same applies to the September showcase date, which is a genuinely useful thing to be able to tell a buyer.

What does it cost me to hold this house while it sits?

On a $380,000 home in the 52-foot band, roughly $8,360 a year on the county tax bill plus at least $5,736 billed outside it, which is about $14,096 a year or $1,175 a month before any mortgage, insurance or the unpublished Town Center Expenses Fee. That is the number to weigh against holding out for a price, and it is worth working out for your specific band.

Are prices in Tuckers Cove falling?

The headline median fell 14.7 percent, and the useful answer is more precise. Among detached single family homes the median rose from $498,650 to $522,500. Among attached homes it fell from $278,500 to $248,000 while their share of sales grew. Price per square foot across the neighborhood fell about 9 percent. So there is real softening, and it is a good deal smaller than the headline implies.

Is my street a good street?

Four things vary by street here and all four are public. Flood zone: Jadestone Drive, Bluewater Road and Turtleback Road are effectively all Zone X, while Ballast Way, Marina Lane, Galley Lane, Woodchest Court and Seashell Lane are effectively all Zone AE. Builder activity: Anchorage Road, Turtleback Road and Marina Lane carry no current builder inventory. Product: estates on Lagoon Lane, attached villas on Ballast Way and White Pearl Road.

Will my buyer need flood insurance?

If your home is entirely in Zone X, a federally backed lender generally will not require it. If it is in Zone AE, one generally will, for the life of the loan. Of the 1,163 homesites here, 646 are entirely Zone X and 426 entirely Zone AE, with 80 crossed by the boundary. That single fact changes your buyer pool and their monthly payment, so establish it before you price.

Which improvements return money in Tuckers Cove?

We do not have paired-sale or upgrade-adjustment data for this neighborhood and we are not going to invent a percentage. What the structure of this market suggests is that with 49 builder homes competing at any moment, condition and price beat upgrades, and the improvements that matter most are the ones a builder cannot deliver at all: a completed lanai, screening, landscaping and immediate possession.

How long will it take to sell a home in Tuckers Cove?

We do not publish a days-on-market figure for this neighborhood, because county deed data does not carry one and the majority of closings here never touched a listing service, so any figure computed from listings covers a small and unrepresentative slice. Anyone quoting you a Tuckers Cove days-on-market number should be asked what denominator it came from.

Should I sell or rent it out?

Both are open, and the leasing rules here are unusually permissive in one respect and strict in another. The minimum lease is thirty consecutive days, the lease must be written and filed with the association fifteen days ahead, subleasing is prohibited and occupancy is limited to the lessee and family. But there is no cap on the number of homes leased, no tenant-approval right, no application fee and no post-purchase waiting period.

Can I put a for sale sign in my yard?

Only with approval, and this is one of the most important sentences on this page for an owner. Section 5.7 of the Master Declaration requires prior architectural approval for any for sale, for rent or open house sign, “which approval may be withheld for any reason,” and expressly includes signs inside your own windows. The same section exempts the builder’s signs on its own inventory. Plan your marketing around that.

Will the association’s lien or estoppel slow my closing?

Order the estoppel early. The master association recorded claims of lien against individual homes on two dates in 2026 and satisfactions on another, which tells you the association is actively enforcing rather than dormant. Separately, the Town Center Declaration carries lien rights for its own charges. We did not read the lien and estoppel mechanics in that declaration, so we are not describing them; your title agent will pull both.

Who is actually buying in Tuckers Cove?

Overwhelmingly individuals: on the county roll, ownership outside the three land-holding entities runs one to four parcels per owner. One institutional owner holds nine of the 393 built homes, which is 2.3 percent. That is a real and checkable fact and it is nowhere near a level that would make this a rental neighborhood, and we would not let anyone characterise it that way.

Is my buyer’s lender going to notice the district assessment appearing for the first time?

Possibly, and it is worth getting ahead of. The district’s adopted budgets show zero Tuckers Cove units on-roll in fiscal 2025 and 657 on-roll in fiscal 2026, so the November 2026 tax bill is likely the first on which most owners here see the assessment as their own line, at roughly $1,500 to $2,140 depending on band. We frame that as a strong reading of the district’s own schedules rather than a certainty. Confirm with the Tax Collector on (941) 743-1350.

Should I list with the builder’s on-site agent?

No. The on-site sales consultant works for Lennar, is compensated on Lennar’s inventory, and has 676 homesites to sell before yours matters to them. They owe you no representation as a resale owner and are not permitted to owe you any. That is what the role is rather than a criticism of the people in it, and it is why a resale here needs its own representation.

How do you market a Tuckers Cove home?

We start from your parcel: your district band, your flood determination with the FIRM panel and revision named, your specific finishes documented as selections rather than described generically, and pricing set against current builder standing inventory rather than against a neighborhood average. Then professional photography, video, our qualified-buyer database, and discretion or off-market handling where a seller wants it.

What does it cost to sell a home in Tuckers Cove?

Commission is negotiable and we will quote it on your home rather than on a page. What is not negotiable and is easy to miss are the transaction-specific items: the estoppel from the master association, an estoppel or statement from the Town Center owner, a sub-association estoppel if you own a townhome, plus the usual Florida closing costs and prorations. Ask for every estoppel fee in writing at listing rather than at closing.

Can we list off-market in Tuckers Cove?

Yes, and there are circumstances where it is the right call, particularly where a seller wants discretion. It is not usually the right call in a neighborhood where your competition is a builder with a sales centre and 49 standing homes: exposure is generally your friend here. We will tell you which situation you are in rather than which one is easier for us.

How do you price a home when there are only fourteen resales?

By using three sources rather than one. The fourteen resales give you the outcome record. The builder’s standing inventory gives you the live competitive set, including the $97,258 spread between two identical plans on the same street. And the county’s full closing file gives you the actual distribution of what has transacted here by product type and price per square foot. No one of those alone is enough.

Is an automated home value estimate accurate in Tuckers Cove?

Structurally, no, and the reason is specific rather than general. Most closings in this neighborhood never touched a listing service, so an automated model is extrapolating from a fraction of the market, on a neighborhood where two identical plans on the same street can be $97,258 apart on the builder’s own price list. Treat any automated Tuckers Cove figure as a starting point for a conversation, not as a number.

What is the current market for Tuckers Cove sellers?

Busy and builder-dominated. This neighborhood produced 235 of Babcock Ranch’s 1,157 recorded closings in the twelve months to 31 August 2026, first of 39 neighborhoods, and volume was up 4.9 percent year on year. Almost all of that was builder volume. As a seller you are in a liquid neighborhood where the liquidity mostly belongs to somebody else, which is a solvable problem and not an insoluble one.

What paperwork does the association require when I sell?

At minimum an estoppel certificate from the master association, and separately from the Town Center owner for its own charges, plus a sub-association estoppel if you own a townhome. The buyer’s $1,500 capital contribution is triggered at resale and is the buyer’s obligation, which should be on the closing statement correctly rather than assumed. Start the estoppel requests as soon as you are under contract.

What is the capital contribution at resale, and who pays it?

There are two $1,500 capital contributions attached to this community, and the resale one is the buyer’s obligation at closing rather than the seller’s. Many sellers assume the opposite. Confirm it against your own estoppel and your closing statement, because it is a real line item on a real settlement statement and getting it wrong costs somebody $1,500.

What if my home is in Zone AE?

Then say so in the listing, with the FIRM panel and the letter of map revision named, and be ready with the elevation certificate if you have one. 426 homesites here are entirely in Zone AE and it is not a defect, it is a fact with a monthly cost attached. A buyer who learns it from your listing prices it. A buyer who learns it from an underwriter renegotiates.

How quickly can you get my Tuckers Cove home on the market?

Faster than most, because the research is already done. We hold the county record for this neighborhood, the flood determination by street, the recorded fee stack and the builder’s current inventory position, so the work that usually takes a week at the front of a listing is already sitting here. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873 and we will start from your parcel.

Your Local Real Estate Experts for Tuckers Cove at Babcock Ranch

Jesse McGreevy and Marc Comisar have represented buyers and sellers across Southwest Florida for more than a decade, and they built this page from the county record rather than from a brochure. If you own in Tuckers Cove, are thinking about owning here, or simply want to know what a specific home on Jadestone Drive or Lagoon Lane is really worth, the fastest route is a phone call.

Contact

• Jesse McGreevy, Sales Associate: (239) 898-6072, [email protected]

• Marc Comisar, Broker Associate: (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, or reach us through our contact page.

The record behind the advice

Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, winners of the 5 Star Award for Customer Satisfaction for 20 Straight Years, an honor held by only 5 out of 21k+ Licensees per Gulfshore Life Magazine, and they lead the #1 Team in Southwest Florida since 2012. They are Nationally Recognized Top Producing Realtors and Platinum Sales Production Award Winners, and McGreevy and Comisar alone have over $900 million in Sales.

What clients say about working with us

McGreevy and Comisar are a top-reviewed Southwest Florida real estate team, and these are real reviews left by real clients.

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review

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

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

Why this page exists, and what it is for

It exists because someone buying or selling a home in the largest neighborhood in Babcock Ranch deserves better than a rewritten brochure, and because the record that answers their questions is public, free and unread. Everything here is checkable. Where we could not close a question we said so and gave you the number. That is the standard we hold ourselves to, and it is the same standard we bring to a listing appointment or a buyer consultation as Top 1% Real Estate Agents Nationally Since 2008.

For deeper background on the assessments themselves, see our Babcock Ranch district assessments guide, and for the town as a whole, our Babcock Ranch community guide. Ready to move? Call Jesse McGreevy at (239) 898-6072, or start online at our home valuation page if you are selling or our buyer page if you are buying.

Sources and Authoritative References

Every figure on this page traces to one of the sources below. All were read on 7 September 2026 unless the entry says otherwise, and every one of them is free and public.

Charlotte County Property Appraiser and the tax roll

• Charlotte County Property Appraiser home

• Public data downloads index

• Full nightly parcel roll, stamped 7 September 2026

• Complete recorded deed file

• Parcel file record layout

• Subdivision designator crosswalk

• Condominium designator crosswalk

• Land use code table

• Florida Department of Revenue real property transfer codes, effective 1 January 2024

• 2025 final millage rates by tax district

• 2026 proposed millage rates by tax district

• 2025 proposed millage rates by tax district

• Tax rolls and statistics index

• Tax estimator and its stated assumptions

• FEMA flood zone definitions used on the parcel record card

Charlotte County Clerk of the Circuit Court and County Comptroller

• Official records search

• Name search form

• Instrument number search form

• Plats and condominiums search form

• Legal description search form

The recorded instruments themselves, read as document images through that search: Master Declaration 3380379; Charter supplement 3193526; Town Center Declaration 3466390 as amended by 3673506; Townhomes I declaration 3463927; amendments 3473626 and 3488338; plats 3376725, 3525881 and 3638990; Notice of Commencement 3427339.

The special district and the town-wide association

• Babcock Ranch Community Independent Special District, adopted budget for fiscal year 2026

• Adopted budget for fiscal year 2025

• About the district

• Assessment fees

• Governing documents index

• Chapter 2007-306, Laws of Florida

• Master residential fees for 2026

• 2026 master budget packet

• Closing information

• Frequently asked questions

• Babcock Ranch Residential Association home

Florida Auditor General

• Babcock Ranch Community Independent Special District, audited financial statements for the year ended 30 September 2024

• District filing index

• Florida Auditor General home

FEMA, flood and the map revisions

• National Flood Hazard Layer map service

• FEMA Map Service Center

• FEMA home

• Letter of Map Change 24-04-2314P

• Letter of Map Change 23-04-3477P

• Letter of map change file 24-04-2096X, listed by the county

Elevation

• United States Geological Survey elevation point query service

• United States Geological Survey 3D Elevation Program

Florida state agencies and the corporate record

• Florida Division of Corporations

• Corporate record search, Tuckers Cove entities

• Corporate record search, the Millrose entities

• Corporate record search, the land bank entity

• Corporate record search, Lennar Homes, LLC

• Corporate record search, the Town Center entity

• Florida Department of Revenue, homestead exemption information

The builder, and the corporate separation of the land

• Tuckers Cove at Babcock Ranch community page

• The public amenity showcase event page

• Lennar legal terms, including the amenity and Everything’s Included disclaimers

• Millrose Properties Form 8-K, exhibit 99.1, spin-off completion, filed 7 February 2025

• Lennar completes spin-off of Millrose Properties, 7 February 2025

• Lennar launches exchange offer of Millrose stock, 10 October 2025

• Lennar announces preliminary results of the exchange offer, 24 November 2025

• Millrose comments on completion of the Lennar exchange offer, 1 December 2025

The town developer and local reporting

• Tuckers Cove on the developer’s own site

• Babcock Ranch neighborhoods index

• Babcock Ranch education

• Official trail map

• Babcock Ranch home

• Babcock Ranch Telegraph, builder spotlight on Tuckers Cove, 13 May 2026

• Babcock Ranch Telegraph home

Charlotte County government

• Charlotte County home

• Charlotte County Tax Collector

• Fire rescue municipal service benefit unit record

• Charlotte County wind risk category maps

• Community development monthly report, July 2026

• Resolution 2025-384, the amended master development order

• Resolution 2025-385, the amended Increment 1 development order

Schools

• Florida Department of Education

• Florida Department of Education list of schools, Charlotte district

• Charlotte County Public Schools

• Charlotte County Public Schools boundary locator

• Charlotte County Public Schools boundary maps

• Charlotte County Public Schools charter schools

• Babcock Neighborhood School admissions

Utilities and market context

• Florida Power and Light

• TECO Peoples Gas

• TECO Peoples Gas service availability check

• Florida Realtors market reports index

• Florida Realtors, Punta Gorda metropolitan area snapshot, July 2026

Our own Babcock Ranch coverage

• Babcock Ranch community guide

• Babcock Ranch district assessments guide

• Verde at Babcock Ranch

• Palmetto Landing at Babcock Ranch