Babcock Ranch - Verde

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

Verde is one of the Babcock Ranch communities we cover in depth, and other nearby communities on our site include Waterview Landing and Webb's Reserve. 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.

Verde at Babcock Ranch is a gated Pulte Homes neighborhood on 109.23 recorded acres in the MidTown district of Babcock Ranch, Charlotte County, Florida, capped by covenant at 399 dwelling units. One hundred thirty-six of its homesites have closed on recorded deeds since December 2023 and 243 remain. This page is built from the Charlotte County parcel roll, the recorded Supplement to the Community Charter, the county’s complete deed file, the special district’s own adopted assessment schedule and FEMA’s own data, not from builder marketing. It sits under our wider Babcock Ranch community guide, which covers the town as a whole.

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 a home in Verde, the single most important fact on this page is that Pulte still owns at least 238 of the neighborhood’s 379 county homesites, 233 of them empty lots, and is currently discounting all five of its standing spec homes. You are not competing with the season. You are competing with a builder that runs a sales centre inside your gate. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

In This Guide

Everything below is neighborhood-level unless a sentence says otherwise, and every count, median and percentage carries the denominator it was computed over and the date it was measured.

• What it actually costs to own here, layer by layer, with the arithmetic shown for all three district bands

• Every Pulte floor plan currently offered, what is included as standard and what is not

• What 136 recorded closings show about price, product mix, pace and absorption

• The one resale in Verde’s entire history, published with the loss it took

• How many homesites Pulte still owns, and what it is doing to its own prices

• Street-by-street waterfront rates, lot sizes and measured elevation

• Flood zone, wind code, insurance, schools, distances and the pipeline

• What we would tell you not to like

• How Verde measures against every other Babcock Ranch neighborhood on one yardstick

• How to check every number on this page yourself, for free

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

Almost every page written about Verde is builder marketing rewritten, and the single most-republished source about this neighborhood online is a June 2023 trade article that is now wrong on every figure it prints. Ours is not built that way. We hold the Charlotte County parcel roll, the complete recorded deed file, the recorded Supplement to the Community Charter that actually governs these 109.23 acres, the special district’s adopted assessment schedule, the corporate record for the sub-association and FEMA’s own flood and policy data. 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. McGreevy and Comisar and their Domain Realty Group team have sold 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 pulled the Charlotte County Property Appraiser’s full nightly parcel roll and its complete recorded-deed file, isolated Verde’s own subdivision designator and tax district 206, and rebuilt this neighborhood from the ground up. That produced 398 parcels, 379 of them residential homesites, 165 recorded deeds, 142 qualified transfers, 137 qualified arm’s-length improved closings, 62 of them in the trailing twelve months to 31 August 2026, and exactly one resale. We then retrieved the recorded Supplement to the Community Charter for Village II, Parcel 4 as a first-party PDF carrying the Clerk’s own recording stamp, read its Exhibit A metes and bounds and its Exhibit B covenants, and pulled the sub-association’s corporate record and every annual report it has filed since 2022.

We read the Babcock Ranch Community Independent Special District’s adopted budget for fiscal year 2026 line by line and found Verde’s own rows, filed under Village 2 Parcel 4 as “Verde Village II.” We tested five separate Letters of Map Revision against all 346 mapped Verde parcels rather than assuming which one governs, sampled the United States Geological Survey’s bare-earth elevation service at those same 346 coordinates, and measured how far each parcel actually sits from the nearest Zone AE polygon. We read all twelve of Pulte’s current Verde plan pages and set-differenced their included-features lists against each other and against a neighboring Pulte community, which is how we can tell you which items are genuinely standard here and which are options that merely happen to appear on every spec home.

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 how many builder-owned lots stand between them and a clean sale, what the builder is discounting this month and by how much, and what the only resale in this neighborhood’s history actually did. We can tell a buyer what the tax bill looks like in year two rather than year one, which streets are nine-tenths waterfront and which are a third, and which of the twelve plans has the largest gap between its advertised base and what a finished example actually costs. Our team has closed transactions across Charlotte, Lee and Collier counties for more than a decade, and we’ve represented buyers against national homebuilders often enough to know what a concession is worth against a price reduction. You can read more about the team on our about page.

What our clients say

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

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review

Ready to talk about your Verde home?

Whether you are weighing a listing against 233 empty builder lots or trying to work out what a specific homesite on Sage Terrace is really worth, the fastest route is a conversation with someone who already holds the record. Get a real valuation at our Verde 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.

Verde at a Glance

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

The eight things nobody else publishes about Verde

• The 399 figure is a recorded covenant cap, not marketing. Exhibit B, section 1 of the recorded Supplement reads that no more than 399 dwelling units may be constructed without the written approval of the Founder and Charlotte County. Every competing page repeats 399 as a brochure number and none of them can tell you where it comes from.

• 379 homesites exist on the county roll and 20 do not yet. Verde’s lot numbers run 2749 to 3147, which is exactly 399 numbers. The 20 missing are lots 2884 through 2903, one unbroken block, physically between 44594 Emerald Street and 16981 Chartreuse Avenue.

• Pulte still owns at least 238 of the 379 homesites, about 62.8 percent, and 233 of those are empty lots. That is the seller’s real competition and no competing page publishes it for any Babcock Ranch neighborhood.

• Verde has produced exactly one resale in 32 months, and it lost money. One home, bought at $360,000 and resold at $300,000 eighteen months later. The entire competitive set publishes zero Verde resale data.

• Waterfront varies enormously by street. Sage Terrace is 90.6 percent county-flagged waterfront, Harlequin Court 90.2 percent, Brunswick Lane 87.2 percent, and Kelly Drive, the spine road, only 35.9 percent.

• The flood-insurance discount that applies here is 10 percent, not the 25 percent everyone repeats. Charlotte County is Community Rating System Class 5, and the 25 percent figure applies inside the special flood hazard area. Verde is outside it.

• Verde is governed in two tiers by recorded requirement. The Supplement obliges Pulte to record a separate sub-association declaration covering open space, private roads, recreational amenities and stormwater ponds. That recorded phrase, “private roads,” is why Verde’s streets are private and why it can be gated at all.

• All five of Pulte’s standing spec homes are discounted, and every one is still priced above its own plan base, by $16,000 to $80,000. The savings badge measures a reduction from that specific home’s loaded list price, not from what it would cost you to build the same plan.

What It Actually Costs to Own a Home in Verde

Owning in Verde costs considerably more than the mortgage and more than the property tax, because at least six separate charges sit on top of the purchase price and a seventh is not published anywhere. On a home in the 40-foot assessment band bought at $350,000, the known annual carrying cost before any mortgage runs to roughly $10,793, and more than half of that is not property tax at all. Here is every layer, with the arithmetic shown so you can check it yourself.

Layer one: county ad valorem property tax

Verde 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 the arithmetic on a $350,000 taxable value at the 2025 final rate is 350,000 divided by 1,000, multiplied by 14.9418, which is $5,229.63 a year. At $450,000 the same rate produces $6,723.81, and at $550,000 it produces $8,217.99.

Two things about that number matter more than the number itself. First, a new-construction buyer starts from a just value set at or near the purchase price, with no prior owner’s capped assessment to inherit. Second, the rate above is the county’s total district rate and it includes school levies, which the second homestead exemption does not touch. Use the Property Appraiser’s own tax estimator for a specific parcel rather than any figure on any agent’s page, including this one.

Layer two: the district assessment, and the three bands

Babcock Ranch is not a Community Development District. It is the Babcock Ranch Community Independent Special District, created by special act, Chapter 2007-306, Laws of Florida, and governed under Chapter 189 of the Florida Statutes rather than Chapter 190. It prints on the Charlotte County tax bill as BABCOCK RANCH CSID. Nearly every competing page in this market calls it a CDD, and that is a citable error rather than a matter of opinion.

The district’s adopted budget for fiscal year 2026 carries Verde’s own rows under Village 2 Parcel 4, “Verde Village II,” homebuilder Pulte. The arithmetic in each band is operations and maintenance plus debt service:

Read that table carefully, because three details in it are buyer-facing and none of them is published anywhere else. The 60-foot row exists with a full rate and zero units at Verde, so there is no 60-foot Verde product to buy; the rate is printed because the schedule is a standard form. Every band rose exactly $30.90 between fiscal 2025 and fiscal 2026, and the entire increase is in operations and maintenance, which went from $617.98 to $648.88. Debt service was flat on every band. And Verde’s off-roll schedule shows a dash in the units column for both products, which means every Verde unit is on-roll: the district assessment appears on your Charlotte County tax bill rather than arriving as a separate invoice. That is a genuine difference from Babcock Ranch neighborhoods with off-roll parcels, where a buyer budgeting from the tax bill misses the assessment entirely.

Layer three: the master association, town-wide

Every unit in Babcock Ranch pays the Babcock Ranch Residential Association master assessment, currently $408 per quarter, or $1,632 a year, which is $136 a month. It is made up of three components: the master assessment itself at $270 a quarter, Quantum Fiber internet service at $135 a quarter, and an environmental component at $3 a quarter. The master component actually fell for 2026, from $95 to $90 a month. That is unusual enough to say out loud, and it is the reason a 2024-vintage figure quoted on a competing page will not match your statement.

Because the internet component is bundled into the master assessment, a Verde owner is buying town-wide fiber as part of the association bill rather than separately. Note what that means in the other direction: when an aggregator lists a gigabit of fiber as a Verde amenity included in the HOA, it is describing a town-level charge, not something Verde’s own association provides.

Layer four: the Verde sub-association, and why we will not put a number on it

Verde has its own homeowners association, incorporated on 23 June 2022 as Verde at Babcock Ranch Homeowners Association, Inc., Florida entity N22000007145, and it is a real and mandatory-membership entity that owns twelve tracts totalling 25.21 acres inside the gate, including the 14.10-acre road tract. The recorded Supplement obliges the builder to give the initial purchaser of each unit a copy of the association’s budget and the assessment amount before conveying that unit, so the number exists and is disclosed at contract. It is simply not published anywhere.

Pulte’s Verde pages carry no dues figure and the estimated-payment disclaimer on every one of them states that estimated payments do not include monthly homeowners’ association dues. The developer’s Verde entry carries none either, and the town association publishes only the master and district figures. We are not going to estimate it, because an estimate for the one charge on this page nobody can check is exactly the kind of plausible number that makes every other figure on a page unreliable. Call the Verde sales centre on (941) 283-7494 or the association’s manager, Access Management, and get it in writing before you go firm.

Layer five: solid waste

Charlotte County bills solid waste as a non-ad-valorem assessment on the tax bill. The single-family rate for units sold to individual owners is $340.58 a year, which is $28.38 a month. The noticed figure was $325.86 with a note that it would be updated; the off-roll rate is $320.15. Babcock Ranch’s collection is run by Babcock Ranch Waste Services, a division of the special district itself, which is a detail several competing pages get wrong by naming a private hauler.

Layer six: 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 a unit, which is $23.18 a month, with $294.90 proposed. This is a flat per-unit charge, so it does not scale with the value of your home, and it is one of the lines that makes a modestly priced Verde home carry proportionally more fixed cost than an expensive one.

Layer seven: insurance, and what the builder itself estimates

Homeowners insurance is not a fixed schedule and we will not publish a Verde average, because no such figure exists in any public dataset. What we can give you is what Pulte itself estimates on its own Verde quick move-in pages, which is a builder estimate keyed to price rather than a quote:

Treat the tax column with real caution. Pulte’s own disclaimer says these estimates exclude homeowners’ association dues, and they do not separate out the district’s non-ad-valorem assessment, so they are not the tax bill and were never meant to be. Flood insurance is separate again and is covered further down this page, because Verde’s position outside the special flood hazard area changes both whether you need it and what discount applies.

Putting the stack together, worked

Here is the full known stack on a 40-foot-band Verde home purchased at $350,000, using the 2025 final millage and the fiscal 2026 assessment schedules, with the builder’s own insurance estimate for a home at that price:

Of that $10,793.47, exactly $5,563.84 is not property tax at all, which is 51.5 percent of the bill. None of that half is protected by the Save Our Homes three percent assessment cap, which applies only to the assessed value used for ad valorem tax on a homesteaded property. So a Verde owner who homesteads and holds for years watches the protected half of the bill rise slowly while the unprotected half rises at whatever the district, the association, the county and the insurance market decide. That is the single most useful thing to understand about the cost of this neighborhood, and it is true in every Babcock Ranch neighborhood, not just this one.

The same stack on the 50-foot band

Run the identical arithmetic on a 50-foot-band home bought at $450,000 and the picture shifts in the way you would expect, because a value-based tax scales with price while flat per-unit charges do not.

Here the four fixed non-ad-valorem charges plus insurance come to $6,138.08, or 47.7 percent of the bill. For completeness, on the 60-foot rate of $2,755.14 the fixed charges alone would come to $4,952.12 before insurance, but no Verde home is assessed on that band, so treat that row as the schedule’s arithmetic rather than as a Verde cost.

The year-two homestead reset, and why buyers get caught by it

Florida homestead is not automatic and it is not retroactive. If you buy a Verde home in 2026 and file for homestead by 1 March 2027, the exemption first applies to the 2027 roll, and the Save Our Homes cap first bites on the 2028 roll. Your first full tax year is uncapped and unexempted, and the second is the one that tells you what the home really costs. The standard first homestead exemption is $25,000 against every levy; the additional exemption applies to the value band above $50,000 and is indexed, at $26,411 for 2026, and it applies to non-school levies only, which is worth roughly $602 a year at Charlotte County rates.

The trap runs in the other direction on a resale. If you buy from a long-homesteaded seller whose assessed value has been held down for years, the assessment resets to just value in the year after the sale and the tax bill can jump sharply, which is exactly the discrepancy buyers discover after closing rather than before. In Verde that trap is small today, because the neighborhood’s oldest home closed in December 2023 and nobody here has accumulated meaningful Save Our Homes protection yet. It will matter here in a decade. It matters elsewhere in Charlotte County right now.

The Homes: Every Pulte Floor Plan at Verde

Pulte currently offers twelve home designs at Verde in three named collections, ranging from 1,433 to 3,416 square feet and advertised from $314,990 as of 7 September 2026. That is three more designs than the nine a widely republished 2023 article still reports, and the difference is the Estate collection, which launched in September 2025. Every price below was read from the builder’s own plan pages on 7 September 2026, and builder pricing moves monthly, so treat the date as part of the figure.

The twelve plans, with base prices as of 7 September 2026

We publish beds, square footage and garage bays because Pulte’s own surfaces agree on those. We deliberately do not publish a bath count for Winthrop, Yellowstone or Astoria, because Pulte’s plan grid and its own compare tool disagree by half a bath on all three, and the Everly’s marketing copy claims four baths against its own three-bath specification. When a builder’s two published surfaces contradict each other, the honest answer is to say so and to send you to the specification sheet for the specific home.

What actually distinguishes the three collections

The collections are not simply small, medium and large, and the differences that matter are measurable rather than atmospheric.

• Garage bays. All four Garden plans and all five Classic plans are two-car. All three Estate plans are three-car, and the third bay is standard rather than optional; the Bloomfield’s own description calls it an included three car garage.

• Stories. Eight of the twelve plans are single-story. The four two-story plans are Mill Run, Talon, Winthrop and Yellowstone, all of them Garden or Classic. Every Estate plan is single-story, so the Estate collection is bigger on one level rather than by adding a floor.

• Included features. We extracted the included-features list from all twelve plan pages and compared them item by item. The lists are identical across all twelve with exactly one exception: the three Estate plans add a gathering room tray ceiling under Interior. That is the only item the top collection adds to the base specification sheet.

• One counter-intuitive bathroom line. Pulte’s feature sheet carries a tiled recessed owner’s shower with a glass enclosure qualified as Classic Series only, printed on all twelve plan pages. Read literally, that means the tiled owner’s shower is standard on the five Classic plans and is not standard on Garden or on Estate. The mid-tier collection gets it and the top-tier collection does not.

Estate is not the top of the price ladder, and that surprises people

It is intuitive to assume the Estate collection is the most expensive product at Verde. It is not. Estate starts higher, at $486,990 against the Classic collection’s $373,990, but the largest and most expensive plan at Verde is a Classic: the Yellowstone, 3,416 square feet at $548,990. The Winthrop, also Classic, is 2,894 square feet and larger than every Estate plan.

The useful way to read Verde’s lineup is as a $234,000 base-price spread across 1,983 square feet of size spread inside one 399-unit gate, which is unusually wide for a single Babcock Ranch neighborhood. A buyer optimizing for garage space should be steered to Estate rather than to square footage; a buyer optimizing for square footage should be steered to Classic rather than to collection tier.

The Estate launch was a repositioning, not just a product addition

Verde opened in June 2023 as Pulte’s value play at Babcock Ranch, marketed at buyers wanting a quicker timeline from purchase to move-in, with what the builder called a simplified and streamlined approach and professionally curated, preselected finishes. Adding a three-car single-story collection at $486,990 to $518,990 in September 2025 stretched the advertised band upward without moving the floor, which is why the neighborhood’s median can fall while its volume rises. That is not a softening market. It is a changing product mix, and the deed record shows it plainly further down this page.

A plan name change worth knowing about

The plan Pulte now calls Crestmere was previously called Cresswind. It is the same plan and the same plan identifier, and the old address on the builder’s site permanently redirects to the new one. This is a small thing with a useful consequence: any competing page still calling this plan Cresswind has not been updated since the rename, which tells you something about how current the rest of that page’s figures are.

One more thing about the plan copy itself

Of Pulte’s twelve plan descriptions at Verde, exactly one names the neighborhood, the Medina, and one more names the town. The other ten are national Pulte plan copy reused across Florida and other states. That is not a criticism of the homes, which are the same homes either way. It is a warning about sourcing: a page that describes Verde by quoting those descriptions is describing Pulte, not Verde, and it will read identically to a page about a Pulte neighborhood 900 miles away.

What Pulte Includes as Standard at Verde, and What It Does Not

Pulte publishes no downloadable feature-sheet document for Verde. What it publishes instead is an on-page Home Features block on each of the twelve plan pages, and we extracted and compared all twelve on 7 September 2026. Everything in the first list below is what Pulte itself states as included. Everything in the second list is what appears in model photography, in gallery captions or on individual spec homes and is absent from that included list, which means it must be described as an option rather than as standard.

What Pulte lists as included on every Verde plan

• Kitchen: Aristokraft cabinets with 42-inch upper wall cabinets and hardware, a Moen faucet with pullout sprayer, a stainless steel kitchen sink with electric garbage disposal.

• Exterior: shingle roof, decorative stucco, ventilated aluminum soffits, Sherwin-Williams latex paint, whole-house gutters, professionally landscaped homesite with full sod and an automatic sprinkler system, automatic garage door opener with remotes, insulated fiberglass entry door, compact fluorescent exterior lighting, and whole-house impact-resistant windows rated to Florida’s High Velocity Hurricane Zone standard with Low-E screened glass.

• Structural: steel-reinforced concrete block construction, and professionally engineered roof trusses with hurricane tie-downs.

• Interior: tile floors in the gathering room, foyer, kitchen, cafe, baths and laundry; a walk-in owner’s closet; decorative chrome door hardware; and, on the three Estate plans only, a gathering room tray ceiling.

• Bathrooms: decorative Moen faucets, Aristokraft bath cabinets, standard-height commodes, and a tiled recessed owner’s shower with glass enclosure on the Classic series only.

• Heating and cooling: ceiling fan prewires per plan, R-30 ceiling insulation, an energy-efficient water heater.

• Smart home: a smart home prewire comprising a wiring enclosure, wireless access point wiring, hardwired locations per plan and CAT 6 wiring, plus a motion-sense switch at the owner’s entrance.

• Electrical and plumbing: smoke detectors and exterior waterproof electrical outlets.

What is not on that list, and therefore is not standard

This is the part competing pages get wrong, because the obvious source for a finish description is a model home and a model home is a sales tool rather than a specification.

• Quartz countertops are not on the included list. They appear as a selected item on all five current spec homes, which means every standing home has them and none of them has them as standard.

• Stainless steel appliances are not on the list either. The list includes a stainless steel kitchen sink. Appliances are a selection.

• Luxury vinyl plank flooring is not listed. Standard flooring per the list is tile in the wet and common rooms, which implies carpet elsewhere.

• A smart home package is not standard. A smart home prewire is. That distinction is precise, it is Pulte’s own wording, and it is worth several thousand dollars.

• Extended covered lanais, garage extensions, bay window elevations and enclosed walk-in showers all appear as per-home selections on the current spec homes, not on the standard list.

• Pools, spas and outdoor kitchens appear nowhere on the standard list. The Heston model home that houses the sales centre has a pool. That is a model-home feature.

• Gas appliances are not on the list, and the fuel type at Verde is not established. See the next section.

The fuel type question, and why we will not answer it by analogy

This is the single highest-value unanswered question about a Verde home and we are going to leave it open rather than fill it in. Pulte’s included-features list for Verde names no gas appliance, no gas range, no gas water heater and no gas line. The water heater line reads only “energy-efficient water heater” with no fuel stated. The word gas appears exactly once anywhere on Pulte’s Verde community page, as the caption on a single gallery photograph reading “stainless steel gas appliances.” None of the five current spec homes lists a gas item among its selections.

Separately, and at town level rather than neighborhood level, TECO Peoples Gas serves Babcock Ranch and lists the town among the communities it serves. That establishes that gas exists in the town. It does not establish that a line runs to a Verde homesite or into a Verde house. Some Babcock Ranch neighborhoods are natural gas and it would be easy to assume Verde matches one of them; assuming is how a page becomes wrong. One call to the Verde sales centre on (941) 283-7494 closes this, and it is the first call we make for a client shopping here.

What Pulte does not publish about energy performance

Pulte’s Verde pages load the builder’s standard HERS Index and energy-efficiency explainer, complete with a score meter graphic and a comparison frame against a twenty-year-old resale home. The module renders with no HERS value, no estimated annual operating cost and no estimated annual saving for Verde or for any Verde plan. The meter is an empty template.

So we do not publish a HERS score for a Verde home, and any page that carries one has either invented it or lifted it from a different community. What we can attribute honestly is a town-level requirement: at Babcock Ranch, all homes must receive at least bronze certification from the Florida Green Building Coalition. That is a town rule that reaches a Verde home, and it is the strongest energy claim available at this address. Pulte’s own award as Florida Green Building Coalition Builder of the Year is an award to the company, and the builder’s site and a trade article name two different years for it, so we cite neither without its source.

The warranty, and the ten-year term’s actual trigger

Verde is covered by Pulte’s national limited warranty. Its structure is one year on materials and workmanship, two years on the workability of plumbing, electrical, heating, ventilating, air conditioning and other mechanical systems, five years against certain types of water infiltration and internal leaks, and ten years on structural elements.

Read the ten-year term carefully, because it is narrower than the marketing implies. The warranty book defines structural elements as load-bearing walls, beams, girders, trusses, rafters, bearing columns, lintels, posts, structural fasteners, subfloors, footings and roof sheathing, and it expressly excludes floating slabs and non-load-bearing partition walls. It then states that a structural element is not deemed defective unless there is actual physical damage that diminishes its ability to perform its load-bearing function such that the home is unsafe. That is a ten-year load-bearing-failure warranty, not ten years of general structural repair, and the difference is the whole of it.

One genuinely useful feature for a resale buyer: the warranty is transferable. It runs to the original purchaser and to all subsequent owners who take title during the applicable coverage periods, and coverage runs from the builder’s original closing date. A Verde home resold in its fourth year carries the balance of the five-year water term and the ten-year structural term.

Storm Construction, Wind Code and What Pulte Does Not Specify

Verde’s storm specification is genuinely strong and its weakest point is what the builder declines to state rather than what it states. Impact-resistant windows are an included feature on all twelve plans, rated to Florida’s High Velocity Hurricane Zone standard, and Pulte carries an impact glass included badge on the community page. That is a first-party, plan-by-plan claim and it is Verde’s single best construction fact. What follows is the precision around it, because that precision is where competing pages go wrong in both directions.

Windows yes, doors not stated

Pulte’s own included-features list says windows. The only door on that list is an insulated fiberglass entry door with no impact rating stated, and sliding glass doors and lanai sliders are not mentioned anywhere on the community page, on any of the twelve plan pages, or on any of the five spec-home pages.

A trade article about the Estate collection writes that those homes feature impact-resistant windows and doors. That goes further than the builder’s own published specification, and it is the same class of error we have corrected on other builds in this town, only running in the opposite direction. We publish windows as standard, we say the doors are not specified, and we tell you to get the door protection confirmed in writing on the specific home.

The wind code, and why opening protection is required here anyway

Charlotte County’s own adopted wind risk category maps show a wind speed boundary running through the county, with 160 mph on the southwest coastal side and 150 mph on the eastern inland side. Verde sits in the far northeast of Charlotte County, adjoining the DeSoto and Lee lines and roughly fourteen miles inland from Charlotte Harbor, which places it on the 150 mph side for Risk Category II buildings, the category that governs ordinary single-family homes.

That matters more than it looks. The Florida Building Code defines the wind-borne debris region to include areas where the ultimate design wind speed is 140 mph or greater, regardless of distance from the coast. At 150 mph, Verde is inside the wind-borne debris region, so impact-rated glazing or approved shutters are code-required on glazed openings rather than a builder favour. The right way to read Pulte’s included impact windows, then, is not that Verde is unusually protected, but that Verde’s builder has chosen glass rather than panels to satisfy a requirement that applies to every home built here.

Block construction, and the question about second floors

Pulte lists steel-reinforced concrete block construction under Structural on all twelve plan pages. It does not say which storeys. Four Verde plans are two-story: Mill Run, Talon, Winthrop and Yellowstone. The Florida volume-builder norm is block on the first floor and wood frame above, and Pulte does not state otherwise anywhere on its Verde material, so we will not write that Verde’s two-story homes are all-block on both floors. Ask, and get the answer on the plan set.

What is simply not published, and is worth asking about

Four items are insurance-relevant or inspection-relevant and Pulte publishes none of them for Verde. Searching every Verde page, every plan page, every spec-home page and the national warranty book for the relevant terms returns nothing at all on any of them.

• Secondary water resistance, the sealed roof deck detail that is one of the larger available Florida wind-mitigation credits.

• The impact rating on entry doors, sliding glass doors and any garage door glazing.

• Design pressure ratings and roof deck attachment specification, both of which feed a wind mitigation inspection.

• Second-floor construction on the four two-story plans.

None of those is a defect. All four are ordinary things a builder does not publish and a buyer’s agent asks for. We ask for them in writing before the inspection period ends, because a wind mitigation credit you can document is worth more every single year than a closing-cost concession you take once.

What 136 Recorded Closings Actually Show

Every volume, count, median and share in this section is counted from recorded deeds and the county parcel roll, never from a multiple listing service, and the reason is structural rather than stylistic. Verde is a Pulte neighborhood in which the overwhelming majority of transactions are builder closings, and a buyer who signs at Pulte’s sales centre at 44252 Kelly Drive produces no listing, no days on market and no listing-service sale price. That service records brokered listings, not sales. Which is why every market report you can find on this neighborhood is measuring a fraction of it.

The working set, and how it was built

The county publishes its complete recorded-deed file free and with no login. Filtering it to Verde’s parcels returns 165 recorded deeds spanning 18 December 2023 to 27 August 2026. Of those, 142 are qualified arm’s-length transfers under the Florida Department of Revenue’s transfer codes, and 137 are both qualified and carry the appraiser’s improved flag, meaning a structure existed on the roll at transfer. Those 137 deeds sit on 136 distinct residential homesites, because exactly one homesite has two of them.

The 23 excluded deeds deserve a sentence, because exclusions are where a market analysis can be quietly rigged. All 23 disqualified transfers on Verde parcels carry a consideration of exactly $100. The maximum among all 23 is $100. They are quit claims and trust transfers, not sales, and excluding them is a verifiable act rather than a judgement call.

The trailing twelve months

Of those 62 closings, 61 were first-time closings from the builder and one was a resale. All-time, from the first recorded closing on 18 December 2023 through 31 August 2026, Verde has recorded 137 qualified improved closings at a median of $455,000 with a range of $299,000 to $700,000.

An honest note about August 2026, and both bases

There is one measurement wrinkle in the most recent month and we would rather explain it than bury it. Five qualified Verde deeds recorded in the last three weeks of August 2026 carry the county’s vacant flag while being priced as finished homes, at $379,000, $530,000, $530,000, $629,600 and $667,500, all now owned by named individuals and all still coded vacant residential with no year built on the roll.

Those are not lot sales. A 40-foot or 50-foot Babcock Ranch homesite does not convey at $667,500. They are August 2026 home closings recorded before the county flipped the parcel from vacant to improved, and the identical pattern appears in a neighboring Babcock Ranch neighborhood in the same week, which is what tells us it is a county data-lag artefact rather than a Verde quirk. So: August 2026 shows 3 closings on the improved-only basis and 8 on the all-qualified basis. Any sentence about the most recent month has to use 8. On the all-qualified basis the trailing twelve months reads 67 closings at a $450,000 median, up 48.9 percent on the prior twelve.

The twenty-four month series, month by month

Denominator: qualified arm’s-length improved deeds on Verde parcels, by sale date. The all-qualified basis differs only in August 2026.

A monthly median computed on one to ten closings is noise, and we are printing the count beside every one of them so you can see that for yourself. Six of these twenty-four months carry three closings or fewer and three carry exactly one. If a competing page shows you a Verde price trend line by month without a count beside each point, it is drawing a trend through single transactions.

Read the half-year series instead

The defensible reading is that Verde’s median fell from about $504,000 in its opening half-year to about $414,000 in the second half of 2025 and then recovered to about $449,000 in the first half of 2026, while volume roughly doubled from 16 closings to 34 over the same span. That trough and recovery is a product-mix story, not a price crash. Pulte launched the Estate collection here in September 2025, which reintroduced larger homes to the mix and pulled the median back up. Anyone reading the 2025 dip as a Verde price collapse is reading a change in what was being sold as a change in what it was worth.

The full price distribution, trailing twelve months

Denominator: the 62 qualified improved closings from 1 September 2025 to 31 August 2026. Bands are left-inclusive.

Not one Verde home closed below $300,000 in the past twelve months. The cheapest was exactly $300,000, and it was the neighborhood’s only resale rather than a builder closing. Only about one Verde closing in four came in under $400,000, and half the neighborhood’s closings sat below $450,000.

Verde’s distribution is single-peaked and wide. It spreads fairly evenly from $325,000 to $600,000 with a soft peak in the $400,000 to $475,000 range. There is no two-products framing available here and no bimodal split, which is worth saying explicitly because a neighboring Babcock Ranch community does have one and the shapes get copied across.

Price per square foot, with the denominator warning attached

On total area under roof rather than living area, the all-time median is $157.87 and the trailing-twelve median is $152.46, on the same denominators.

Now the warning, because this is where a per-square-foot figure becomes dishonest without one. Only 28 of the 62 trailing-twelve-month closings, or 45 percent, have an assessed living area on the county roll, because the county has not yet assessed any 2026-built Verde home. The $210.75 rests on 28 rows, not 62. The all-time $217.34 on 103 rows is the sturdier of the two, and it is the one we would use in a pricing conversation.

What the county roll can and cannot tell you about product

The Charlotte County parcel roll carries no lot-width, lot-dimension or lot-area field. The only source for Verde’s 200 forty-foot and 199 fifty-foot split is the district’s aggregate assessment schedule, which does not tie to individual account numbers in any public file, and Pulte publishes no lot-width text at all. So there is no way to compute a 40-foot median or a 50-foot median from public data, and we will not publish one. Any page that shows you one has made it up.

What the roll does support is living-area bands, and those are genuinely useful:

Plan-level closing medians, where the count supports one

Matching the roll’s assessed living area to Pulte’s marketed square footage within a tight tolerance produces plan-level medians, but only 50 of the 103 assessed closings match a plan Pulte currently advertises. The 53 that do not sit at square footages Pulte no longer offers here, most heavily 2,255, 2,560, 2,543 and 2,867 square feet, which are almost certainly retired plans from the 2023 to 2024 lineup when Verde offered nine designs rather than today’s twelve. We publish medians only for the five plans carrying six or more closings.

Look at the gap between the base price column and the closing median column, because it is the most practically useful thing on this page for a new-construction buyer. A Daylen bases at $325,990 and has actually closed at a median of $350,000 across fifteen recorded transactions. That roughly $24,000 gap is what options, homesite premiums and elevation upgrades cost in real transactions at Verde, and it is the number the base price does not tell you. No Estate-collection closing has yet appeared in the matched deed record, because those homes are the ones the county has not assessed.

Absorption, and when Verde actually sells out

A homesite is gone when a qualified arm’s-length improved deed has been recorded on it. The single resale is excluded from the absorption rate, because reselling a home does not consume a homesite.

At the trailing-twelve-month pace of about five builder closings a month, Verde’s 243 remaining homesites represent roughly four years of supply and put sellout around August 2030. At the faster six-month pace it is closer to late 2029. Of the 243, 238 are parcels still coded vacant with no qualified improved deed, which is the true remaining pipeline, and 5 carry a completed home but no closing, which are Pulte’s models and standing inventory.

One honesty note on that number: neither the builder nor the developer publishes a homesites-remaining figure for Verde, and no local article since the 2023 grand opening gives one. The 243 is deed-derived and it is the only number available, which is precisely why it is worth having.

The One Resale in Verde’s History

Of the 136 Verde homes that have closed since the neighborhood’s first recorded sale in December 2023, exactly one has resold. It sold in July 2024 for $360,000 and again in January 2026 for $300,000, which is $60,000 or 16.67 percent below the original price after an eighteen-month hold. That is a 0.7 percent resale rate over 32 months, and it is the single most valuable and most uncomfortable fact on this page. We publish it because a seller needs it and because nobody else in this market will.

The transaction, in full

There is a third instrument on that parcel, number 3613547, recorded 11 February 2026 at a consideration of $100. It is a trust transfer by the new owner thirteen days after closing, it is disqualified under the state’s transfer codes, and it is correctly excluded from every figure on this page.

The cross-checks we ran before publishing it

A single-transaction finding deserves more verification than a hundred-transaction one, so here is what was done to make sure nothing was missed. Eleven Verde parcels carry two or more deeds of any kind. Ten of those eleven are a single builder closing followed by a $100 quit claim or trust transfer. Only 44195 Kelly Drive carries two genuine arm’s-length improved deeds. Widening the net to all qualified deeds regardless of the improved flag adds no second resale, and widening it further to all 165 recorded deeds regardless of qualification adds no second resale either.

Five caveats that must travel with this number

We would rather you understood this transaction than were impressed by it, so here is everything that limits it.

• The sample is one. This is a single transaction. It is not a resale rate, it is not an appreciation rate, and it must never be annualized or called a trend. Nobody, including us, should write that Verde homes have lost 16.7 percent.

• It is a gross deed-to-deed comparison, before closing costs and commission. The seller’s actual net position was worse than $60,000 down.

• The home is Verde’s smallest product, at 1,440 square feet of living area, and its $300,000 resale price is the single lowest recorded in Verde in the past twelve months. It is not representative of a neighborhood whose median is $449,150.

• A 0.7 percent resale rate is itself the story, and it is the honest one. In a neighborhood whose first home closed in December 2023 and where the builder still owns roughly 63 percent of the homesites, almost nobody has needed to sell yet. That is normal for a young community and it is evidence of neither strength nor weakness.

• The builder is the competition, not other resellers. A Verde seller today is not competing with a resale market, because there effectively is not one. They are competing with Pulte’s sales centre and its 233 unsold lots.

What we would actually tell a seller about it

The strongest honest framing is this: Verde has produced one resale in thirty-two months and it closed below its purchase price. Anyone modelling a two-year hold in Verde should model the builder’s remaining pipeline rather than comparable resales, because there are none. That is not a reason to avoid Verde and it is not a reason to sell in a hurry. It is a reason to price against the actual competition, which is a builder with 243 homesites left, and to be realistic about what a short hold in a neighborhood with four years of builder supply is likely to produce.

It also cuts the other way for a buyer. If you are buying here, the absence of a resale market means your exit in two or three years will look a lot like this one did unless the builder’s pipeline has cleared by then. Ask about that before you sign, not after.

Selling Against the Builder: How Much of Verde Pulte Still Owns

The owner of record on Verde’s parcels is Pulte Home Company LLC, and on the county’s 7 September 2026 parcel roll that entity holds at least 238 of Verde’s 379 residential homesites, about 62.8 percent, with 233 of them still empty lots. It also holds 245 of the 398 total parcels including seven common and drainage tracts. Two different owner-string matching methods against the same roll return 238 and 272; we publish the conservative figure, and either way the point is identical. The builder owns most of this neighborhood.

The ownership picture, parcel by parcel

The five Pulte-owned homes that carry no qualified improved deed are the sales centre and the standing inventory: 44252 Kelly Drive, built 2023 at 1,875 square feet, which houses the sales centre inside a Heston model; 44244 Kelly Drive, 2,646 square feet, built 2024; 44268 Kelly Drive, 2,702 square feet, built 2025; 44393 Kelly Drive, built 2025; and 44171 Kelly Drive, 1,560 square feet, built 2023.

The wedge, stated exactly

A Verde owner listing today competes with a builder that still owns 238 of the neighborhood’s 379 homesites, 233 of them empty lots, and that operates a sales centre inside the gate at 44252 Kelly Drive, open Monday through Saturday from 10am to 6pm and Sunday from noon to 6pm. Your buyer can walk from your living room to that sales centre. Any listing strategy here that does not start from that fact is not a strategy.

And the builder is discounting, all five homes, right now

As of 7 September 2026 Pulte lists five quick move-in homes at Verde and every single one of them is marked down from list, totalling $190,965 in advertised reductions. Pulte’s own community record independently carries an inventory count of five, from a different field on the same page.

Every figure in that table is dated 7 September 2026 and builder incentives change monthly. Note also that the deepest discounts sit on the finished homes: the two available now and the one completing this month carry the heaviest cuts as a group, while the two not completing until November and December carry the lightest at 5.2 and 4.3 percent. At Verde today the negotiating leverage sits on standing inventory rather than on to-be-built, because standing inventory is what the builder is paying to carry.

The fact every competing page omits

Here is what the savings badge does not tell you. Every one of those five discounted homes is still priced above the base price of its own plan, after the discount:

A $57,365 savings badge does not mean the home is $57,365 below what you would pay to build that plan. It means it is $57,365 below the list of that specific home with its options and its homesite premium already loaded in. The Bloomfield’s $38,860 in advertised savings still leaves it $80,000 over the Bloomfield’s own base price. That is not deceptive on the builder’s part, it is simply how spec pricing works, and it is the single most useful thing a buyer can understand before walking into a sales centre. It is also why a resale seller should never assume the builder’s headline discount is the number their buyer is actually comparing against.

Where the standing inventory physically sits

All five current spec homes sit on three streets: Kelly Drive, Emerald Street and Harlequin Court. The two Harlequin Court homes carry higher homesite numbers than the Kelly Drive and Emerald Street homes, which indicates a later release. Estate inventory exists but is thin at one home of the five. If you own on Sage Terrace, Brunswick Lane or Chartreuse Avenue, none of the builder’s current standing homes is on your street, which is a small but real point in your favour when a buyer is comparing immediate-possession options.

Where Verde sits inside Pulte’s own Babcock Ranch lineup

Pulte sells four communities at Babcock Ranch and publishes them together on the same page. As of 7 September 2026: Verde from $314,990 with five quick move-ins; Northridge from $329,990 with four; Lake Timber from $389,990 with none and marked limited opportunities remaining; and Sawgrass Lakes, coming soon, with no price published. Verde is Pulte’s lowest entry price at Babcock Ranch and carries the most standing inventory of the four. For a buyer that is leverage. For a seller inside the Verde gate it is a description of the competition.

Street by Street: Waterfront, Lot Size and Elevation

Verde has seven residential streets plus one amenity-only street, and they are genuinely different from one another in the ways buyers actually care about. Just under half the neighborhood’s homesites carry the county’s waterfront flag, but that neighborhood-level number hides a swing from 90.6 percent on one street to 21.4 percent on another. This is a hard county data field rather than a marketing adjective, and no competing page publishes it at street level.

Every street, with its parcel counts

Two spelling notes, because they matter if you are searching. Crowd-sourced mapping data misspells Viridian Way and omits Chartreuse Avenue entirely, despite the county carrying 36 parcels on it. We use the county roll’s spellings throughout.

Waterfront by street, and why the spread is the story

The three shorter cul-de-sac style streets, Sage Terrace, Harlequin Court and Brunswick Lane, are between 87 and 91 percent waterfront. Kelly Drive, the spine road that carries 171 of Verde’s 398 parcels, is barely more than a third. If a water view is what you are buying, the street matters far more than the neighborhood does, and a Verde listing that says many homesites offer water views without a denominator is telling you nothing at all.

Note also that the waterfront flag and the flood zone are completely independent here. Of the 186 waterfront-flagged residential parcels, every single one is in Zone X, area of minimal flood hazard, exactly like the 193 that are not flagged.

Where the water actually is, and who owns it

Verde’s water is held in six drainage tracts totalling 18.41 acres, and all six are still owned by Pulte Home Company LLC rather than by the homeowners association: tracts D111 at 1.40 acres, D112 at 2.04, D113 at 3.12, D114 at 4.22, D115 at 4.61 and D116 at 3.02. The association’s largest single holding is a separate 7.03-acre tract.

That ownership split is a live, checkable statement of where the build stands. The recorded Supplement obliges Verde’s sub-association to maintain, insure and operate the stormwater management ponds, and on the 7 September 2026 roll the conveyance of those six tracts to the association has not yet happened. It is entirely normal at this stage of a build. It is also the kind of thing worth confirming has been completed before you close, and nobody else is going to tell you it is outstanding.

Lot sizes, measured

Across 327 residential parcels carrying a mapped land area, Verde’s homesites run from 5,266 square feet at the smallest to 16,939 at the largest, with a median of 7,233. The 25th percentile is 5,952 and the 75th is 8,165. Kelly Drive holds the smallest lots at a 6,301 square foot median; Brunswick Lane holds the largest at 8,113, running up to 12,881.

Grouping those areas against the district’s assessment bands is informative but imprecise, because the county roll carries no frontage field: 67 lots sit at or under 5,400 square feet, 66 between 5,401 and 6,600, and 194 above 6,600. Treat that as a rough shape rather than as a product split, and remember the district’s own schedule assesses only 40-foot and 50-foot bands at Verde.

Measured ground elevation, street by street

Sampling the United States Geological Survey’s one-metre bare-earth elevation service at all 346 mapped Verde parcel centroids returns a median of 26.4 feet NAVD88, a minimum of 23.6, a maximum of 29.3 and a standard deviation of just 0.57 feet. Eighty percent of the samples fall inside a 1.4-foot band. Verde is engineered flat.

Two caveats belong with those numbers and we are not going to bury them. This is a bare-earth model: it measures the ground, not the finished floor of a house, and a finished floor sits above it. And the acquisition date of the underlying elevation data for this tile is not published, so some samples may predate the community’s own fill and grading. Publish this as measured site ground elevation, which is what it is, and never as a substitute for an elevation certificate on a specific home.

Flood Zone, Insurance and the Nuance Nobody Publishes

Every mapped Verde homesite sits in Zone X, area of minimal flood hazard, outside the Special Flood Hazard Area, which means a federally backed lender cannot require you to carry flood insurance here. That is the good and simple part. The part no competing page carries is that Zone AE begins at Verde’s own eastern boundary and sixteen lots sit within 100 feet of it, and that the flood-insurance discount that actually applies at this address is 10 percent rather than the 25 percent the whole market repeats.

The measurement, not the assertion

We pulled all nine flood-hazard polygons that intersect the Verde envelope from FEMA’s National Flood Hazard Layer with their geometry, then tested each of Verde’s 346 mapped parcel centroids against them.

By street, all in Zone X minimal: Kelly Drive 171, Harlequin Court 41, Brunswick Lane 40, Chartreuse Avenue 36, Sage Terrace 31, Emerald Street 10, Viridian Way 1, and 16 unaddressed tracts. Restricting to residential parcels only, it is 327 of 327.

How close is Zone AE, really?

A grid laid over the Verde bounding box put about five percent of its points inside Zone AE, all at the eastern end. Measuring from each parcel centroid to the nearest Zone AE polygon gives this:

The minimum is one foot, at 44736 Kelly Drive, a vacant lot at the far east end. The median across all 346 is 870 feet and the maximum is 1,542. The sixteen closest are the run of vacant lots from 44652 through 44736 Kelly Drive, all between one and 46 feet from the AE line. The nearest 0.2 percent annual chance shaded-X polygon is at least 792 feet from any Verde parcel.

So the correct statement about Verde and flood is quantitative rather than absolute. Every mapped homesite is in Zone X and outside the special flood hazard area, and the AE line is right there at the eastern boundary. A flat claim that Babcock Ranch is Zone X is falsifiable at Verde’s own east edge, and a buyer looking at a lot at the far end of Kelly Drive deserves to know that before they hear it from an insurer.

The governing map and the letter of map revision

Exactly one effective flood insurance rate map panel covers the whole Verde envelope: panel 12015C0500G, effective 15 December 2022. FEMA’s own community status book independently gives Charlotte County’s currently effective map date as the same date, which is the corroboration you want on a figure like this.

Five Letters of Map Revision intersect the Verde envelope and we tested each one against all 346 parcels rather than assuming which governs. Three are effective and cover every Verde parcel; one is superseded; and one, despite intersecting the envelope, covers zero Verde parcels. Verde’s most recent governing revision is LOMR 24-04-2314P, effective 4 November 2025.

The Community Rating System discount, corrected

Charlotte County participates in FEMA’s Community Rating System and has held Class 5 since 1 April 2023, with an original entry date of 1 October 1992 and community identification number 120061. The county’s own newsroom and most local coverage report the headline: Class 5, 25 percent discount.

Here is the correction. FEMA’s community status book records two discounts for a Class 5 community: 25 percent inside the Special Flood Hazard Area and 10 percent outside it. Verde is Zone X, which is not a special flood hazard area. The discount that applies to a Verde flood policy is 10 percent, not 25. Publishing 25 for a Verde home would be repeating a correct county-level figure at the wrong address, which is exactly the mistake this page exists to avoid.

What a flood policy has actually cost in this ZIP code

FEMA publishes its own policy file, and filtering it to single-family policies rated in Zone X in ZIP code 33982 returns 200 policies. Among those 200, the median total annual policy cost was $516, on a median building coverage of $250,000, with a range of $236 to $818. The median premium before fees and surcharges was $395.

Now the dating caveat, which is load-bearing. The policy effective dates in that sample run from January 2020 to December 2021. They predate the full phase-in of FEMA’s current risk rating methodology, so a 2026 quote will differ. We publish the figure with its vintage stated because a dated real number is more useful than no number, and infinitely more useful than an undated invented one. Attempts to pull the 2024 to 2026 window returned service errors from FEMA’s own interface rather than data, so that gap is a genuine one.

What this means for your insurance conversation

Three practical consequences follow from all of the above, and they are worth taking to a broker rather than to a website.

• Flood insurance is optional here, not lender-mandated, because Verde is outside the special flood hazard area. Optional is not the same as unnecessary; a meaningful share of national flood claims come from outside high-risk zones.

• If you buy a policy, ask for the 10 percent Community Rating System discount by name, and confirm the carrier applied the non-special-flood-hazard-area rate rather than the headline county figure.

• Wind mitigation is where the larger money is at this address. Verde’s impact windows are documented on the builder’s own feature list; secondary water resistance, roof deck attachment and opening protection on doors are not. A wind mitigation inspection that documents what is actually there is the highest-return hour you will spend on a Verde home.

The Recorded Documents That Govern Your Verde Lot

Verde’s governing structure is genuinely different from the single-declaration structure most Babcock Ranch neighborhoods use, and the difference is recorded rather than inferred. Verde is governed in two tiers: the town-wide Community Charter plus a Verde-specific Supplement that submits these 109.23 acres to it, and then a separate sub-association declaration that the Supplement itself requires the builder to record. Understanding that structure is what lets you find your own documents rather than take anyone’s word for what is in them.

The controlling instrument, with its recording data

The document is the Supplement to the Community Charter for Babcock Ranch Residential Properties, Village II, Parcel 4.

We retrieved that instrument as a first-party document from the town association’s own document centre, carrying the Clerk’s recording stamp on every page, which means the instrument number, book, page and date above are the Clerk’s own data rather than a third party’s transcription.

What the Supplement actually says about Verde

Four provisions in it are worth knowing and none of them appears on any competing page.

• The density cap. Exhibit B, section 1: no more than 399 dwelling units may be constructed within the property unless otherwise approved in writing by the Founder and by Charlotte County. That is where 399 comes from. It is a recorded covenant agreed with the county, not a sales figure.

• The exact acreage. Exhibit A’s metes and bounds closes at 109.23 acres, more or less, in Sections 28 and 33, Township 42 South, Range 26 East. The developer markets 109 acres. This is a rare case where the marketing number is verifiable to two decimal places.

• The master-association placement. Verde is Delegate District No. 29 and Service Area No. 18 under the town-wide charter, which is how your master assessment and your voting rights are administered.

• The requirement to create a sub-association. Exhibit B, section 2(a) obliges the builder, before the first conveyance of any part of the property, to prepare, obtain the Founder’s approval of, and record a declaration of covenants creating a mandatory-membership owners association, and to obligate that association to maintain, insure and operate any open space, private roads, recreational amenities, stormwater management ponds and other common improvements.

Why the phrase “private roads” matters more than it looks

That phrase in the recorded text is the strongest available support for the claim that Verde is gated, and it explains the ownership pattern on the roll. Verde’s 14.10-acre right-of-way tract is owned by the homeowners association rather than by the special district. In a neighbouring Babcock Ranch community the equivalent road tracts and the entrance tract are owned by the district instead. Association-owned roads are the physical and legal precondition for a gate, and Verde has them on the record.

Both the developer and the builder describe Verde as gated in their own copy, with the developer tagging it gated on its neighborhoods index and the builder listing a gated community and 399 future front doors among the community features. We have not independently confirmed the gate hardware on the ground, and we say so rather than implying we have.

The recorded plat, and the one that is not recorded yet

Verde’s phase one plat is Plat Book 26, Page 21, and that reference appears in the county’s long legal description on every one of the 347 phase one parcels. It is the only book and page reference anywhere in Verde’s legals.

Verde Phase 2 is a different matter. The 51 phase two parcels, lots 2833 through 2883 on Emerald Street and Shamrock Road, carry no plat book and page on the county roll yet. Their legals read simply as Verde Phase 2 followed by the lot number and the individual conveyance instrument. All 51 are vacant and none has ever sold. If you are buying a phase two lot, the plat reference is something to confirm at the Clerk rather than something we can hand you today.

The chain above the Supplement

The Verde Supplement sits under the town-wide charter, and that chain is recorded as follows.

Other recorded instruments touching Verde

Instrument 3653247 is the conveyance of eleven common-area tracts, B63 through B73, to the Verde homeowners association, and it is cited on all eleven tract records. The 14.10-acre road tract, B201, cites instruments E3557378 and E3557377. Roughly fifty further instruments in the 3.62 to 3.68 million range are individual phase two lot conveyances recorded during 2026.

What we could not retrieve, and are not going to invent

Verde’s own sub-association declaration, the one the Supplement requires the builder to record, is a document we have identified by requirement but not yet retrieved by instrument number. The Clerk’s official records search is free and public and its legal-description index does not carry Verde’s subdivision name as searchable text, so the route is a business-name search rather than a legal search. We tell you exactly how to run it further down this page. Likewise the articles of incorporation for the association exist as a nine-page scanned image with no text layer, and the declarant-control and turnover provisions sit on pages we have not read. Those are open items, not answers, and we will not fill them with plausible language.

The Verde Sub-Association, and Who Actually Runs It

Verde has its own homeowners association separate from the town-wide master association, and its corporate record is public, current and more informative than you would expect. It is an active Florida not-for-profit corporation with a licensed management company as its registered agent, and its filing history carries the documentary footprint of a management change during 2025. Here is what the record establishes and, just as importantly, what it does not.

The entity

One practical note if you go looking for this yourself. The Property Appraiser prints the owner string on Verde’s tracts as a truncated form that will not match a corporate-records search. The registered corporate name is the one in the table above, and searching the truncated version lands you past the entity entirely.

The filing history, and what it suggests

Two amended annual reports inside a single year, plus a registered-agent name change in March 2025 and an address change in March 2026, is the documentary footprint of a management or board change rather than routine housekeeping. It is not a red flag on its own. It is a reason to ask the manager directly what changed and when, which is a question a buyer is entitled to a straight answer to.

Is Pulte still in control?

Pulte’s name appears nowhere on the association’s current corporate record. The registered agent, the principal address, the mailing address and all three officers sit at the management company’s address rather than at a builder address. That is worth stating precisely because it is the opposite of the pattern in at least one neighbouring Babcock Ranch community, where the association’s officers all sit at the builder’s own address.

But officers sitting at a management company’s address does not by itself prove owner control, and we are not going to claim it does. During a declarant-control period it is entirely normal for a developer’s appointees to use the manager’s address for service. What the record does establish is this: day-to-day management has been handed to a licensed management company; the registered agent has been that company since March 2025; no builder entity, employee address or builder-named officer appears on the current record; and the builder has plainly not finished its work here, since it still owns 238 homesites, the model-home parking lot, a common tract and all six drainage tracts. The reasonable reading is that the development and sale period is still open and the Founder’s approval rights under the Supplement are still live, while the management function has already moved. The turnover trigger itself sits in the articles of incorporation, which are a scanned image we could not read past page one, and we are not going to guess at it.

What the association owns inside the gate

Twelve tracts totalling 25.21 acres are held by the Verde homeowners association, and their sizes tell you what they are.

Seven further tracts totalling 18.55 acres remain with the builder, comprising one small common tract and all six drainage tracts. Those six are the stormwater ponds the association is contractually obliged to maintain once they are conveyed.

What does the Verde association charge?

We have said this above and it bears repeating in the section where a reader will look for it. No first-party Verde sub-association assessment figure is published anywhere we could reach. The builder’s community page carries none and explicitly excludes association dues from its payment estimates. The developer’s Verde entry carries none. The town association publishes only the master and the district figures. The Supplement requires the builder to disclose the budget and assessment amount to the initial purchaser of each unit, so the number exists at contract, and Access Management can give it to you.

There is a wrinkle worth knowing about, too. The Supplement’s Exhibit B, section 3 provides that if the builder never establishes the sub-association, or it dissolves or fails to perform, the master association may step in, do the work itself, split the cost equally across all units in Verde and levy it as a service-area assessment under Service Area No. 18 after fourteen days’ written notice. That backstop exists, it is recorded, and it is one more reason to read the association’s actual budget rather than a website’s guess at it.

Amenities Inside the Verde Gate, and What Belongs to the Town

This is the section where community pages in this town most reliably go wrong, and the failure always runs in the same direction: the town is the nearest source of plausible detail, so an under-researched neighborhood page fills itself from the town and claims more than the neighborhood has. Verde’s own amenities are a private pool, a covered pool cabana, community barbecue grills and a gate. Everything else you will read about is Babcock Ranch, shared with fifteen thousand other residents, and it is genuinely excellent, but it is not Verde’s.

What Verde residents have inside their own gate

That is the complete list, taken from the builder’s own Private Amenities block. The developer’s own feature taxonomy is even shorter: its neighborhoods index tags Verde with exactly four attributes, single-family, gated, pool and MidTown. For comparison, the same index tags one Babcock Ranch neighborhood with pools, minigolf, watersports, playground, tennis, pickleball, fitness centre and sports fields, and another with golf, clubhouse, fitness centre, pools, tennis, pickleball and bocce. The developer’s own taxonomy gives Verde one amenity: a pool.

The amenity most likely sits on the association’s 0.81-acre improved common tract addressed 44275 Kelly Drive, with a second addressed common tract at 44125 Viridian Way. Those are the only two Verde common tracts carrying both a street address and an improved common-area code.

What Verde does not have, said plainly

Verde has no clubhouse, no fitness centre, no tennis courts, no pickleball courts, no golf, no playground and no dog park of its own. Neither the developer nor the builder claims any of them at the neighborhood level, and the parcel roll shows no tract large enough to host them beyond the pool site. Any page describing Verde as having resort-style amenities is describing the town.

That is not a criticism of Verde, and for a lot of buyers it is a feature: thinner neighborhood amenities mean a smaller sub-association budget and less to maintain, in a town where the shared facilities are already unusually good. It is only a problem if you were told otherwise before you bought.

What Verde residents share with the rest of Babcock Ranch

Everything below is town infrastructure, open across Babcock Ranch. The builder itself lists these under Nearby and Parks on the Verde page rather than under Private Amenities, and that distinction is the one competing pages collapse.

• Founder’s Square, the town’s original gathering place, with restaurants, a coffee and ice cream shop and a band shell.

• Jack Peeples Park, with six tennis courts, four pickleball courts, a full basketball court, two bocce courts, a soccer field and a playground.

• WellWay, a full-service health club with childcare, a six-lane saltwater pool, weight room, pilates and cardio studios, classes, massage therapy and Lee Health occupational and physical therapy.

• Cypress Lodge, with a swimming pool, game lawn, clubhouse, a 150-foot boardwalk, a floating dock and the Innovation Tower.

• The Lake House at Lake Timber, 2,400 square feet with a zero-entry pool and a playground.

• Lake Babcock, for kayaking and canoeing.

• The Curry Creek linear parks, a 3.5-mile stretch of green space integrating several smaller parks including Blue Bird Park, Treehouse Point, Hillcrest Park, The Lagoon, Explorers Park, Bark Park and Palmetto Park, described by the builder as new and in progress rather than complete.

• Bullhorn Park and Sunset Park, just outside Founder’s Square.

• The William and Mary Ann Smith Sports Complex, with softball, baseball, soccer and multipurpose fields, a skate park, a running track and a trailhead.

• The town trail network, six named trails totalling 21.33 miles.

The county parcel roll independently confirms several of these as district-owned parcels, including the Founder’s Square band shell, the Founder’s Square splash pad, Sunset Park, the Dick Cuda trail head, the Lake Timber greenway, Telegraph Park and the Babcock school gymnasium. That is the kind of corroboration that separates a real amenity from a rendering.

Schools Serving a Verde Address

Babcock Ranch has its own K-12 charter school inside the town, and it is roughly a mile from Verde’s sales centre in a straight line, which is the single most attractive practical fact about schools at this address. It is also a charter rather than a zoned assignment, which means a seat is not automatic, and the zoned public alternative is 31 miles away. Both halves of that need saying, because a page that gives you only the first half is selling rather than informing.

The in-town school

The Babcock Neighborhood School serves kindergarten through twelfth grade under a single state school number, and it sits at 43261 Cypress Parkway, 0.96 miles in a straight line from Verde’s sales centre. Its current state grade is B, not A, which is worth stating precisely because school-grade claims are among the most casually inflated figures in real estate copy. Check the current year’s grade at the state department of education rather than taking any page’s word for it, including this one.

Because it is a charter school, enrolment is by application rather than by address, and a Verde address does not by itself guarantee a seat. Ask about the current year’s process and any waiting list before you make a school the reason you buy here.

The zoned alternative, and the distance nobody mentions

If the charter is not available, the zoned Charlotte County assignment for this part of the county runs to East Elementary, Punta Gorda Middle and Charlotte High, and those campuses are roughly 31 miles from Babcock Ranch. That is a real consideration for a family and it is the single most useful school fact on this page after the charter itself. Confirm the current zoning for a specific address with the school district directly, because attendance boundaries change.

Other options in and near the town

Primer, a private K-8 school operating at the Curry Commerce development, offers sliding-scale tuition. Bloom Academy provides childcare in town, and the builder names it on the Verde page. Charlotte County Public Schools publishes school choice and enrolment information for the county as a whole, and the state department of education publishes the current grade for every school under its own number.

Getting Around from a Verde Address

Verde sits at the corner of Curry Creek Trail and Cypress Parkway in the MidTown district, with Kelly Drive running east from that entrance as the single spine road that every other Verde street branches off. Distances below are straight-line measurements computed from first-party parcel coordinates rather than from a map estimate, and we explain immediately afterward why we are not publishing drive times.

Measured distances from Verde

Why we are not publishing drive times, and why the builder’s mile is not a mile

Two honest notes. First, the builder’s own Verde page claims 1 mile to Founder’s Square. Our measurement from the sales centre parcel to the Founder’s Square band shell parcel is 1.41 miles, so the published figure is optimistic by about forty percent. We publish the measurement and say how it was taken.

Second, the public road network data for MidTown is incomplete: Chartreuse Avenue is missing from it entirely and several MidTown connectors are unnamed, so a router detours around gaps that do not exist on the ground. A 0.46-mile straight line returning a 2.38-mile drive is the signature of a missing map link, not of a real detour. Rather than publish drive times we know to be inflated, we publish the straight-line distances and describe the drives qualitatively. Everything in the table above is a few minutes’ drive or a comfortable golf-cart or bicycle trip on the town’s own path network.

Getting out of the town

Babcock Ranch reaches the wider region primarily via State Road 31 and Cypress Parkway, with Fort Myers, Punta Gorda and the interstate all a straightforward drive. Two infrastructure projects change that picture within a few years, and the dates matter because they are frequently reported optimistically. The State Road 31 project numbered 442027-2 is scheduled to complete in mid-2027, and the Wilson Pigott bridge replacement lets in July 2028 according to the state transportation department’s own schedule, which is a year later than the date the developer has publicised. Use the transportation department’s date.

What Is Coming to MidTown and the Wider Town

Verde sits inside MidTown, which is Babcock Ranch’s newest phase and the part of town with the most construction still ahead of it. That is simultaneously the strongest argument for buying here and the strongest argument for waiting, and which one applies depends entirely on your time horizon. Here is what is actually recorded, permitted or under construction, separated from what is merely announced.

The retail and commercial pipeline

• MidTown Marketplace, anchored by a second Publix for the town. This one is more than an announcement: the county parcel roll carries a 25.29-acre parcel at 45005 Cypress Parkway owned by an entity named for the project, which is the kind of corroboration a rendering does not provide.

• Florida Gulf Coast University has a first phase of about 125,000 square feet planned in the town.

• B Street, a commercial development of about 111,000 square feet.

• Curry Commerce, completed in May 2026, which is where the Primer school operates.

The scale of the town, and how much is still to come

Babcock Ranch is entitled for 19,500 homes with a build-out horizon of 2053, and had 5,516 homes sold and more than 15,000 residents as at 31 December 2025, with 1,066 net sales during 2025, up about 34 percent on the prior year. That means roughly seventy percent of the town is still unbuilt. The developer bought 91,000 acres in 2006 and conveyed roughly 73,000 acres to the state; the state wildlife agency’s own figure for the resulting preserve is 67,618.81 acres, which is the number to use when you mean the preserve rather than the transaction.

How much of Charlotte County’s construction is happening here

The county publishes monthly permit statistics, and the Babcock Ranch share of them is remarkable. For fifteen straight months, from May 2025 through July 2026, Babcock Ranch took between 17.3 percent and 36.6 percent of every single-family permit issued in Charlotte County. Across the twelve months from August 2025 to July 2026 the town took 640 of the county’s 2,455 single-family permits, or 26.1 percent. Cumulative single-family certificates of occupancy in the town since March 2017 reached 4,219 as at the July 2026 report.

One figure that circulates locally needs a correction attached. Babcock Ranch permits from April to July 2026 were up 48.4 percent on the same months of 2025, at 276 against 186. Countywide over the identical window the increase was 17.9 percent. The 48.4 percent figure is Babcock-specific and must never be labelled countywide. Note also that the county publishes permits at the town level only. There is no Verde-specific permit count in any of those reports, and any page showing you one has invented it.

The town’s resilience story, told accurately

Babcock Ranch’s storm performance is genuinely good and it is routinely overstated, including by the developer. Hurricane Ian was a Category 4 at landfall, not a Category 5, despite a developer release saying otherwise. The town’s own explainer acknowledges that its solar generation did not keep the lights on during the storm; the underground distribution network is what did the work. And a town-wide precautionary boil-water notice ran from 24 to 26 July 2026, which means any present-tense claim that Babcock Ranch has never lost power or never had a boil-water notice is falsifiable on the record.

We publish all three because the accurate version is still an excellent story and the exaggerated version stops being true the moment a buyer checks. The town’s utilities are FPL for electricity, Town and Country Utilities for water and sewer, TECO Peoples Gas where gas is run, Babcock Ranch Waste Services, a division of the special district, for collection, and Quantum Fiber for internet, bundled into the master assessment. The town is powered by a 75-megawatt solar energy centre and is certified by the Florida Green Building Coalition.

What We Would Tell You Not to Like About Verde

Every neighborhood page in this market ends up as an advertisement unless it is willing to write this section, so here is ours. None of what follows is a reason not to buy in Verde. All of it is something we would say out loud in the car, and a buyer or seller who has not heard it has not been properly advised.

Verde is not busy, and it is not the entry point to Babcock Ranch

Verde is the eighth busiest of Babcock Ranch’s 39 selling neighborhoods by recorded closings over the past twelve months. It is not first, not second and not in the top five. The town’s busiest neighborhood recorded 236 closings against Verde’s 62, nearly four times the volume.

It is also not the affordable option. Verde’s $449,150 trailing-twelve-month median is the fourth highest among the eight Babcock Ranch neighborhoods selling at scale, and 24 of the town’s 39 selling neighborhoods have a lower median. Zero Verde homes closed below $300,000 in the past year. If someone has told you Verde is where you get into Babcock Ranch cheaply, they have confused the builder’s advertised starting price with what actually closes.

The amenities inside the gate are genuinely thin

A pool, a cabana, some grills and a gate. That is the whole list. No clubhouse, no fitness centre, no courts, no playground, no dog park. The town’s shared amenities are excellent and a short drive or bike ride away, but if you are picturing a neighborhood clubhouse you will not find one here, and if you are comparing Verde against a Babcock Ranch neighborhood with its own amenity campus, you are comparing two genuinely different products at similar prices.

You will live beside construction until roughly 2030

243 homesites remain unsold, 233 of them empty lots, and at the trailing-twelve-month pace that is about four years of supply. Somebody will be building next to you, or two streets away, for most of that period. Three of Verde’s seven residential streets, Brunswick Lane, Chartreuse Avenue and Shamrock Road, currently carry zero completed homes, and Emerald Street carries zero as well. If you buy on one of those four streets you are buying into a street that does not exist yet.

Verde is roughly two and a half years behind a comparable neighborhood on its absorption curve

This is the structural comparison that matters most and it is the one nobody draws. A neighboring Babcock Ranch community that opened four months after Verde is 57.5 percent sold with about 21 months of supply remaining. Verde is 35.9 percent sold with about 48 months of supply remaining. Verde opened earlier and is markedly further from finished. That is not a defect in the homes. It is a fact about how long your neighborhood will be a construction site and about how long the builder will be your competitor if you need to sell.

There is one resale on the record and it lost money

Sixteen point six seven percent below purchase after eighteen months, on one transaction. We have already laid out every caveat that limits it, and they are real caveats. But the honest summary is that Verde has produced no evidence of resale appreciation because it has produced almost no resales at all, and the single data point that exists went the wrong way. Anyone telling you what a Verde home will be worth in two years is guessing, and so would we be.

The most-republished source about Verde is wrong on every figure

The article most often cited about this neighborhood dates from June 2023 and reports nine home designs where there are now twelve, prices starting from the upper $300,000s in one paragraph and the mid-$300,000s in another, and twenty quick move-in homes where there are now five. It was accurate when written. Every current figure in it is now wrong, and it is still being republished and paraphrased across the web. That is our opening rather than our source, but it also means that if you have been researching Verde online, a lot of what you have read is three years stale.

Several things about the homes are simply not published

The fuel type is not established. Secondary water resistance is not stated. Door impact ratings are not stated. Second-floor construction on the four two-story plans is not specified. No HERS score is published for any Verde plan. The sub-association dues figure is published nowhere. None of those is a scandal and every one of them is a phone call. But a page that presents Verde as fully documented is not being straight with you, and we would rather hand you the list of questions than pretend it does not exist.

How Verde Compares to Every Other Babcock Ranch Neighborhood

Babcock Ranch’s tax district contains 8,908 parcels and 39 neighborhoods that recorded at least one qualified arm’s-length improved closing in the past twelve months. Verde’s 398 parcels are 4.5 percent of the town. Everything in the table below is measured on one yardstick from one dataset, the county’s own recorded deed file, over the same window for every row, so the comparisons are like for like rather than assembled from whatever each neighborhood’s own marketing publishes.

The ranking, top twenty by trailing-twelve-month closings

The remaining nineteen neighborhoods each recorded eight closings or fewer over the same twelve months, most of them condominium, veranda and coach-home products at Babcock National and Webb’s Reserve, with medians running from about $210,000 to about $675,000.

Town totals: Babcock Ranch recorded 1,157 qualified arm’s-length improved closings at a $377,000 median over the trailing twelve months, against 1,337 at $400,300 in the prior twelve. Volume down 13.5 percent, median down 5.8 percent. Adding the August 2026 vacant-flagged deeds town-wide moves the town total to 1,202 at $378,500 and does not change Verde’s rank, where it ties for seventh and eighth at 67 closings.

The claim that survives, and it is a strong one

Verde posted the largest year-on-year gain in closings of any Babcock Ranch neighborhood selling at scale: up 37.8 percent, from 45 closings to 62, in a town whose overall volume fell 13.5 percent. Among the eight neighborhoods recording fifty or more closings in either period, Verde’s increase is the highest; the next best are Regency at 15.5 percent and Tucker’s Cove at 5.4 percent, and five of the eight were down.

The phrase “selling at scale” is doing real work in that sentence and it must not be dropped. On tiny bases, percentage gains become meaningless: one Babcock Ranch neighborhood shows a 300 percent increase off a single closing. Any page that ranks Babcock Ranch neighborhoods by percentage growth without a volume floor is producing noise.

Three more comparisons that hold up

• Verde’s median held essentially flat over the year, down 1.9 percent, while the town’s median fell 5.8 percent and eight of the ten busiest neighborhoods fell further.

• Verde is one of only three Babcock Ranch neighborhoods with fifty or more closings whose volume rose over the past year, alongside Regency and Tucker’s Cove.

• About one in eighteen homes sold in Babcock Ranch over the past year sold in Verde, at 62 of 1,157, or 5.4 percent.

And three claims that fail, which we will not make

Verde is not Babcock Ranch’s busiest neighborhood; it is eighth. Verde is not the town’s fastest-growing neighborhood without the at-scale qualifier, because several tiny-base neighborhoods grew faster in percentage terms. And Verde is emphatically not the entry point to Babcock Ranch, because 24 of 39 neighborhoods have a lower median.

How Verde prices against Charlotte County, like for like

Use the single-family denominator and nothing else. The county’s all-property median of $317,000 includes 1,211 condominium closings, and comparing Verde, which is 100 percent detached single-family, against it inflates the premium from 28 percent to 42 percent. That substitution is the single most common way a market comparison on a page like this goes wrong.

Verde is a premium-priced neighborhood by Charlotte County standards. The fairest single like-for-like sentence available is that Verde closes about 5.7 percent above the county’s median for homes built between 2000 and 2022, and about 28 percent above the county’s single-family median across all ages. It is not value copy and it is not entry-level copy, and writing it as either would be wrong.

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

Selling a resale in Verde is not a normal Southwest Florida listing, and the reason is structural rather than seasonal. Pulte still owns at least 238 of this neighborhood’s 379 homesites, 233 of them empty lots, it runs a sales centre inside your gate seven days a week, and right now it is discounting all five of its standing homes by a combined $190,965. Your buyer can walk from your living room to that sales office in a few minutes. Your strategy has to start there rather than with the snowbird calendar.

The builder is your competitor, and here is the number

That is the pipeline you are timing against. At the trailing-twelve-month absorption rate of about 5.08 builder closings a month, those 243 remaining homesites clear in roughly 48 months, which puts the end of it around August 2030. At the faster six-month pace it is closer to late 2029. Every month before that date, a buyer standing in your living room has a live alternative inside the same gate.

What that actually means for your pricing

Three consequences follow, and they are specific rather than general.

• Your comparison set is builder inventory, not resales. There is one resale on the record in this neighborhood’s entire history. You cannot price off comparable resales here because there are none, and any automated valuation model quoting you a Verde number is extrapolating from a market it cannot see, since most closings here never touched a multiple listing service.

• The builder’s headline discount is not the number your buyer is comparing. All five current spec homes are marked down and every one of them is still priced above its own plan base by $16,000 to $80,000. That gap is your room, and it exists because a spec home carries options and a homesite premium your buyer would otherwise pay for.

• Your advantages are the ones a builder cannot sell. A mature landscape, a screen enclosure or a pool the base house does not include, window treatments, a completed lanai, a specific waterfront lot on a street the builder has no inventory on, and immediate possession without a construction timeline. Those are the arguments that work here, and they only work if they are documented.

Your street is an asset, and it is checkable

If your home is on Sage Terrace, Harlequin Court or Brunswick Lane, you own on a street that is between 87 and 91 percent county-flagged waterfront, against 35.9 percent on Kelly Drive. That is not a marketing adjective, it is a county data field, and a buyer can verify it. We put that in the listing because a specific, verifiable claim survives a buyer’s own research, which is more than can be said for most listing copy in this town.

What we do differently when we list here

We start from your parcel, not from a neighborhood average. That means pulling your own district assessment band so we can hand a buyer a real carrying-cost figure instead of watching them discover it during due diligence. It means documenting your specific window package, flooring, countertops and lanai, because at Verde quartz, stainless appliances and luxury vinyl plank are all selections rather than standard, and a buyer reading a generic description will find the discrepancy at inspection. It means pricing against the builder’s current standing inventory, which is public and updates constantly. And it means being honest with you about what the one resale on record did, because your buyer’s agent will find it in an afternoon.

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 actually worth against a price reduction, and what a buyer will and will not trade.

Should you use the builder’s on-site agent to sell your home?

No, and the reason is structural rather than adversarial. The on-site sales consultant works for Pulte. They represent the builder’s inventory, they are compensated on the builder’s inventory, and they have 243 homesites to sell before yours matters to them. They owe you no representation as a resale owner and they are not permitted to owe you any. That is not a criticism of them. It is what the role is.

What we would tell you about timing

The honest answer is that the strongest structural argument for waiting is sellout, and the strongest argument against waiting is that nobody can promise you what a market does four years out. Verde’s builder pipeline runs to roughly August 2030 at the current pace, which is a long time to wait for a structural tailwind. The one resale on record here closed 16.67 percent below its purchase price after eighteen months, and that seller was competing with this same builder. If your move is discretionary, that is worth weighing carefully. If it is not, the right response is to price and prepare against the competition that actually exists rather than the one you would prefer.

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

We will not give you an automated estimate. Automated valuation models are structurally unreliable in Babcock Ranch, because the overwhelming majority of recent closings here never touched a multiple listing service, so the models are trained on a fraction of the market. Start with our Verde 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.

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

Buying in Verde at Babcock Ranch

If you are buying new construction here, the most expensive mistake available to you costs nothing 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, they are enforced, and getting that one thing right is worth more than every negotiating tactic that follows. Here is the rest of what we would tell a buyer before they sign anything at Verde.

Register your agent on the first visit, before you sign the visitor card

Builders including Pulte 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. If you tour alone and register later, 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.

Understand what a savings badge measures

We have laid this out above with the arithmetic, and it is the single most useful thing on this page for a Verde buyer, so here it is once more in the section where you will need it. All five current spec homes are discounted, and every one of them is still priced above its own plan’s base price, from $16,000 over on the Crestmere to $80,000 over on the Bloomfield. The badge measures a reduction from that home’s loaded list, not from what building the same plan would cost you. Ask for the plan base, the options schedule and the homesite premium as three separate numbers, and do the subtraction yourself.

Read the financing incentive separately from the price discount

Pulte’s financing arm offers a builder forward commitment rate-buydown pool at Verde, described as available only to qualified borrowers buying certain homes until the pool of funds is depleted, with six loan programmes selectable on every Verde price. The advertised price reductions and the rate incentive are separate mechanisms, and the builder does not say they cannot be combined. Ask explicitly whether they stack on the specific home you are looking at, and get the answer in writing, because a promise to sort it out at contract is not an answer.

What to ask before you sign a builder contract here

• What is the Verde sub-association assessment for this home, and can I see the adopted budget?

• Is this homesite in the 40-foot or the 50-foot district assessment band, and is it on-roll?

• Is this home natural gas or all-electric, and is there a gas line to this homesite?

• Which glazed openings on this specific home are impact rated, and can I have the product approval numbers for the windows, the sliding glass doors, the entry door and any garage door glazing?

• Is secondary water resistance installed on the roof, in writing?

• On a two-story plan, is the second floor block or frame?

• What is the roof deck attachment specification and the roof-to-wall connection detail?

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

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

• What is the actual finished floor elevation of this lot in NAVD88, and how far is it from the Zone AE line?

New construction or resale here?

At Verde this comparison is unusual, because there is almost no resale market to compare against. One home has resold in the neighborhood’s entire history. In practice your realistic choices are a to-be-built home, one of five discounted standing spec homes, or one of the small number of private owners who list in any given year. A new build lets you choose the lot and the plan and take the builder’s financing incentive, and carries a full warranty and a fresh roof. A resale here is typically two years old, may carry a screen enclosure or landscaping the base house does not, and comes with a seller who is competing with a builder and knows it.

Choose your street as carefully as your plan

This is the buying advice most specific to Verde and it is the easiest to act on. Waterfront runs from 90.6 percent on Sage Terrace to 21.4 percent on Emerald Street. Lot sizes run from a 6,301 square foot median on Kelly Drive to 8,113 on Brunswick Lane. Four of the seven residential streets currently have no completed homes at all, which means buying there is buying into a street you cannot yet walk. And sixteen lots at the far east end of Kelly Drive sit within 100 feet of the Zone AE line. None of that is on a brochure and all of it is checkable.

Start with representation, not with a model home

We are Top 1% Real Estate Agents Nationally Since 2008 and we have negotiated 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 Jesse McGreevy at (239) 898-6072 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 get. 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. Two tables follow: the recorded instruments that govern your lot, and the people who hold the answers we could not publish.

The recorded documents that govern your lot

Charlotte County indexes official records by instrument number rather than by book and page, 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 enter the number directly.

To find Verde’s own sub-association declaration, which we have identified by requirement but not by instrument number, use the Clerk’s name search rather than the legal search, because the legal index does not carry Verde’s subdivision name as searchable text. Go to the Clerk’s name search, set Party Type to Both and Filter Criteria to Contains, set Search By to Business Name, enter VERDE AT BABCOCK RANCH, select document types Restrictions, Plat and Plat Related, leave the date range at its default, and search. That returns the declaration and any amendments without returning a single homeowner lien. It takes about two minutes. The plats index is a separate form at the Clerk’s plats and condominiums search.

Clerk of the Circuit Court and County Comptroller, Roger D. Eaton: Justice Center, 350 East Marion Avenue, Punta Gorda, Florida 33950, (941) 637-2335.

The people who hold the answers we could not publish

Why we publish this instead of hiding it

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

If you would rather not make eight 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 on this page we have left open. We will make the sales-centre call about the fuel type and the dues, we will pull the permit file, and we will 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.

• Babcock Ranch Community Independent Special District, adopted budget for fiscal year 2026, which carries the Village 2 Parcel 4 assessment schedule for Verde

• Supplement to the Community Charter, Village II Parcel 4, the recorded instrument governing Verde

• Babcock Ranch Residential Association governing documents index

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

• 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

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

• FEMA Community Rating System eligible communities, effective 1 April 2026

• Charlotte County wind risk category maps

• Charlotte County community development monthly report, July 2026

• Babcock Ranch official trail map

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

• 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 Verde

Is Verde at Babcock Ranch gated?

Yes. Both the developer and the builder describe Verde as a gated community, and the county record supports it: Verde’s 14.10-acre right-of-way tract is owned by the Verde homeowners association rather than by the special district, which is the ownership signature of a private street network. The recorded Supplement itself uses the phrase “private roads.” We have not independently confirmed the gate hardware on the ground.

How many homes are in Verde at Babcock Ranch?

Verde is capped at 399 dwelling units by recorded covenant, and that is where the 399 figure everybody quotes actually comes from. As of the county’s 7 September 2026 parcel roll, 379 homesites exist as individual parcels across two recorded plats, and a further 20 lots, numbers 2884 through 2903, have not yet been created as parcels. Of the 379, 136 have closed at least once and 243 have not.

Who builds Verde at Babcock Ranch?

Pulte Homes, which appears as Pulte Home Company LLC as the owner of record on the county parcel roll. Pulte holds at least 238 of Verde’s 379 residential homesites as of 7 September 2026 and runs a sales centre at 44252 Kelly Drive, inside a Heston model, on (941) 283-7494.

How much do homes cost in Verde right now?

Pulte advertises Verde from $314,990 as of 7 September 2026, with twelve plans running to $548,990 at base. What actually closes is different: the median of the 62 qualified arm’s-length improved deeds recorded from 1 September 2025 to 31 August 2026 is $449,150, with a range of $300,000 to $700,000.

What is the price per square foot in Verde?

The median is $217.34 per living square foot across all 137 qualified improved closings, computed on the 103 of them that carry an assessed living area on the county roll. On the trailing twelve months alone the median is $210.75, but that rests on only 28 rows because the county has not yet assessed any 2026-built Verde home.

Does Verde at Babcock Ranch have HOA fees?

Yes, and there are two published charges plus one that is not published. Every unit in Babcock Ranch pays the master association $408 a quarter, or $1,632 a year. Verde also has its own sub-association, Verde at Babcock Ranch Homeowners Association, Inc., whose assessment is disclosed at contract but is published nowhere. Any source telling you there are no association fees at Verde is simply wrong.

Does Babcock Ranch have CDD fees?

No, and the distinction is legal rather than semantic. Babcock Ranch is served by the Babcock Ranch Community Independent Special District, created by special act, Chapter 2007-306, Laws of Florida, and governed under Chapter 189 of the Florida Statutes. A Community Development District is created under Chapter 190. The charge appears on the tax bill as BABCOCK RANCH CSID.

What is the district assessment for a Verde home?

For fiscal year 2026 the district’s own adopted schedule for Village 2 Parcel 4 gives $2,053.06 a year on the 40-foot single-family band and $2,404.10 on the 50-foot band. Both are on-roll, meaning they appear on your Charlotte County tax bill. A 60-foot rate of $2,755.14 is printed in the schedule with zero units at Verde.

Does the district assessment ever go away?

Part of it does and part of it does not. Each band splits into operations and maintenance, at $648.88 for fiscal 2026, and debt service, which is $1,404.18 on the 40-foot band and $1,755.22 on the 50-foot band. Debt service retires when the underlying bonds mature; operations and maintenance is permanent. Ask the district for the bond series and maturity for your specific parcel.

What is the total annual cost of owning a Verde home?

On a 40-foot-band home bought at $350,000, the known annual stack is about $10,793: county ad valorem tax of $5,229.63 at the 2025 final millage, the $2,053.06 district assessment, $1,632 master association, $340.58 solid waste, $278.20 fire assessment and about $1,260 in builder-estimated homeowners insurance. The sub-association assessment sits on top of that and is not published.

How much of the Verde tax bill is protected by Save Our Homes?

Less than half of the total carrying cost. Save Our Homes caps the assessed value used for ad valorem tax on a homesteaded property, so it protects only the ad valorem line. On the $350,000 example above, $5,563.84 of the $10,793.47, or 51.5 percent, sits outside that cap entirely.

Is Verde at Babcock Ranch in a flood zone?

Every one of Verde’s 346 mapped parcel centroids falls in Zone X, area of minimal flood hazard, which is outside the Special Flood Hazard Area, so a federally backed lender cannot require flood insurance. Zone AE does abut Verde’s eastern boundary, and sixteen lots at the far east end of Kelly Drive sit within 100 feet of the AE line, with the closest at one foot.

What flood insurance discount applies at Verde?

Ten percent, not the twenty-five percent commonly quoted for Charlotte County. The county is Community Rating System Class 5, which carries a 25 percent discount inside the Special Flood Hazard Area and a 10 percent discount outside it. Verde is outside it, so the non-special-flood-hazard-area figure is the one that applies. Ask your carrier for it by name.

How high above sea level is Verde?

The median ground elevation across 346 sampled parcel centroids is 26.4 feet NAVD88, with a minimum of 23.6 and a maximum of 29.3 and a standard deviation of only 0.57 feet. That is a bare-earth measurement of the ground, not the finished floor of a house, and a finished floor sits above it.

Do Verde homes have impact windows?

Yes. Pulte lists whole-house impact-resistant windows, rated to Florida’s High Velocity Hurricane Zone standard with Low-E glass, as an included feature on all twelve Verde plans. The builder does not state an impact rating for the entry door and does not mention sliding glass doors at all, so confirm door protection on the specific home.

Are Verde homes natural gas or all-electric?

Not established, and we will not guess. Pulte’s Verde feature list names no gas appliance, no gas line and no fuel type for its water heater, and none of the current spec homes lists a gas item. Gas service exists in the town through TECO Peoples Gas, but that does not establish a line to a Verde homesite. Call the sales centre on (941) 283-7494.

What amenities does Verde have?

Inside the gate: a private community pool, covered poolside seating described as a pool cabana, community barbecue grills, and the gate itself. That is the entire list from the builder’s own Private Amenities block. There is no clubhouse, fitness centre, tennis, pickleball, golf, playground or dog park at the neighborhood level.

What amenities do Verde residents get from the town?

Everything Babcock Ranch offers, which is substantial: Founder’s Square, Jack Peeples Park with tennis, pickleball, basketball and bocce, the WellWay health club, Cypress Lodge, the Lake House at Lake Timber, kayaking on Lake Babcock, the Curry Creek linear parks, the Smith Sports Complex and a trail network of six named trails totalling 21.33 miles. Those are town amenities shared across the whole community.

How many floor plans does Verde offer?

Twelve, as of 7 September 2026, in three collections: four Garden plans, five Classic plans and three Estate plans, ranging from 1,433 to 3,416 square feet. Sources still saying nine designs are quoting a 2023 article that predates the Estate collection launch in September 2025.

Which Verde plan is the biggest?

The Yellowstone, a Classic-collection two-story at 3,416 square feet and $548,990 at base. That surprises people, because the Estate collection starts higher at $486,990 but tops out lower. Estate’s advantage is a standard three-car garage and single-story living, not maximum size.

Are quartz countertops and stainless appliances standard in Verde?

No. Pulte’s published included-features list carries a stainless steel kitchen sink, Aristokraft cabinets and Moen faucets, but not quartz countertops and not appliances. Quartz and stainless appliances appear as selected options on all five current spec homes, which is not the same as standard. Standard flooring is tile in the wet and common rooms.

Which Verde streets are waterfront?

Sage Terrace is 90.6 percent county-flagged waterfront, Harlequin Court 90.2 percent and Brunswick Lane 87.2 percent. Kelly Drive, the spine road, is only 35.9 percent, and Chartreuse Avenue, Shamrock Road and Emerald Street run from 30.6 percent down to 21.4 percent. Across all 379 residential parcels the rate is 49.1 percent.

How big are the lots in Verde?

Across 327 residential parcels with a mapped land area, lots run from 5,266 to 16,939 square feet with a median of 7,233. Kelly Drive has the smallest at a 6,301 square foot median and Brunswick Lane the largest at 8,113. The county roll carries no lot-width field, so nobody can compute a genuine 40-foot versus 50-foot median from public data.

When will Verde be sold out?

At the trailing-twelve-month pace of about 5.08 builder closings a month, Verde’s 243 remaining homesites take roughly 48 months to absorb, which puts sellout around August 2030. At the faster trailing-six-month pace it is closer to late 2029. Neither the builder nor the developer publishes a remaining-homesites figure, so this is deed-derived.

What school serves Verde at Babcock Ranch?

The Babcock Neighborhood School, a K-12 charter inside the town at 43261 Cypress Parkway, 0.96 miles from Verde’s sales centre in a straight line. Its current state grade is B. Because it is a charter, enrolment is by application and a Verde address does not guarantee a seat. The zoned public alternative is roughly 31 miles away.

How far is Verde from Founder’s Square?

The measured straight-line distance from Verde’s sales centre parcel to the Founder’s Square band shell parcel is 1.41 miles, and to the Publix at Founder’s Square it is 2.20 miles. The builder’s page claims one mile, which is optimistic by about forty percent. Both are a short drive or a comfortable bike ride on the town’s own paths.

Is Verde a good investment?

We cannot answer that honestly with the data that exists, and neither can anyone else. Verde has produced exactly one resale in 32 months and it closed 16.67 percent below its purchase price after eighteen months. That is one transaction on the smallest plan in the neighborhood, which is not a trend. What we can tell you is that the builder still owns roughly 63 percent of the homesites and has about four years of supply left.

Do new construction homes in Verde come with a warranty?

Yes, Pulte’s national limited warranty: one year on materials and workmanship, two years on mechanical systems, five years against certain water infiltration and internal leaks, and ten years on structural elements. Read the ten-year term carefully, because it triggers only on actual physical damage that makes the home unsafe by impairing a load-bearing element. It transfers to subsequent owners within the coverage periods.

Is Verde on-roll or off-roll for the district assessment?

On-roll, for every unit. The district’s own fiscal 2026 schedule shows a dash in the units column of Verde’s off-roll table, which means the district assessment appears on your Charlotte County tax bill rather than arriving as a separate invoice. That is a real budgeting difference from Babcock Ranch neighborhoods with off-roll parcels.

What does the master association fee cover at Babcock Ranch?

The $408 quarterly master assessment breaks down as $270 for the master association itself, $135 for Quantum Fiber internet service, and $3 for an environmental component. The master component fell for 2026, from $95 to $90 a month. The internet component is a town-wide charge and is not something Verde’s own association provides.

Did Babcock Ranch really never lose power in a hurricane?

The town’s performance in Hurricane Ian was genuinely strong and the story is routinely overstated. Ian was a Category 4 at landfall rather than a Category 5, the town’s own explainer acknowledges that solar generation did not keep the lights on and that the underground distribution network did the work, and a town-wide precautionary boil-water notice ran from 24 to 26 July 2026. The accurate version is still an excellent story.

Why do different websites show different prices for Verde?

Because most of them are not dated and several are stale. On 7 September 2026 the developer’s site ran exactly $2,000 below the builder’s site on every one of the seven plans both carry, the developer’s own builder page said homes start in the high $300s against an actual floor of $314,990, and the developer’s quick move-in feed matched none of the builder’s five current homes. We quote the builder’s own site and date every figure.

Frequently Asked Questions, Seller Edition

How do I sell my Verde home while Pulte is still selling new ones?

You price and prepare against the builder’s standing inventory rather than against the season. As of 7 September 2026 Pulte had five discounted quick move-in homes here from $349,990 to $579,990 and still owned at least 238 of the neighborhood’s 379 homesites. Your buyer will be shown that alternative, so your listing has to answer it on condition, location, upgrades and speed of possession.

How many builder homes am I actually competing against in Verde?

Two numbers matter. Immediately, the five quick move-in homes Pulte publishes and updates constantly, all of them currently discounted. Structurally, the 238 homesites Pulte still owns, 233 of them vacant lots, which is about 63 percent of the neighborhood and roughly 48 months of supply at the trailing-twelve-month absorption rate.

Is the builder’s sales office really my competitor?

Yes, directly. It sits inside your gate at 44252 Kelly Drive, it is staffed during the hours your buyers tour, seven days a week, and it can offer a rate buydown and a price reduction funded from a national homebuilder’s marketing budget. That is not hostility, it is structure, and a listing strategy that ignores it is not a strategy.

What has a Verde home actually resold for?

One home has resold in Verde’s entire history. 44195 Kelly Drive, 1,440 square feet, sold for $360,000 on 29 July 2024 and again for $300,000 on 29 January 2026, which is 16.67 percent below the original price after an eighteen-month hold. That is a single transaction on the smallest plan in the neighborhood and it is not a trend, but it is the only recorded evidence that exists.

Does that one resale mean Verde homes are losing value?

No, and anyone who tells you it does is over-reading one data point. It is a gross deed-to-deed comparison on the smallest home in the neighborhood, before closing costs, and it is a sample of one. What it does tell you honestly is that Verde has produced no evidence of resale appreciation either, because almost nobody has sold. Price on today’s competition, not on an assumed trend in either direction.

Why are there so few resales in Verde?

Because the neighborhood is young and the builder is still selling. The first Verde home closed on 18 December 2023, so the oldest owner here has held for under three years, and only 136 homesites have ever closed. A 0.7 percent resale rate at that stage is normal rather than alarming. It does mean you have no comparable resales to price against.

How do I find comps in a neighborhood with no resale market?

From recorded deeds and the county parcel roll, not from a listing service. A buyer who signs at Pulte’s sales centre creates no listing, no days on market and no listing-service price, so more than half of Verde’s transactions are invisible to the usual tools. The county publishes every recorded deed free, which is where all 137 closings on this page come from.

Why is my automated home value estimate unreliable in Verde?

Because the models are trained on listing-service data and most Verde closings never touched a listing service. An estimate built on a fraction of the market, in a neighborhood with exactly one resale to calibrate against, is extrapolation rather than measurement. Call us and we will run your parcel from the recorded deed file instead.

How long do homes take to sell in Verde?

There is no defensible days-on-market figure for Verde and we will not invent one. Days on market is a listing-service measure, the majority of Verde transactions are builder closings that never produce a listing, and one resale is not a sample. What we can measure is absorption: about 5.08 builder closings a month over the trailing twelve months.

Should I wait until Verde is sold out to sell?

That is the strongest structural argument for waiting, and it is a long wait. At the current pace Verde’s builder pipeline runs to roughly August 2030. Nobody can promise you what the market does four years out, so the honest framing is that waiting removes a specific competitor at the cost of four years of uncertainty. If your move is not discretionary, price for the competition that exists now.

How do I price my Verde home against the builder’s base prices?

Not against the base price, against the loaded price of the spec homes your buyer will actually be shown. Every one of Pulte’s five discounted Verde homes is still priced above its own plan base, from $16,000 over on the Crestmere to $80,000 over on the Bloomfield. That premium reflects options and homesite premiums a buyer would otherwise pay for, and it is the gap your resale competes inside.

Does a builder discount hurt my appraisal?

It can affect what an appraiser sees as the market, and it is worth knowing that builder incentives are frequently structured as financing rather than price for exactly that reason. In Verde the added complication is that there is almost no resale comparable set, so an appraiser is working largely from builder closings recorded as deeds. That is another argument for having your own documented, verifiable position on condition and lot.

What is my Verde home actually worth?

That depends on your plan, your street, your lot, your upgrades and what the builder is discounting the week you list. The neighborhood’s trailing-twelve-month median is $449,150 across 62 recorded closings, with a range of $300,000 to $700,000, and living-area bands run from a $344,400 median under 1,600 square feet to $455,000 at 2,500 square feet and up. We will price your specific parcel rather than the neighborhood.

Does my street affect what my Verde home is worth?

Yes, more than most sellers realise. Sage Terrace is 90.6 percent county-flagged waterfront, Harlequin Court 90.2 percent and Brunswick Lane 87.2 percent, against 35.9 percent on Kelly Drive. Lot sizes swing from a 6,301 square foot median on Kelly Drive to 8,113 on Brunswick Lane. Those are county data fields a buyer can verify, which makes them usable in listing copy.

What upgrades actually matter when I sell in Verde?

The ones the builder does not include and cannot deliver quickly. Quartz countertops, stainless appliances and luxury vinyl plank are all selections rather than standard at Verde, so a home that has them has something the base house does not. Beyond that: screen enclosures, a pool, extended or enclosed lanais, garage extensions, window treatments and mature landscaping.

Do I have to disclose the district assessment when I sell?

You should, and your buyer will find it either way, because it is a non-ad-valorem line printed on the Charlotte County tax bill. Verde’s assessment is on-roll for every unit, at $2,053.06 or $2,404.10 a year depending on band. A buyer who discovers it during due diligence rather than in your disclosure will renegotiate, which is a preventable problem.

Does the district assessment get paid off when I sell?

No. It is a recurring non-ad-valorem assessment that runs with the property and appears on each year’s tax bill, not a lien you clear at closing. The debt-service portion retires when the underlying bonds mature; the operations and maintenance portion is permanent. Your net sheet has to carry the prorated amount, not assume it disappears.

What do I need for an estoppel when I sell in Verde?

You will need estoppel information from two associations, not one: the town-wide Babcock Ranch Residential Association, and the Verde sub-association, whose manager and registered agent is Access Management at 1170 Celebration Blvd., Suite 202, Celebration, Florida. Start both early, because a second association is exactly the step that slips on a Babcock Ranch closing.

What are my closing costs as a Verde seller?

Standard Florida seller costs apply, and the specifically local items are the two association estoppels, any master association transfer or closing charges, and the prorated district assessment and master assessment. Ask the master association for its current closing schedule, because those charges are set by the association rather than by the state.

Can I sell my Verde home without a realtor?

You can, and in this neighborhood it is a harder proposition than most, because your buyer’s most obvious alternative is a national homebuilder with a staffed sales office inside your gate, professional marketing and a financing incentive. You are not just pricing a house, you are positioning against a company that does this full time. Get at least a real valuation before you decide.

Do I have to disclose the flood zone when I sell in Verde?

Verde is in Zone X, outside the Special Flood Hazard Area, which is a favourable disclosure rather than a difficult one. Be accurate about it: the correct statement is Zone X, area of minimal flood hazard, on panel 12015C0500G effective 15 December 2022, as revised by letter of map revision 24-04-2314P effective 4 November 2025. Do not claim a 25 percent flood-insurance discount, because the figure outside the special hazard area is 10 percent.

What should I ask a listing agent before I sign in Verde?

Ask them how many homesites Pulte still owns here, what the current standing inventory count and discount total is, what your specific district assessment band is, what the recorded resale history in this neighborhood actually shows, and what share of your street is county-flagged waterfront. An agent who cannot answer those five is going to learn this neighborhood on your listing.

Who is the best listing agent for Verde at Babcock Ranch?

We would say the one who can tell you, without looking anything up, that the builder owns at least 238 of 379 homesites, that all five of its standing homes are discounted by $190,965 in total, that exactly one home has ever resold here and what it did, and that your assessment band is either $2,053.06 or $2,404.10. That is the standard we hold ourselves to here. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.

Is 2026 a good time to sell in Verde specifically?

Verde’s own numbers are better than the town’s. Verde’s volume rose 37.8 percent year on year while Babcock Ranch as a whole fell 13.5 percent, and Verde’s median held nearly flat at down 1.9 percent while the town’s fell 5.8 percent. That is demand, and it is the single strongest argument for listing here now rather than waiting.

What is the biggest mistake a Verde seller makes?

Pricing against a neighborhood average instead of against the builder’s standing inventory. The five discounted spec homes are what your buyer is being shown that same afternoon, and they change monthly. A price set from a portal estimate, in a neighborhood where most closings never touch a listing service, is a guess dressed as a number.

Should I sell before the builder finishes, or after?

Both answers are defensible and the trade is explicit. Selling now means competing with a builder that has 243 homesites and an on-site sales team. Selling after sellout, around 2030 at the current pace, removes that competitor but exposes you to four years of market risk and four years of living beside construction. If you need to move, the answer is to compete well rather than to wait.

Does the builder’s discount cycle affect when I should list?

It can. All five of Pulte’s standing homes are currently discounted, with the deepest cuts on the finished ones, and builder inventory levels move month to month. Listing into a week when the builder has one finished home rather than three is materially different from listing when it has five. We track that list, because it is public and it changes.

How does a new construction neighborhood affect my resale value?

While the builder is still selling, its base prices and incentives set the ceiling your buyer compares against, and its unsold lots mean construction traffic and unfinished streets. Once it is done, that ceiling and that construction both go away. Verde is about 35.9 percent through that process, which is earlier than most of its Babcock Ranch neighbours at comparable ages.

Can I rent my Verde home out instead of selling?

Possibly, and the answer sits in documents rather than in general advice. Leasing restrictions live in the recorded governing documents, which at Verde means both the town-wide Community Charter and the Verde sub-association declaration. We have identified the sub-association declaration by requirement but not yet retrieved it, so get the current restriction from Access Management in writing before you commit to a tenant.

What does the sub-association charge, and will it affect my sale?

We do not know, because it is published nowhere, and that is a genuine gap rather than an oversight. It is disclosed at contract under the recorded Supplement, and Access Management holds it. It will affect your sale to the extent that a buyer needs the number for their own budget, so have it in hand before you list rather than after an offer.

Are there hidden costs in a Verde sale nobody mentions?

Three worth naming. Two association estoppels rather than one. A prorated district assessment that shows up on the tax bill rather than in a management statement. And the fact that a buyer comparing your home against a discounted spec home is comparing against a price that already includes options and a homesite premium, which is a negotiation cost rather than a line item.

Should I use Pulte’s on-site agent to sell my Verde home?

No. That consultant works for Pulte, is compensated on Pulte’s inventory, and has 243 homesites to sell before yours matters. They owe you no representation as a resale owner and are not permitted to owe you any. That is not a criticism of the person, it is a description of the role.

What documents should I gather before listing in Verde?

Your recorded deed and legal description, your most recent Charlotte County tax bill showing the non-ad-valorem lines, the master association’s current assessment schedule, the Verde sub-association’s budget and assessment, your builder options and selections sheet, your wind mitigation inspection if you have one, and any permits for a pool, screen enclosure or lanai extension. That set answers most of what a buyer will ask.

Will you tell me the bad news about my Verde home?

Yes, and this page is the proof. We publish that Verde is eighth of 39 by volume, that its amenities are a pool and a cabana, that 243 homesites remain, and that the only resale on record lost money. If we will write that on a public page we will certainly say it in your living room. Call Jesse McGreevy at (239) 898-6072 and we will tell you what we actually think your home is worth.

Your Local Real Estate Experts for Verde 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 Verde, are thinking about owning here, or simply want to know what a specific home on Sage Terrace or Harlequin Court 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 was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

What we could not establish, and are not going to invent

Being specific about the gaps is part of the argument. As of this build we could not source, and therefore do not publish: the Verde sub-association assessment or what it covers, which is the one real hole in the cost stack above and which no public source carries; the instrument number of Verde’s own sub-association declaration, which the recorded Supplement requires but which we have not yet retrieved from the Clerk; the plat book and page for Verde Phase 2, which the county roll does not yet carry; the declarant-control and turnover trigger, which sit in a nine-page scanned image of the association’s articles that has no text layer; whether Verde homes are natural gas or all-electric; whether secondary water resistance is installed; the impact rating on entry doors and sliding glass doors; second-floor construction on the four two-story plans; a HERS score or estimated annual energy cost, because the builder’s own module renders empty; a 40-foot versus 50-foot price median, because the county roll carries no lot-width field; and any Verde-specific building permit count, because the county reports permits only at the town level.

We are not going to guess at any of them. What we do instead is tell you exactly where each answer lives and who to ask for it, which is the verification section above. Every one is a phone call or a records pull, and we make those calls for our clients rather than filling the hole with a plausible number.

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 Top 1% Real Estate Agents Nationally Since 2008 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.

Charlotte County Property Appraiser and tax roll

• Charlotte County Property Appraiser, public data downloads

• Full nightly parcel roll

• Complete recorded deed file, 2009 to present

• 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, district 206

• 2026 proposed millage rates by tax district

• 2025 proposed millage rates by tax district

• 2025 final ad valorem rates by taxing authority

• Tax rolls and statistics index

• Tax estimator and its stated assumptions

• Charlotte County Property Appraiser home

Charlotte County Clerk of the Circuit Court

• Official records search

• Name search form

• Instrument number search form

• Plats and condominiums search form

• Legal description search form

Babcock Ranch Residential Association and the special district

• Governing documents index

• Supplement to the Community Charter, Village II Parcel 4, instrument 3121514

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

• Chapter 2007-306, Laws of Florida

• Master residential fees for 2026

• 2026 master budget packet

• Closing information

• Babcock Ranch Residential Association home

Kitson and Partners, the town developer

• Verde at Babcock Ranch

• Babcock Ranch neighborhoods index

• Pulte Homes builder page

• Official trail map

• Babcock Ranch home

Pulte Homes, the builder

• Verde at Babcock Ranch community page

• Candlewood plan

• Daylen plan

• Mill Run plan

• Talon plan

• Crestmere plan

• Heston plan

• Medina plan

• Winthrop plan

• Yellowstone plan

• Astoria plan

• Bloomfield plan

• Everly plan

• Northridge at Babcock Ranch, used as the feature-sheet control

• Pulte ten-year limited warranty

FEMA, flood and insurance

• National Flood Hazard Layer map service

• NFIP community status book

• NFIP policy file

• FEMA Map Service Center

• Community Rating System eligible communities, effective 1 April 2026

• FEMA home

Elevation and parcel geometry

• USGS 3D Elevation Program bare-earth service

• Florida statewide parcel centroid layer

Charlotte County government

• Charlotte County wind risk category maps

• Charlotte County maintains Class 5 Community Rating System rating

• Community development monthly report, July 2026

• Community development monthly report, May 2026

• Fire rescue municipal service benefit unit record

• Resolution 2025-384, amended master development order

• Resolution 2025-385, amended Increment 1 development order

• Charlotte County home

• Charlotte County Tax Collector

Florida state agencies

• Florida Division of Corporations

• Corporate record search for the Verde association

• Florida Auditor General

• Florida Department of Revenue, homestead exemption information

• Florida Building Commission, section 1609 wind provisions reference

• Florida Department of Education

Schools and utilities

• Charlotte County Public Schools

• Florida Power and Light

• TECO Peoples Gas

Market context and local reporting

• Florida Realtors market reports index

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

• Gulfshore Business, Pulte debuts Estate homes in Babcock Ranch’s Verde, 19 September 2025

• Babcock Ranch Telegraph, builder spotlight on Pulte Homes, 14 June 2023

• Babcock Ranch Telegraph, welcoming new neighbors to TerraWalk and Verde, 11 September 2024

• Babcock Ranch Telegraph home

• Gulfshore Business home