Esplanade at Kingston

If you are searching for Esplanade at Kingston, you are looking at something genuinely new to Southwest Florida. Taylor Morrison's Esplanade brand has been building resort-lifestyle communities in Florida for more than thirteen years, with thirty-plus locations across the country, but Esplanade at Kingston is the first time the brand has arrived in the Naples and Fort Myers market under the full resort-lifestyle model with Troon white-glove management. That distinction matters for buyers who have researched other Esplanade communities and wondered whether this version would deliver the same experience.

September 2026 status update

This page was first written in May 2026 and substantially revised on September 8, 2026 using builder collateral Taylor Morrison provided on August 31, 2026, plus same-day verification against primary sources. Everything in this section supersedes anything further down that conflicts with it.

Sales have not opened. The grand opening is October 17, 2026.

Cameratta Companies has confirmed a community-wide Kingston grand opening on Saturday, October 17, 2026, 11:00 a.m. to 2:00 p.m., no RSVP required. As of September 1, 2026 the developer described the first model homes as under construction, not complete. Taylor Morrison’s Esplanade page still reads “Coming Late 2026” with a VIP interest list as the only action. No home has closed anywhere at Kingston, which means there is no resale history, no price per square foot record and no days on market figure for this community. Any market data you see attributed to Kingston is corridor comparable data from The Place at Corkscrew, Corkscrew Shores, Verdana Village, WildBlue or Bella Terra, and it should be labeled that way.

The adopted FY2027 CDD assessment

The Kingston One Community Development District adopted its FY2027 budget at the statutory public hearing on August 19, 2026. We compared the adopted assessment schedule line by line against the proposed schedule inside the August 19 agenda package: zero figures changed. The products relevant to Esplanade at Kingston, net of the statutory early-payment discount:

• Condo / Garden Villa product: $1,244.68
• Single Family 47′: $1,699.47
• Single Family 52′: $1,872.34
• Single Family 62′: $2,218.09

Note how cleanly the CDD’s product types map onto Taylor Morrison’s collections. Your collection choice sets your annual assessment, and the spread between the Garden Villa and the 62′ collection is roughly $973 a year, every year, on top of the mortgage and the HOA.

Every figure includes $70.00 of operations and maintenance; the rest is debt service on the Series 2025 bond, $84,000,000 par, maturing in 2057. Assessment Area One covers 1,208 of the district’s 4,065 units. The part almost nobody explains: FY2027 is flat against FY2026 as adjusted, but far below the pre-paydown FY2026 amounts. A condo figure that appears in the schedule at $2,511.38 is now $1,244.68. If you have seen the higher numbers circulating, they are real numbers from the same table, but they are not your FY2027 assessment. One caution we will not paper over: the district published a document labeled FY 2027 Final Budget dated the day of the hearing, but executed Resolutions 2026-12 and 2026-13 and the August 19 minutes are not public yet. The next board meeting is September 16, 2026.

The amenity campus, from the July 2026 site plan

The amenity site plan in the builder collateral is dated 07/21/26 and is materially richer than what was publicly known in May. Confirmed on the plan: resort pool with towel and poolside service; The Spa with cold plunge, sauna and contrast therapy; a Wellness Center with full-service spa, salon and Longevity Lounge; a fitness center equipped by Technogym; the Culinary Center; the poolside Bahama Bar; Toasted Café; Barrel House and The Venue; a Virtual Game Suite; indoor pickleball courts with a future indoor pickleball expansion; outdoor pickleball, tennis and bocce; Bark Park, tot lot, butterfly garden, event lawns and fireside seating. The internal address is Esplanade Promenade Dr.

Not age-restricted

The printed collateral states verbatim that Esplanade at Kingston is an all-ages community. A same-day search of Taylor Morrison’s website found no occurrence of 55+, age-restricted, active adult or all-ages anywhere on the community or floor-plan pages. So: not age-restricted, and the all-ages phrasing comes from builder print material rather than the website. Worth knowing, because buyers carry a 55+ assumption into resort-brand communities.

Three corrections to the wider Kingston picture

The Audubon lawsuit is settled. On August 13, 2026 Audubon Florida and Cameratta settled Audubon’s federal challenge to Kingston’s Army Corps permit. Corkscrew Swamp Sanctuary director Keith Laakkonen said the agreement provides improved conservation outcomes and water quality, support for panther movement corridors, and the return of any easements across sanctuary property to Audubon within two years, eliminating the risk of an evacuation route through the sanctuary. Audubon states it neither sought nor received a monetary settlement. This resolved the largest legal question over the project.

The school is K-12, not K-8. Cameratta stated on September 1, 2026 that Kingston includes a K-12 tuition-free public charter school operated by True North Classical Academy, golf-cart accessible, with enrollment preference for Kingston residents, Phase 1 opening in 2028. Still undocumented: an executed charter contract, a confirmed site, or any agreement with the School District of Lee County.

Corkscrew Road widening does not reach Kingston. Lee County’s Phase 2 project widens Corkscrew from two lanes to four between Bella Terra Boulevard and just east of Alico Road, about $27 million, now expected to finish at the end of 2026. Kingston sits roughly ten miles east of I-75, well beyond those limits. It improves your approach corridor; it does not widen the road in front of the community.

Esplanade at Kingston occupies 660 acres on the north side of Corkscrew Road within the larger Kingston master-planned community developed by Cameratta Companies. It is separately gated, has its own dedicated resort amenity campus, and will deliver approximately 1,285 homes across three product types: single-family detached homes, twin villas, and condominiums. Taylor Morrison publishes a community-level band of the low $400s to $1M and above. Every individual plan still reads “Price Coming Soon,” so there is no plan-level price yet.

If you are exploring Estero real estate broadly, this page gives you an honest account of what Esplanade at Kingston is, what it will and will not have, and what the buying process looks like for a community that is currently in pre-sales registration with homes not yet delivered.

One thing to establish immediately: sales had not yet formally opened as of May 2026. Model homes are under construction. First deliveries are targeted for early 2027. What you can do today is register your interest, get on the interest list, and work with a knowledgeable agent to be positioned when sales open and lots are prioritized. If you want to discuss your position in this community before anyone else does, the contact information for our team is at the bottom of this page.

McGreevy and Comisar — Your Esplanade at Kingston Experts

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

What Is Esplanade at Kingston?

Esplanade at Kingston is Taylor Morrison's resort-lifestyle brand community within the larger Kingston master-planned development on Corkscrew Road in southeastern Lee County. It sits entirely on the north side of Corkscrew Road, physically separated from Kingston South — the section on the south side of the road where Lennar, Pulte, and Neal Communities are building. These are two different communities sharing a name, a road, a CDD assessment structure, and a developer (Cameratta Companies is the land developer for both), but they have different builders, different amenity centers, different HOA fees, different product types, and different lifestyle experiences.

Esplanade at Kingston covers approximately 660 acres. The community is planned for roughly 1,285 homes total: a mix of single-family detached homes, attached twin villas, and condominiums. This is a gated community with its own dedicated entry, distinct from the entrances serving the Kingston South section. Within Esplanade at Kingston, the amenity centerpiece is a resort campus managed by Troon — a global hospitality and club management company that Taylor Morrison officially partnered with in 2023 under the "Esplanade Resort Experiences" initiative.

The Esplanade brand's own language is direct about what it is trying to deliver. Cammie Longenecker, President of Taylor Morrison's Resort Lifestyle Brand, said at the Kingston groundbreaking: "We're what we refer to as a wellness resort club. We consider our success by our homeowners living on vacation." That is not mere marketing — other Esplanade communities across Florida have delivered resort-style pools, full-service spas, culinary centers with chef programming, tennis and pickleball facilities with teaching professionals, and full-time lifestyle managers whose job is to run an event calendar the way a luxury hotel would. Esplanade at Kingston is planned to deliver the same model to the Fort Myers–Naples corridor for the first time.

What Esplanade at Kingston is not: it is not a golf community. Unlike Esplanade at Azario in Naples or Esplanade Golf and Country Club, which center on golf courses, Esplanade at Kingston has no golf course. Its amenity identity is wellness-resort, not golf-resort. That distinction affects both the lifestyle and the HOA fee structure — golf Esplanade communities typically carry much higher monthly fees to support course operations. Buyers who want golf nearby have a good option seven minutes away (Old Corkscrew Golf Club, a public Jack Nicklaus Signature course), which is addressed in its own section below.

Taylor Morrison — Who Builds Esplanade?

Taylor Morrison is a publicly traded national homebuilder (NYSE: TMHC) headquartered in Scottsdale, Arizona. The company has built homes across the Sun Belt states for decades, and in Southwest Florida specifically they have operated the Esplanade brand since approximately 2013. Taylor Morrison's active communities in the regional market include Esplanade Lake Club in Fort Myers, Esplanade at Azario in Naples, and previously Esplanade Golf and Country Club (Naples/Bonita). Esplanade at Kingston represents their newest and, at 1,285 homes, one of their largest Esplanade communities in the region.

Taylor Morrison operates a design center model — buyers select structural options, finishes, flooring, cabinetry, and appliances at the Taylor Morrison Design Studio. This is distinct from Lennar's "Everything's Included" approach (where selections are pre-made and bundled into the base price). Taylor Morrison's model gives buyers more personalization but also requires more time and decision-making investment during the purchase process. The Design Studio process typically occurs several weeks after contract execution, once the structural options for the home have been locked in.

The company carries a standard new construction warranty — one year on workmanship, two years on systems (mechanical, electrical, plumbing), and ten years on structural defects. This is the Florida standard for new construction warranty law under the Implied Warranty of Habitability and the contractual warranty Taylor Morrison provides. Buyers should review the specific warranty documents provided at contract signing.

Taylor Morrison's reputation in Southwest Florida is strong among resort-lifestyle buyers specifically because of the Esplanade brand's track record. The communities they have built in this market — Esplanade Lake Club in particular — have become reference points that active buyers can visit today to preview what Esplanade at Kingston will feel like. We strongly encourage buyers who are seriously considering Esplanade at Kingston to take a field trip to Esplanade Lake Club on the way to their lot selection meeting. You will be able to see the spa facilities, the pool complex, the Bahama Bar, and the Toasted Café operating in real time. That is the best due diligence you can do.

The Esplanade Brand — What It Means for Daily Life

The word "Esplanade" carries a specific meaning in Taylor Morrison's ecosystem. It is not applied to every community they build — only the ones designed around a hospitality-first, resort-lifestyle programming model. When you buy in an Esplanade community, you are not just buying a home. You are paying for access to a managed resort experience that is maintained by Troon and run by a full-time Lifestyle Manager on staff.

Here is what the Esplanade lifestyle looks like in practice, based on what the brand delivers at its existing Florida communities:

The Spa. Every Esplanade community has a spa. It is staffed — not a self-serve sauna room, but an actual spa manager and treatment staff running massage appointments, skin care services, body treatments, manicures and pedicures, and hair services. At Esplanade Lake Club, the spa is named Koquina Sand Spa and offers both indoor and outdoor treatment areas. Esplanade at Kingston will have its own branded spa with the same service model.

The Culinary Center. Chef-led cooking classes, wine tastings, curated dinner events — these are regular parts of the Esplanade programming calendar, not one-off special occasions. The culinary center is a genuine community anchor, not a conference room that gets used once a month.

The Pool Complex. The resort pool at Esplanade communities is designed to feel like a boutique hotel pool. At Esplanade Lake Club, there is a dedicated Bahama Bar and Grille at poolside, towel service, poolside cabanas, and a resistance lap pool separate from the main resort pool. Esplanade at Kingston's confirmed amenity list includes a resort pool, a dedicated Bahama Bar, and a separate spa adjacent to the pool.

The Lifestyle Manager. This is the person whose job is to run the community's social and recreational calendar the way a hotel activities director would. Regular programming includes sports clinics (pickleball lessons with a teaching professional, tennis clinics), themed dinners, travel excursions organized as a group, seasonal events, holiday parties, and charity events. The Lifestyle Manager is a full-time salaried position, part of the Troon-managed operating budget.

Troon. Since 2023, all Esplanade communities have been managed under the Troon "Esplanade Resort Experiences" partnership. Troon manages approximately 40 HOAs in Southwest Florida and operates across 750+ locations globally. Their involvement means the management standards, vendor relationships, and operational protocols are institutionalized — not dependent on a single local manager. When Troon says white-glove service, they mean the same thing that Troon means when they manage a resort hotel: landscaping standards are precise, amenity facilities are maintained to resort-property standards, and staff are trained in hospitality service culture.

The experience compared to non-Esplanade options. If you compare Esplanade at Kingston to Kingston South across the road, the fundamental distinction is the level of programming and management sophistication in the amenity package. Kingston South has an impressive master amenity center (32 pickleball courts, resort pool, Saloon Stage) that will be excellent by community standards. Esplanade at Kingston layers Troon management, spa services, culinary programming, and a full-time lifestyle staff on top of its own separate amenity center. Whether that premium is worth the higher HOA is the central question buyers need to answer for themselves.

Floor Plans — The Full Sixteen

Corrected September 8, 2026. An earlier version of this page said Taylor Morrison had announced eleven single-family plans with only two confirmed by name. That is out of date. The builder now publishes sixteen plans across four collections, all named, and we have verified every one against Taylor Morrison’s own floor-plan page and against the printed collateral their team gave us on August 31, 2026.

Square footages below are air-conditioned living area. Bed and bath counts are shown as ranges where the plan offers structural options you choose before construction. Every plan currently reads “Price Coming Soon” on the builder’s site — there is no plan-level pricing at Esplanade at Kingston yet, from anyone.

Garden Villa Collection

These are the entry point to the community and the smallest footprints Esplanade offers here. They are the plans to look at if you want full amenity access in a lock-and-leave format.

47′ Collection

52′ Collection

Lavello is the plan Taylor Morrison is building as its model, which means it is the one you will physically walk first. Worth knowing before you fall in love with it: a model is finished to a standard that is not the base house.

62′ Collection

Total area under roof, where the builder publishes it

Living area is not the number that determines how a house feels or what it costs to cool. Two 62′ plans have full breakdowns in the collateral:

• Cresta — living 2,475 · garage 640 · porch 47 · lanai 185 · total 3,347 sq ft. Optional 4′ garage extension.
• Cascata — living 2,573 · garage 649 · porch 25 · lanai 314 · total 3,561 sq ft. Optional 4′ garage extension.

Ask for the same breakdown on whichever plan you are considering. The garage extension in particular is a structural option, which means it is decided before construction and cannot be added later.

Exterior elevations

Single-family plans are offered in five elevation styles: Coastal, Farmhouse, Low Country, Modern, and Modern Mediterranean. The collateral carries a disclaimer worth repeating: tile roof is not standard on all elevations. Confirm roof material plan by plan and elevation by elevation, because it affects both cost and insurance.

One conflict we will not average away

Cameratta’s September 1, 2026 press release says Esplanade offers fourteen floor plans. Taylor Morrison’s own floor-plan page shows sixteen. We follow the builder and treat the release as two plans out of date. If a salesperson quotes you fourteen, this is why.

A Correction on the Condominiums

This section has been rewritten. An earlier version of this page described the condominium product at Esplanade at Kingston as the Barca, offered as Barca Interior and Barca Exterior at 1,455 square feet. Barca is not a plan at Esplanade at Kingston. It appears on a sheet inside the builder collateral we were given, but it does not exist on Taylor Morrison’s Kingston floor-plan list. It is an Esplanade brand-line plan from another community.

We are flagging this rather than quietly deleting it because it is the same failure that put a photograph of a Fort Myers amenity on this page for months: Esplanade is a brand applied across many communities, and brand-line material gets attached to the wrong community constantly. Assume any Esplanade detail you read elsewhere may belong to a different Esplanade until it is checked against the Kingston page specifically.

The smallest attached product actually offered here is the Garden Villa Collection — Tobago (2/2, 1,329 sq ft) and Caicos (2/2, 1,515 sq ft), both one-story with a 2-car garage. Full specs are in the floor plan section above.

One naming caution for anyone reading the CDD paperwork alongside the brochure. Taylor Morrison markets this collection as Garden Villa. The Kingston One CDD assessment schedule calls the equivalent product type Condo, and Cameratta’s own release describes the community as offering “condos, villas and single-family homes.” Three vocabularies for the same homes. The one that decides your annual assessment is the CDD’s, and on that schedule the Condo product carries $1,244.68 per year.

Pricing — What Is Actually Published, and What Is Not

Rewritten September 8, 2026. An earlier version of this page carried an estimated price table with figures like “$650,000–$850,000” and “$800,000–$1M+” against specific plans. Those were labelled as estimates, but they were still our estimates, and the builder has since published enough to make guessing unnecessary and unwise. The table is gone.

Here is the complete set of what Taylor Morrison publishes for Esplanade at Kingston as of September 8, 2026:

• Community-level band: from the low $400s to $1M and above. That is a range across sixteen plans and four collections. It is not a starting price for the home you want.
• Every individual plan reads “Price Coming Soon.” All sixteen. No exceptions.
• Every listed homesite reads “Call for details.” No lot premiums are published.
• The community page still reads “Coming Late 2026.”

That is the whole disclosure. Anyone quoting you a firm price on a specific Esplanade plan at Kingston today is quoting something the builder has not released — an estimate, a guess, or a figure from a different Esplanade community.

What the builder’s inventory pipeline shows

Taylor Morrison does publish a staged inventory, which tells you something about release pacing even without prices: 16 Available, 44 Coming Soon, 207 Future Phase, with real lot numbers and addresses on Sanctuary Breeze Way and Sawgrass Prairie Cove. Lee County issued a new single-family residence permit for 23082 Sawgrass Prairie Cove in the July 19–25, 2026 permit week, so vertical construction has genuinely started.

The one release sheet we were given

The August 31, 2026 collateral included a homesite and unit release sheet. Every line reads Price TBD. For the record, and understanding this is a point-in-time snapshot rather than standing inventory:

What we would tell you to do about it

Get on the VIP interest list now. Taylor Morrison states it gives interest-list registrants a first look at pricing before the general public. That costs you nothing and it is the only lever available before the October 17 grand opening. Then talk to us before you register on site, because in a pre-sales community the sales gallery represents the builder, and lot premiums and structural-option deadlines move fastest in the first few appointments.

The Esplanade at Kingston Amenity Center

The amenity center planned for Esplanade at Kingston is the community's defining physical feature. The following amenities have been confirmed by Taylor Morrison's official communications and the Esplanade brand standard for this community:

Wellness Spa The spa at Esplanade at Kingston will be a full-service facility with a staffed spa manager, licensed massage therapists, and skin care professionals. Services confirmed for planning include massage, body care treatments, facials and skin care, manicures and pedicures, and full salon services including hair. The spa will have both indoor and outdoor treatment areas — the outdoor treatment component is a distinctive Esplanade feature that takes advantage of Florida's climate. The branded experience is called "The Spa at Esplanade" across the Esplanade portfolio.

Culinary Center A dedicated culinary center with dining options is planned. The culinary programming includes chef-led cooking classes, wine and beer tastings, and curated culinary events. Whether this involves a full-service restaurant open nightly (as at some Esplanade communities) or a more event-driven format (private dinners, themed cooking classes, wine education series) will depend on the specific programming model that Troon implements at Kingston. Esplanade communities typically include the "Toasted Café" concept — a morning coffee and light bites operation available to residents during morning hours.

Resort Pool and Bahama Bar The resort-style pool will include a dedicated spa (hot tub) adjacent to the main pool, poolside towel service, cabanas, and the signature Bahama Bar — an outdoor bar with fire pit seating areas that functions as a social gathering anchor in the evening hours. The Bahama Bar concept at Esplanade Lake Club has become one of the most popular resident gathering points in that community, and the same format is confirmed for Kingston.

Tennis Courts On-site tennis courts with professional programming. Esplanade communities typically include both a teaching professional on staff and organized match play, clinics, and social events structured around the tennis facility.

Pickleball Courts Pickleball courts are confirmed for Esplanade at Kingston's amenity center. The number of courts dedicated to the Esplanade section specifically has not been confirmed — these are separate from the 32 pickleball courts (12 indoor, 20 outdoor) at the Kingston South master amenity center across the road. Residents of Esplanade at Kingston should understand that the Kingston South master amenity courts are, at minimum, within the same broader Kingston master community, though whether Esplanade residents have direct access to those courts under the same HOA structure is a detail to clarify with Taylor Morrison's sales team.

Bocce Ball Courts Bocce ball courts are confirmed and are a standard Esplanade brand amenity.

State-of-the-Art Fitness Center A full fitness center is planned. At Esplanade Lake Club, the fitness center is 3,020 square feet and equipped with Technogym cardio and strength equipment, plus a separate movement studio for yoga, group fitness classes, and stretching. The Kingston version is planned to follow the same model.

Bark Park A dog park — using the Esplanade brand term "Bark Park" — is confirmed. Pets are welcomed and accommodated in Esplanade communities.

Event Lawn An outdoor event lawn for community gatherings, outdoor concerts, movie nights, and seasonal celebrations is confirmed.

Extensive Walking Trails Walking and nature trails within the Esplanade section are confirmed. The 660-acre footprint provides meaningful opportunity for internal trail development.

Important honest caveat: All of the above amenities are planned and confirmed for the community but are not yet built. Esplanade at Kingston is pre-construction as of May 2026. The amenity center will be constructed in parallel with or shortly after home deliveries begin. Based on Cameratta's precedent at Verdana Village — where the amenity center opened in phases as that community filled out — early Esplanade at Kingston residents (those moving in during 2027) should anticipate that the amenity center may be partially operational or still under construction at the time of move-in. This is a legitimate question to ask Taylor Morrison's sales team: "What is the expected amenity center opening date, and will amenities be available at the time of my home's closing?" Get the answer in writing if possible.

Troon Management — What It Means for Residents

Troon is a global golf and hospitality management company based in Scottsdale, Arizona. They manage more than 750 properties across 45 countries, including golf courses, resort hotels, and private clubs. In Southwest Florida specifically, Troon manages approximately 40 homeowner associations — they are not an unfamiliar name in this market.

Taylor Morrison announced its national partnership with Troon in 2023 under the "Esplanade Resort Experiences" program. The partnership made Troon the operator of all Esplanade community amenity centers, replacing the prior model where individual community HOA boards contracted with local management firms. The national partnership means that operational standards, programming frameworks, vendor relationships, and staff training protocols are now institutionalized across all Esplanade communities.

In practical daily-life terms, what does Troon management mean for an Esplanade at Kingston resident?

Consistent standards. Landscaping is maintained to resort-property standards, not typical community-HOA standards. The difference between a resort-quality landscape maintenance program and a standard HOA landscape contract is visible and meaningful over time. Pool chemistry, amenity facility cleanliness, fitness equipment maintenance cycles — all of these are managed to Troon's hospitality standard rather than to the minimum required for HOA compliance.

Professional lifestyle programming. The Lifestyle Manager on staff is a hospitality professional, not a volunteer committee chair. Their job is to run a full event calendar: sports clinics with teaching professionals, culinary events, social mixers, holiday parties, themed dinners, travel excursions, charity fundraisers. The calendar at a Troon-managed Esplanade community looks like a boutique resort's activity schedule.

Dining and culinary services. Troon brings its hospitality F&B (food and beverage) expertise to the culinary center operations, whether in the form of a full café operation, managed dining events, or both.

Member portal and digital operations. Troon manages amenity reservations, fitness class scheduling, spa appointment booking, and community communications through a professional portal system — not a Facebook group or community board bulletin board.

Does Troon management justify a higher HOA? This is the honest question. Troon management adds cost. A Troon-managed Esplanade community will carry a higher HOA fee than a comparable-size community with basic management. Whether that premium is worth it depends on how much you will use the amenities, how much the resort-quality management standard matters to your daily experience, and how you compare the Esplanade at Kingston total cost of ownership to alternatives. We can help buyers run this analysis — it is one of the most common conversations we have with clients considering Esplanade versus non-Esplanade options in the same price range.

Kingston One CDD — The Assessment Every Esplanade Buyer Pays

Every home in Esplanade at Kingston — and every home in Kingston South, and every future phase of Kingston — sits within the Kingston One Community Development District (CDD). Understanding what a CDD is and what it costs you is non-negotiable before you buy here.

What is a CDD? A Community Development District is a unit of special-purpose local government authorized under Chapter 190 of the Florida Statutes. CDDs have the legal authority to issue bonds, construct infrastructure (roads, water and sewer systems, stormwater management, parks and amenity facilities, security infrastructure), and levy annual assessments on property owners to repay those bonds and fund ongoing operations. CDDs are governmental entities, not private homeowners associations. Their assessments appear on your annual Lee County property tax bill — the same bill that shows your county and school taxes.

Kingston One CDD specifically: Kingston One CDD was established by Lee County Ordinance 23-26, adopted unanimously by the Lee County Board of County Commissioners on October 3, 2023, effective October 5, 2023. The petitioner was CAM7-SUB, LLC — a Cameratta Companies entity. The CDD covers approximately 2,429 acres across sections of Township 46 South, Range 27 East, Lee County, located approximately 6.8 miles east of the Corkscrew Road and Alico Road intersection.

The CDD was organized in October 2023, held its landowner election in December 2023, issued Bond Series 2025 (bonds issued in summer 2025 based on the financing timeline documented in CDD board minutes), and as of December 2025 had approved Alternative Financial Assurance for Pod 1, Pod 2, and Pod 3 Phase 1 — the platting mechanism that allows home construction and sales to proceed on specific lots.

The CDD is managed by Inframark Infrastructure Management Services (District Manager Bryan Radcliff, (813) 873-7300). District Counsel is Gregory L. Urbancic of Coleman Yovanovich Koester. District Engineer is Stantec (Frank Savage).

Who controls the CDD now? Currently, all five board seats are held by Cameratta family members or affiliated individuals: Nicholas Cameratta (Chairman), Anthony Cameratta (Vice Chairman), Russell Cameratta, Laura Youmans, and Cheryl Smith. This is legally compliant and standard for a new Florida CDD during the developer-controlled phase. As of April 2025, the registered voter count in Kingston One was zero — meaning no residents had yet qualified as electors, so the developer retains full board control. Resident elections will occur once at least 250 qualified electors reside in the district or six years pass from the December 2023 landowner election.

What does the CDD assessment cost? The specific annual assessment per home type has not been publicly released as of the research date for this page. The CDD's Bond Series 2025 is the funding mechanism for infrastructure; that bond amount is recorded with the MSRB (Municipal Securities Rulemaking Board) but was not extracted during our research. What is confirmed: the assessments are collected via the Lee County Tax Collector on your annual property tax bill, meaning they are treated like taxes for payment purposes — non-payment leads to the same tax certificate and tax deed processes as delinquent property taxes.

There are two components to CDD assessments: (1) the annual Debt Service Assessment — the portion that repays the infrastructure bonds, which runs for the life of the bonds (typically 20–30 years); and (2) the Operations and Maintenance Assessment — the annual operating cost for maintaining the CDD's infrastructure. Both appear on your tax bill as separate line items.

Every purchase contract in Kingston One must include a disclosure statement per Florida Statutes Section 190.048, as mandated in Lee County Ordinance 23-26. If you receive a contract without this disclosure, the seller is not in compliance. Always ask your buyer's agent to confirm this disclosure is present.

The practical implication for buyers: Your annual housing cost in Esplanade at Kingston is not just your mortgage payment and homeowner's insurance. You will pay: (1) mortgage, (2) homeowner's and flood insurance, (3) Lee County property taxes, (4) CDD debt service assessment (on your tax bill), (5) CDD O&M assessment (on your tax bill), (6) Master Kingston HOA fee, and (7) Esplanade at Kingston sub-HOA fee. All-in carrying costs in this community, once full, will be meaningfully higher than the base mortgage payment alone. Buyers should model these costs explicitly before committing.

Esplanade at Kingston HOA Fees

HOA fee amounts for Esplanade at Kingston have not been officially announced as of May 2026. This is expected — Taylor Morrison typically releases HOA budget details closer to sales opening, when the operating model and Troon management contract are finalized. What we can tell you is the structure of what you will pay and why.

The fee structure has three layers:

Layer 1: Kingston One CDD. As described above, this is on your tax bill. It covers infrastructure bonds and ongoing maintenance of CDD-built infrastructure (roads, stormwater, utilities, amenities funded by bond proceeds). This is not an HOA fee — it is a government assessment.

Layer 2: Master Kingston HOA. The master HOA covers the entire Kingston development — both Kingston South and Esplanade at Kingston. It funds the community's entry monumentation, master landscaping, shared common areas, and the governance and covenants that apply community-wide. This fee applies to all Kingston residents regardless of sub-community.

Layer 3: Esplanade at Kingston Sub-HOA. This is the Esplanade-specific fee. It funds the Troon management contract, the resort amenity center operations, the Lifestyle Manager salary, spa staffing, culinary programming, fitness equipment, landscaping within the Esplanade section, and the ongoing costs of running a resort-quality amenity campus. This is the premium layer — the one that funds the experience that distinguishes Esplanade from standard HOA communities.

What the HOA covers (standard Esplanade model): Amenity access, Troon management services, landscaping of common areas within the Esplanade section, exterior maintenance for condo and villa units (typically — confirm product-specific coverage with Taylor Morrison), security gate operation, and community event programming.

Estimated range: Based on comparable Esplanade communities in Southwest Florida, buyers should anticipate that the combined master HOA and Esplanade sub-HOA fees will total in the range of $500–$900+ per month for single-family homes, and potentially higher for products that include exterior maintenance (villas and condos typically carry higher HOA fees than single-family because the HOA is maintaining more of the physical structure). These figures are estimates based on comparable communities — they are not confirmed by Taylor Morrison for Kingston specifically. [UNVERIFIED — confirm at sales opening]

For condo buyers: condominium HOA fees typically include building exterior maintenance, roof, master insurance on the building structure, and sometimes internet or cable — in addition to the amenity and management fees. Condominium and Garden Villa buyers at Esplanade at Kingston should request a full condominium documents disclosure (required by Florida law) before closing, which will include the full budget, the reserve funding status, and the fee schedule.

Gated Access and Security

Esplanade at Kingston is explicitly confirmed as a gated sub-community within the larger Kingston development. The community's 660 acres on the north side of Corkscrew Road will have a dedicated controlled entry point — physically separate from the Kingston South entries on the south side of Corkscrew.

The specific security configuration — manned guard gate versus unmanned electronic gate (license plate readers, keypad, app-based access), hours of staffing, and visitor management protocols — has not been confirmed in official public sources as of the research date. Based on Cameratta's precedent at comparable communities (The Place at Corkscrew, Verdana Village, Corkscrew Shores), some form of gated access control is confirmed; the operational details of how Troon will manage the gate within the Esplanade section are part of the HOA management contract that has not been publicly released.

What gated access means practically for buyers: guests need to be registered or called in for entry. Delivery drivers (Amazon, UPS, FedEx) use a visitor lane or call box. Contractors follow a separate credentialing process. Service workers with recurring access (lawn care, pool service — to the extent individual homeowners hire these separately from the HOA coverage) need standing authorization on file with the management office. This is standard for all gated communities but buyers who have not lived in a gated community before should understand that access requires a small operational adjustment.

Kingston South, across Corkscrew Road, also has rendered gate infrastructure and is expected to have controlled entry, but that section's gating is distinct from Esplanade at Kingston's gate.

Esplanade at Kingston vs. Other Esplanade Communities

Buyers who are researching Esplanade at Kingston are frequently comparing it to other Esplanade communities they can visit and evaluate today. The comparison table below reflects what is confirmed from primary sources.

Key comparisons buyers ask about:

Esplanade at Kingston vs. Esplanade Lake Club: These are the two most comparable communities in terms of lifestyle model — both are non-golf, wellness-resort Esplanade communities with Troon management in Lee County. Esplanade Lake Club is built around a large interior lake (kayaking, dock, lakefront promenade) and is further along in development — buyers can move in now. Kingston is earlier stage, will have lower initial pricing, and will not have the established lake feature (whether Kingston has a paddle-able water body is not yet confirmed). Buyers choosing between them are essentially choosing between a community you can live in today and one you are investing in for delivery in 2027+.

Esplanade at Kingston vs. Esplanade at Azario: These two communities have meaningfully different price tiers and lifestyle models. Azario has a full golf course; Kingston does not. Azario is in Collier County (higher property taxes); Kingston is in Lee County (lower property taxes). Azario carries much higher HOA fees because of golf operations. Buyers who want golf as part of their included lifestyle experience should look at Azario or Esplanade Golf and Country Club. Buyers who want a resort lifestyle without the golf overhead — and want to play the nearby public Jack Nicklaus course at Old Corkscrew on their own schedule — may prefer Kingston's model.

Esplanade at Kingston vs. Kingston South: This comparison is addressed in full in the next section.

Esplanade at Kingston vs. Kingston South — Which Is Right for You?

This is the most common comparison question we receive from buyers looking at the Kingston development, and it deserves an honest and direct answer rather than a sales pitch for either option.

Esplanade at Kingston: - North side of Corkscrew Road - Gated sub-community - Taylor Morrison is the only builder - Three product types: single-family, twin villas, condominiums - 660 acres, ~1,285 homes - Dedicated Esplanade amenity center: spa, culinary center, resort pool with Bahama Bar, tennis, pickleball, bocce, fitness center, Bark Park, event lawn, walking trails - Troon white-glove management and full-time Lifestyle Manager - Higher HOA fees (estimated $500–$900+/month combined) - Community price band of the low $400s to $1M+; no plan-level pricing published yet - Garden Villa collection (Tobago 1,329 sf, Caicos 1,515 sf) is the lowest entry point - No golf course; resort wellness and lifestyle identity

Kingston South: - South side of Corkscrew Road - Three builders: Lennar, Pulte Homes, Neal Communities - Three distinct price tiers and product styles within the same section - Phase 1: ~1,208 homes across Pods 1, 2, and 3 - Master Kingston amenity center: 32 pickleball courts (12 indoor), indoor and outdoor basketball, resort pool with water slides, Saloon Stage (live music venue), fitness center, dog park, sports complex - Troon manages the master HOA (same management partner, different property) - Lower HOA fees anticipated (no Troon spa/culinary/lifestyle manager premium) - Single-family from approximately $300,000 with Lennar/Pulte/Neal - No condos - More builder variety = more product comparison shopping

Best fit for Esplanade at Kingston: Buyers who place the amenity and resort lifestyle experience at the center of their purchasing decision. Those who want the spa, the culinary center, the Lifestyle Manager, the event calendar. Those who want a condo or villa for a lock-and-leave lifestyle. Those who want Troon-managed resort-quality operations from day one. Those who do not need multiple builder options and are comfortable with Taylor Morrison as their sole choice.

Best fit for Kingston South: Buyers who prioritize a lower price point for a similar footprint. Those who want to comparison shop among multiple builders before committing. Those who want the largest single-family homes (Neal Communities tops out at 4,443 sf; Lennar Estate homes go to 3,945 sf). Those who are attracted to the Saloon Stage entertainment concept and the scale of the master amenity center (32 pickleball courts is legitimately unmatched in any residential community in Southwest Florida). Those who want to keep HOA fees lower while still having excellent community amenities.

What both share: They are in the same Kingston master development, pay the same Kingston One CDD assessment, share the broader community's infrastructure, and are both served by the same Corkscrew Road access corridor with all of its current limitations and future improvements.

Location — Corkscrew Road North Side

Esplanade at Kingston sits on Corkscrew Road in southeastern Lee County, approximately 6.8 miles east of the Corkscrew Road and Alico Road intersection. The community is in unincorporated Lee County — it uses an Estero, FL mailing address and ZIP code 33928, but it is not within the incorporated limits of the Village of Estero. It is governed by Lee County, not the Village.

The address of 23997/23999 Corkscrew Road, Estero, FL 33928 puts the community east of Verdana Village and east of the more established Corkscrew Road corridor. For first-time visitors, the drive east on Corkscrew Road past Verdana Village will feel increasingly rural as you approach Kingston — the site is at the eastern extent of current development along this corridor.

The north side of Corkscrew means something specific in the Kingston context. The primary community entrance and Kingston's main traffic signal connection to the broader road network will be at the Spine Road (Kingston Village Parkway) and Corkscrew Road intersection. The traffic signal at this intersection was expected to be operational by Fall 2026. North side residents at Esplanade at Kingston may have slightly different access patterns than south-side Kingston South residents depending on how the community's internal road network develops — buyers should ask Taylor Morrison specifically about Esplanade's primary gate location relative to the main Corkscrew/Spine Road signal.

I-75 access: The primary I-75 connection is Exit 123 (Corkscrew Road) approximately 12 miles west of the community. Once Kingston Village Parkway (the Spine Road) extends north to connect with State Road 82 — anticipated by Winter 2027/2028 — residents will gain an alternate I-75 access point via SR 82 to Exit 138 (Fort Myers). This SR 82 connection bypasses the western Corkscrew Road corridor entirely for northbound travel, which will be relevant for residents commuting toward downtown Fort Myers or heading to the airport.

The honest traffic picture: Corkscrew Road east of Alico Road is currently a two-lane road. It has no confirmed widening scheduled until at least 2031–2035 (Lee County's Phase 4 Corkscrew widening project). Early Kingston residents will drive a two-lane rural road to reach the four-lane widened section and eventually I-75. During peak season, this can create meaningful congestion. The SR 82 connection via Spine Road, when it opens in 2027 or 2028, will provide relief for many trip destinations. Cameratta has contributed approximately $20 million to Lee County's proportionate share fund for road improvements and is privately funding the $40+ million Spine Road. But the county widening of Corkscrew directly serving Kingston will not arrive until the early-to-mid 2030s.

Drive Times from Esplanade at Kingston

All times are estimated from the central Kingston entry point. Non-peak conditions. Peak season and peak-hour times on Corkscrew Road will add 10–20+ minutes to westbound trips, particularly before Corkscrew Road widening (Phase 2, expected complete end of 2026) is finished and before future phases are built. Verify with Google Maps using specific home addresses as the community develops.

Schools

School zone assignments for Kingston addresses are based on the established Corkscrew Road corridor in ZIP code 33928. The zone that applies to most Kingston homes — particularly the western and central portions of the development — is the Pinewoods Elementary → Three Oaks Middle → Estero High School triad. Buyers should verify their specific parcel's zone using the Lee County School District's official school zone finder at leeschools.net, as the district may adjust boundaries as Kingston develops and as population grows on the eastern end of the corridor.

Pinewoods Elementary School - Address: 11900 Stoneybrook Golf Drive, Estero, FL 33928 - Grades: PK–5 - GreatSchools Rating: 8/10 — performing above average for Florida - Florida School Grade: Ranked in top 5% statewide for 2025–26 - Enrollment: approximately 1,100+ students - This is one of the stronger elementary schools in Lee County. The 8/10 GreatSchools rating and top-5% statewide ranking reflect consistently strong academic performance across multiple years.

Three Oaks Middle School - Address: 18500 Three Oaks Parkway, Fort Myers, FL 33912 - Grades: 6–8 - GreatSchools Rating: 7/10 — above average for Florida - Enrollment: 1,066 students | Student-teacher ratio: 23:1 - Academic performance: 75% proficiency in math, 62% in reading — above state averages - Cambridge International curriculum offered | Gifted and Talented program available

Estero High School - Address: 21900 River Ranch Road, Estero, FL 33928 - Grades: 9–12 - GreatSchools Rating: 3/10 (note: this rating reflects test score performance data; see below for context) - Niche Grade: B | Niche Rank: #374 Best Public High Schools in Florida (2026) - Enrollment: 1,523 students | Average GPA: 3.5 | Graduation rate: 93% - SAT: 1140 | ACT: 24 - Programs: 24 varsity sports, AP courses, Cambridge International curriculum, Gifted and Talented

A note on interpreting Estero High's ratings: the 3/10 GreatSchools score and the B Niche grade represent different methodologies. GreatSchools weights test score performance heavily, while Niche incorporates a broader range of factors including college preparation, student-to-teacher ratio, resources, and overall academic environment. The 93% graduation rate, 3.5 average GPA, and 1140 SAT are respectable metrics. Families with children approaching high school age should visit the campus and speak with current parents rather than relying solely on single rating numbers.

Important zone caveat: Some portions of Kingston — particularly the easternmost parcels deeper into the 6,700-acre site — may fall into different boundary zones (Mirror Lakes Elementary, Lehigh Acres Middle School, East Lee County High School). Ratings for those schools are notably lower (East Lee County High: GreatSchools 1/10). Buyers who are purchasing based in part on the Pinewoods/Three Oaks/Estero High zone assignment should confirm their specific address against the LCSB zone finder before closing, not after.

True North Classical Academy This is the most consequential school development for Kingston families. Cameratta Companies has contracted with True North Classical Academy — a Miami-based, National Blue Ribbon-winning, tuition-free public charter school network — to open a K–12 campus within the Kingston/East Corkscrew Road development corridor. Capacity: 3,100 students. Projected opening: August 2028 school year.

True North is a classical education school — logic, rhetoric, liberal arts, rigorous academic structure. Their Miami campuses have received National Blue Ribbon School recognition (2024). Tuition is free (public charter). This is a significant asset for families considering Kingston long-term, with the school expected to open in the 2028–29 school year as the community is adding residents.

Private school options within 15–35 minutes: - Grace Classical Academy (Bonita Springs, K–8): $11,700/year, 15–20 minutes, classical Christian education, 10.9:1 student-teacher ratio - Canterbury School of Florida (Fort Myers, PreK–12): ~$33,015/year, 25–35 minutes, Niche A+, 6:1 student-teacher ratio - Bishop Verot Catholic High School (Fort Myers, 9–12): $16,995/year, 25–35 minutes, Niche A, 100% graduation rate - Evangelical Christian School (Fort Myers, PreK–12): ~$13,100/year, 30–40 minutes, largest private school in SWFL - Royal Palm Academy (Naples, PreK–8): ~$19,200/year, 25–35 minutes, only independent Catholic school in SWFL

Healthcare

Lee Health Coconut Point Emergency Department — Nearest ER - Address: 23450 Via Coconut Point, Estero, FL 34135 - Phone: (239) 468-0095 - Type: Freestanding Emergency Department — 24/7 — Lee County's first freestanding ED - Drive time from Kingston: approximately 20–25 minutes via Corkscrew Road west to US 41 - This is the closest full emergency facility to Kingston. It is a freestanding ED (not a full hospital) connected to the Lee Health system.

Lee Health Bonita Convenient Care — Nearest Urgent Care - Address: 3501 Health Center Blvd, Bonita Springs, FL 34135 - Phone: (239) 468-0260 - Walk-in urgent care, 7 days/week - Drive time: approximately 15–20 minutes

Gulf Coast Medical Center — Level II Trauma Center - Address: 13681 Doctors Way, Fort Myers, FL 33912 - Type: 699-bed Level II Trauma Center — flagship Lee Health hospital for complex cases - Drive time: approximately 25–35 minutes via I-75 - For trauma, cardiac events, stroke, and complex surgical cases, Gulf Coast Medical Center is the destination.

Lee Health New Hospital — Opening Fall 2028 - Address: 4453 Challenger Boulevard, Fort Myers, FL - Type: New $824 million flagship hospital campus - Size: 535,000 SF | 260 beds at full buildout | 236 private patient rooms at opening - Phase 1: 5-story hospital with 18 ORs, 168 patient rooms, 24 ICU beds, 44 ED bays - Target opening: Fall 2028 - This will become the primary new Lee Health facility serving the southern Lee County growth corridor, including Kingston. Once open, it will reduce drive times to full hospital-level care for residents.

NCH North Naples - Drive time: approximately 30–45 minutes via I-75 south - Relevant for buyers who have established care relationships with NCH or Collier County specialists. Not the primary system for Lee County residents.

Pharmacy: The Publix Pharmacy at the Shoppes at Verdana Village (19050 Corkscrew Road) is the nearest pharmacy — 5–10 minutes west on Corkscrew Road. Hours: 7:00 AM – 9:00 PM daily.

The Environmental Picture — What Esplanade Buyers Should Know

Kingston is one of the most environmentally scrutinized development projects in Southwest Florida's recent history, and buyers should understand the situation honestly rather than discovering it after closing.

The conservation commitment is real. Cameratta Companies is preserving and restoring approximately 3,287 acres — nearly 50% of the Kingston site. This land, which was previously used as farmland by King Ranch (the Texas cattle operation), is being converted into restored wetlands, wildlife habitat, and natural flow-ways. Joe Cameratta stated the restoration investment at approximately $100 million. Cameratta also paid for a panther wildlife underpass beneath Corkscrew Road (approximately $2 million), designed to allow Florida panthers to cross the corridor without road conflict. The $20 million contribution to Lee County's road improvement fund includes flowway culverts and additional wildlife crossings.

The environmental opposition is also real. The Audubon Society, Conservancy of Southwest Florida, Sanibel-Captiva Conservation Foundation, and other environmental organizations have actively opposed the Kingston development on the grounds that it fragments Florida panther habitat within the Florida Wildlife Corridor. The U.S. Fish and Wildlife Service determined that developing Kingston would result in 3 to 22 panther deaths per year. Environmental groups filed legal challenges seeking to halt the project.

The legal status: An injunction attempt to halt construction was denied. As of the groundbreaking in November 2025, construction was proceeding despite the ongoing legal challenges. Environmental groups acknowledged they were "out of options" on Phase 1. The project holds its permits and is moving forward.

What this means for buyers: Construction is proceeding. The legal risk to Phase 1 is low based on the current legal posture — permits are issued, construction is active, and the injunction attempt failed. Environmental advocacy groups continue to monitor Phase 2. Buyers who are personally concerned about panther habitat impacts should research the issue through WGCU and the Conservancy's published materials and make their own informed determination about whether they are comfortable with the environmental tradeoffs.

The 3,287-acre preserve as a resident asset: Separate from the environmental controversy, the preserved land creates a tangible scenic asset for Kingston residents. Views of natural habitat, wildlife sightings, and the visual backdrop of a large natural landscape adjacent to the community are genuine quality-of-life benefits. Whether there will be trails, boardwalks, or recreational access within the preserve has not been officially announced — the 3,287 acres are positioned as ecological restoration, not as a public park. The nearby CREW Land and Water Trust (Corkscrew Regional Ecosystem Watershed) offers public hiking trails, wildlife viewing, and educational programs at separate locations.

Proximity to Corkscrew Swamp Sanctuary: Kingston's location on Corkscrew Road places it significantly closer to the Audubon Corkscrew Swamp Sanctuary than western Estero neighborhoods. Drive time from Kingston: approximately 15–25 minutes east on Corkscrew Road. This is one of the finest old-growth cypress forests in North America and a world-class birding destination — for nature enthusiasts, this proximity is a meaningful quality-of-life advantage.

Not a Golf Community — But Golf Is Close

Esplanade at Kingston is not a golf community. There is no golf course planned for any part of the Kingston development in any confirmed public document. The community's identity is wellness-resort, built around spa, culinary, fitness, pickleball, tennis, and lifestyle programming — not golf. Buyers who are specifically seeking an included-golf lifestyle should look at Esplanade at Azario (Naples), Esplanade Golf and Country Club, or other communities in the region where golf membership is built into the purchase.

That said, golfers who do not need an included golf course will find an excellent option immediately adjacent to Kingston:

Old Corkscrew Golf Club - Designer: Jack Nicklaus Signature course - Access: Public/semi-private — no membership required - Distance from Esplanade at Kingston: approximately 7–10 minutes east on Corkscrew Road - Type: Links-style Nicklaus Signature layout — one of the better public access courses in Southwest Florida - This is a meaningful advantage. A Nicklaus Signature public-access course 7 minutes from home, with no mandatory membership or monthly dues, is a genuinely attractive arrangement for golfers who play regularly but do not need golf to be wrapped into their community HOA.

Buying at Esplanade at Kingston — The Process

New construction with Taylor Morrison is a different process than buying a resale home, and understanding the steps in advance saves you time and reduces stress.

Step 1: Get on the interest list. Taylor Morrison has a registration/interest list for Esplanade at Kingston. Registering puts you in the queue for sales launch information, VIP preview events, and lot priority access. If you want to work with a buyer's agent — and you should — register your agent at the same time or have your agent register with you. If you walk into the sales office without an agent, Taylor Morrison's onsite sales staff represent Taylor Morrison, not you. Retroactively adding your agent after your first registered visit can complicate or eliminate commission eligibility. Start with your agent, not after.

Step 2: Sales opens. Taylor Morrison will announce a sales opening date, likely in late 2026. At sales opening, lots will be released in phases. VIP list registrants typically get priority access. Having your financing pre-arranged (pre-approval from your own lender or from Taylor Morrison's preferred lender) allows you to move quickly when your preferred lot comes available.

Step 3: Lot selection and contract. You select your lot, select your floor plan, choose your structural options, and execute the purchase contract. The deposit at contract in Taylor Morrison new construction is typically a percentage of the purchase price — in the 3–5% range, non-refundable after a due diligence period (consult the specific contract terms). Structural options that affect the physical structure of the home (adding a room, expanding the lanai, adding a third garage bay) must be finalized at or before contract.

Step 4: Design Studio. Several weeks after contract, you visit the Taylor Morrison Design Studio to select all interior finishes: flooring, cabinetry, countertops, tile, appliances, plumbing fixtures, lighting, and additional upgrade options. A design consultant guides you through the process. This appointment typically takes four to six hours for a thorough session. Your total design selections will add to your contract price — budget accordingly.

Step 5: Construction and draws. Taylor Morrison builds your home. You will receive periodic construction updates and may be able to schedule walk-throughs at key milestones (framing, pre-drywall, pre-closing). If you are using a construction loan rather than a conventional mortgage, your lender will fund draws at defined construction milestones.

Step 6: Pre-closing walk-through and closing. Before closing, you conduct a walk-through of the completed home with a Taylor Morrison representative to identify any items that need to be addressed before your keys are delivered. Following the walk-through and resolution of any punch-list items, you close. Taylor Morrison will provide warranty documents, HOA contact information, and CDD disclosure documentation at closing.

Why you should bring your own buyer's agent: Taylor Morrison pays buyer agent commissions. Using a buyer's agent costs you nothing and gives you an independent advocate who understands new construction contracts, knows which structural options tend to have the best resale value, has seen Taylor Morrison's Design Studio process before, and can help you evaluate lot selection, negotiate incentives, and manage the timeline. Builder sales staff are excellent at explaining their product — they are not representing your interests. These are not adversarial positions, but they are different ones.

We have guided clients through Taylor Morrison's purchase process at multiple communities. If you are considering Esplanade at Kingston, reach out before you register at the sales office.

Your Esplanade at Kingston Real Estate Experts

Esplanade at Kingston is not just a new community. It is a new category of lifestyle product in a market where we have been working for over two decades. Knowing the difference between the Esplanade at Kingston HOA fee structure and the Kingston South structure. Understanding what True North Classical Academy's 2028 opening means for families buying now. Knowing the Corkscrew Road widening timeline and the honest picture of what the drive to I-75 looks like before Phase 4 improvements arrive in the 2030s. These are the details that matter when you are making a $400,000 to $1,000,000 decision.

We have represented buyers in new construction communities on the Corkscrew Road corridor since before Verdana Village broke ground. We know Taylor Morrison's process, we know the CDD structure, and we know what questions to ask that the builder's sales team will not volunteer.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Frequently Asked Questions — Esplanade at Kingston

What is Esplanade at Kingston? Esplanade at Kingston is Taylor Morrison's resort-lifestyle brand community within the Kingston master-planned development on Corkscrew Road in Estero, Florida. It occupies 660 acres on the north side of Corkscrew Road, is separately gated, and is planned for approximately 1,285 homes including single-family homes, twin villas, and condominiums.

Where exactly is Esplanade at Kingston located? The community is located at 23997/23999 Corkscrew Road, Estero, FL 33928, approximately 6.8 miles east of the Corkscrew Road and Alico Road intersection in southeastern Lee County. It is in unincorporated Lee County — not within the Village of Estero's incorporated limits.

Is Esplanade at Kingston the same as Kingston? No. Esplanade at Kingston is one sub-community within the larger Kingston master-planned development. Kingston is the overarching development by Cameratta Companies covering more than 7,600 acres per Cameratta’s current description (a 2024 state environmental filing describes a 7,600-acre project area). Esplanade at Kingston is Taylor Morrison's 660-acre portion on the north side of Corkscrew Road. Kingston South is the section on the south side where Lennar, Pulte, and Neal Communities are building.

Is Esplanade at Kingston gated? Yes. Esplanade at Kingston is confirmed as a separately gated sub-community with its own controlled entry, distinct from Kingston South's access points.

Who is Taylor Morrison? Taylor Morrison is a publicly traded national homebuilder (NYSE: TMHC) based in Scottsdale, Arizona. They have operated the Esplanade resort-lifestyle brand in Florida for approximately 13 years. Their existing Southwest Florida communities include Esplanade Lake Club (Fort Myers), Esplanade at Azario (Naples), and Esplanade Golf and Country Club.

What is the Esplanade brand? The Esplanade brand is Taylor Morrison's resort-lifestyle community model — a "wellness resort club" in Taylor Morrison's own description. Esplanade communities feature resort pools, full-service spas, culinary centers with chef-led programming, tennis and pickleball facilities, fitness centers, and full-time Lifestyle Managers, all operated under Troon's white-glove management model.

What is Troon? Troon is a global golf and hospitality management company that manages more than 750 properties across 45 countries. Taylor Morrison partnered with Troon in 2023 for the "Esplanade Resort Experiences" program, making Troon the operator of all Esplanade community amenity centers. Troon manages approximately 40 HOAs in Southwest Florida.

What amenities will Esplanade at Kingston have? Confirmed amenities include: wellness spa (staffed, with massage, skin care, salon), culinary center with chef programming, resort pool, Bahama Bar, tennis courts, pickleball courts, bocce courts, state-of-the-art fitness center, Bark Park (dog park), event lawn, and walking trails. The Toasted Café coffee concept is also standard in Esplanade communities.

Are the amenities built yet? No. Nothing at Kingston is built — not one home, not one amenity. The amenity campus is expected to be constructed in parallel with home deliveries, and its timeline relative to first move-ins has not been confirmed by anyone. This is the single most important thing to hold onto when you tour: every amenity described on this page and in every brochure is planned.

What floor plans does Esplanade at Kingston offer? Sixteen plans across four collections, ranging from 1,329 to 4,591 square feet, all named and all verified against the builder as of September 8, 2026. Garden Villa: Tobago (2/2, 1,329) and Caicos (2/2, 1,515). 47′: Fontanna (2/2, 1,580), Rocca (2/2–2.5, 1,736), Stella (3/2–3, 1,863). 52′: Monte (2/2–2.5, 1,843), Marino (3/3, 2,085), Lavello (3–4/3.5, 2,306 — the model), Florence (3–4/3–4, 2,628), Genoa (3–4/3.5–4.5, 2,903). 62′: Cresta (3/3, 2,475), Cascata (3/3.5, 2,573), Palermo (3–4/3.5, 2,833), Colina (3/3.5–4.5, 2,861), Argenta (4/4.5–5.5, 3,745), Ravenna (5–6/5.5–7, 4,591). Note that Barca, named in an earlier version of this page, is not a Kingston plan.

What is the price range for Esplanade at Kingston? Taylor Morrison publishes one figure only: a community band of the low $400s to $1M and above. Every one of the sixteen plans reads “Price Coming Soon” and every homesite reads “Call for details.” There is no plan-level or lot-level price at Esplanade at Kingston as of September 8, 2026, and the mid-$300,000s condominium figure that appeared in an earlier version of this page is not something the builder publishes for this community.

When does Esplanade at Kingston open for sales? Not yet. Taylor Morrison’s community page still reads “Coming Late 2026” and the only action available is the VIP interest list. The dated event to put in your calendar is the community-wide Kingston grand opening on Saturday, October 17, 2026, 11:00 a.m. to 2:00 p.m., no RSVP required, confirmed by Cameratta on September 1, 2026.

When will model homes open? Model homes were still under construction as of Cameratta’s September 1, 2026 statement — under construction, not complete. Models are expected to be tourable at the October 17, 2026 grand opening.

When will the first homes be delivered? No move-in date is currently published by Taylor Morrison or by Cameratta. Early 2027 has been repeated widely, including in earlier versions of this page, but as of September 8, 2026 no primary source states it. Treat it as a prior expectation, not a commitment.

Is it worth buying early in Esplanade at Kingston? Buying early in a new master-planned community carries both upside and risk. Upside: early buyers often get better lot selection, lower base pricing before mid-construction price increases, and appreciation as the community fills out. Risk: you will live in an active construction zone for several years, amenities may not be fully operational when you move in, and the community's full character is not yet established. There is no single right answer — it depends on your tolerance for construction-era living and your confidence in the community's long-term trajectory.

Should I use a real estate agent at Esplanade at Kingston? Yes. Taylor Morrison pays buyer agent commissions, so it costs you nothing to be represented. The builder's onsite sales team represents Taylor Morrison, not you. A buyer's agent with new construction experience can help you evaluate lots, navigate the Design Studio, review contract terms, and advocate on your behalf throughout the process.

What is the CDD at Esplanade at Kingston? Kingston One Community Development District, established by Lee County Ordinance 23-26 in October 2023. The CDD is authorized under Chapter 190 of the Florida Statutes. It issued Bond Series 2025 to fund infrastructure. CDD assessments appear on your Lee County property tax bill annually. The specific assessment amount has not been officially released.

Is Esplanade at Kingston in a CDD? Yes. All of Kingston — both Kingston South and Esplanade at Kingston — is within the Kingston One CDD. CDD assessments are collected via the Lee County Tax Collector on your annual property tax bill.

How is a CDD different from an HOA? A CDD is a unit of government authorized by the Florida Legislature. CDDs issue bonds, build infrastructure, and levy assessments with governmental authority. HOA fees are contractual — governed by your declaration of covenants and bylaws. CDD assessments appear on your tax bill; HOA fees are typically billed monthly by the management company. Non-payment of CDD assessments is treated like delinquent property taxes.

What will HOA fees be at Esplanade at Kingston? HOA fees have not been officially announced. Based on comparable Esplanade communities with Troon management, total combined HOA (master Kingston HOA plus Esplanade sub-HOA) is estimated in the range of $500–$900+ per month for single-family homes. Condo and villa fees may differ. These are estimates only — verify with Taylor Morrison at sales opening.

What does the Esplanade HOA fee include? Standard Esplanade HOA fees cover Troon management, resort amenity center operations (spa, pool, fitness, culinary, lifestyle programming), landscaping of common areas within the Esplanade section, and gate/security operations. For condos and villas, the fee typically also covers building exterior maintenance and master building insurance.

Is Esplanade at Kingston age-restricted? No. Esplanade at Kingston is not age-restricted. It is open to buyers of all ages. The community's lifestyle positioning skews toward active adults, empty nesters, and snowbirds, but there is no minimum age requirement.

Is Esplanade at Kingston good for families? It can be. The amenity package (tennis, pickleball, fitness, pool) supports active family lifestyles. The school situation — Pinewoods Elementary (8/10), Three Oaks Middle (7/10), and Estero High School — provides reasonable public school options, with True North Classical Academy (K–12 charter) expected to open in August 2028 within the development corridor. Families with younger children should verify school zone assignments for specific parcels.

What schools serve Esplanade at Kingston? Most homes in Esplanade at Kingston are expected to be zoned for Pinewoods Elementary, Three Oaks Middle, and Estero High School. True North Classical Academy (K–12 charter, National Blue Ribbon network, tuition-free) is expected to open in the Kingston area in August 2028. Always verify your specific parcel's zone with Lee County School District.

What is True North Classical Academy? A National Blue Ribbon-winning tuition-free public charter school network based in Miami. Contracted by Cameratta to open a K–12 campus within the Kingston/East Corkscrew corridor. Capacity: 3,100 students. Projected opening: August 2028. Classical education model — logic, rhetoric, liberal arts.

What is the nearest hospital to Esplanade at Kingston? Lee Health Coconut Point Emergency Department (freestanding ED, 24/7) is approximately 20–25 minutes away. Gulf Coast Medical Center (Level II Trauma Center, 699 beds) is approximately 25–35 minutes via I-75. A new $824 million Lee Health hospital at 4453 Challenger Boulevard, Fort Myers opens Fall 2028 and will be approximately 20–30 minutes away.

Is there an emergency room close to Kingston? The nearest full emergency department is Lee Health Coconut Point ED in Estero, approximately 20–25 minutes away via Corkscrew Road to US 41. Lee Health Bonita Convenient Care (urgent care, 7 days/week) is approximately 15–20 minutes.

How far is Esplanade at Kingston from RSW Airport? Approximately 18–25 minutes under normal conditions. Southwest Florida International Airport (RSW) is one of the strongest location advantages of the entire Kingston corridor. Non-stop service to 60+ cities.

How far is the nearest beach? Bonita Beach Park is approximately 25–35 minutes. Fort Myers Beach and Lovers Key State Park are approximately 35–45 minutes. Vanderbilt Beach in Naples is approximately 35–45 minutes. Kingston's inland location means beach access requires crossing the full Estero/Bonita coastal zone.

How bad is Corkscrew Road traffic near Kingston? Currently, Corkscrew Road east of Alico Road is a two-lane rural road. During peak season (November–April) and morning/afternoon peak hours, westbound traffic toward I-75 can be congested. The road widening that directly serves Kingston (Phase 4) is not scheduled until 2031–2035. The Spine Road (Kingston Village Parkway) connection to SR 82 (expected Winter 2027/2028) will provide an alternative northbound route. This is a real infrastructure limitation for early buyers and should be evaluated honestly.

When will the Spine Road connect to SR 82? Kingston Village Parkway (the Spine Road) is expected to be fully connected from Corkscrew Road to State Road 82 by Winter 2027/2028. The traffic signal at the Corkscrew Road/Spine Road intersection was expected to be operational by Fall 2026.

Is Esplanade at Kingston good for snowbirds? Yes, it is well suited for seasonal residents. The Troon-managed resort lifestyle and Lifestyle Manager programming mean the community has active programming during the prime snowbird season (November–April). The condo and villa products provide lock-and-leave convenience. The HOA's management of exterior maintenance reduces the burden of absentee ownership.

Does Esplanade at Kingston have a golf course? No. There is no golf course at Esplanade at Kingston or anywhere in the Kingston master development. Old Corkscrew Golf Club (Jack Nicklaus Signature design, public access) is approximately 7–10 minutes east on Corkscrew Road.

How far is Old Corkscrew Golf Club from Esplanade at Kingston? Approximately 7–10 minutes east on Corkscrew Road. It is a public/semi-private Jack Nicklaus Signature course — no membership required.

Is Esplanade at Kingston good for golfers? Yes, with the caveat that golf is not included in the community. Golfers who prefer not paying a golf club HOA but who still want convenient access to a quality course will find Old Corkscrew Golf Club's proximity valuable.

What is the difference between Esplanade at Kingston and Esplanade Lake Club? Both are non-golf Esplanade communities with Troon management in Lee County. Esplanade Lake Club is built around a large interior lake (kayaking, dock, lakefront promenade) and is already selling and delivering homes. Esplanade at Kingston is earlier-stage (pre-sales, first deliveries 2027) and does not have a confirmed comparable water body. Esplanade Lake Club carries higher entry pricing. Both offer the full Esplanade amenity and programming model.

What is the difference between Esplanade at Kingston and Esplanade at Azario? Esplanade at Azario is a golf-community Esplanade in Collier County Naples. It includes a full golf course and golf-club programming. Kingston does not have golf. Azario carries significantly higher HOA fees due to golf operations. Azario is in Collier County (higher property taxes than Lee County). Kingston will have lower entry pricing than Azario for comparable square footage.

Can I customize my home at Esplanade at Kingston? Yes. Taylor Morrison operates a Design Studio where buyers make finish selections (flooring, cabinetry, countertops, appliances, tile, plumbing fixtures, lighting). Structural options (added rooms, extended lanais, additional garage bays) are selected at contract. This is a significant customization opportunity compared to Lennar's Everything's Included model.

What does Lennar's Everything's Included mean, and does Taylor Morrison do that? Taylor Morrison does not use the Everything's Included model. Lennar's approach bundles appliances, smart home features, designer finishes, and energy-efficient elements into the base price at no additional charge. Taylor Morrison's base price is lower but excludes most finishes, which you select and pay for at the Design Studio. Both approaches have merits depending on buyer preferences for personalization vs. simplicity.

Can I negotiate the price at Esplanade at Kingston? New construction pricing at Taylor Morrison is not typically negotiable in the same way resale pricing is. However, Taylor Morrison periodically offers incentives — closing cost credits, interest rate buydowns, upgrade allowances, or lot premium reductions — particularly on inventory homes or during slower sales periods. Early in a community's launch, incentives tend to be limited because demand is high. Having an experienced buyer's agent who tracks Taylor Morrison's incentive patterns across communities is helpful.

Does using a buyer's agent cost anything at Taylor Morrison? No. Taylor Morrison pays the buyer agent commission. It costs you nothing to be represented by an agent, and it gives you an independent advocate throughout the process. Strongly recommended.

What are the risks of buying pre-construction at Esplanade at Kingston? Construction delays, design changes to the community plan, slower-than-expected sales pace (which extends the construction timeline and construction-era living experience), HOA fees being higher than initially anticipated once Troon finalizes the management budget, and the unknown of what the finished community will feel like. All of these are manageable with proper due diligence and contract review.

Could the environmental lawsuits stop Esplanade at Kingston? Phase 1 of Kingston — which includes the Esplanade at Kingston section — has its permits, has broken ground, and an injunction attempt was denied. Environmental groups have acknowledged they are out of legal options for Phase 1. The legal risk to your purchase at this stage is low based on current facts. Future phases may face additional legal scrutiny. [Always consult your own legal and due diligence advisors.]

Is Kingston Estero in a flood zone? Kingston's inland location east of I-75 places it at meaningfully lower storm surge and coastal flooding risk than beachside communities. The specific FEMA flood zone designation for individual parcels within Kingston should be verified with FEMA's Flood Map Service Center using the specific property address. The community includes stormwater management infrastructure (ponds, flow-ways, retention systems) required by Lee County and SFWMD permits.

Will I need flood insurance at Esplanade at Kingston? Depending on the specific parcel's FEMA flood zone designation, flood insurance may or may not be required by your lender. Verify the flood zone for your specific lot before closing. Because Kingston is an inland community, many parcels may be in relatively favorable flood zones, but this is not a blanket guarantee for the entire development.

How does Kingston's stormwater management work? The Kingston CDD is authorized for stormwater management infrastructure. The 3,287-acre conservation and restoration area includes re-enabled natural flow-ways, wetlands, and retention systems. Stormwater infrastructure is built by Cameratta and then maintained by the CDD in perpetuity through CDD assessments. The restoration work is also designed to improve flood conditions in the adjacent Wildcat Farms neighborhood by reconnecting historic sheet-flow patterns.

What utilities serve Esplanade at Kingston? Electric: Florida Power and Light (FPL). Water: Lee County Utilities. Sewer: Lee County Utilities (the Southeast Advanced Water Reclamation Facility — SEAWRF — is under construction with a $293 million budget and expected completion in early 2029; interim sewer arrangements are in place for Phase 1). Internet: No specific ISP has been announced; Xfinity (Comcast) is the dominant provider in the broader Estero area and is a likely candidate for new community infrastructure.

What is the SEAWRF sewer plant? The Southeast Advanced Water Reclamation Facility is a $293 million advanced wastewater treatment plant under construction near the Alico Road corridor, expected to complete in early 2029. It is the planned long-term sewer infrastructure for the Kingston area. There is an active legal challenge to the plant's rezoning (a circuit court ruled against it; Lee County is appealing; construction started October 2025 regardless). Interim sewer service for Phase 1 is anticipated during the construction period.

What is the HOA management company for Esplanade at Kingston? Troon manages the Esplanade amenity center and resort operations. The specific HOA management company for administrative, covenant enforcement, and financial management functions has not been announced as of May 2026.

Is the Kingston CDD board resident-controlled? Not yet. The current five-member board consists entirely of Cameratta family members and affiliated individuals. This is legally standard for a new Florida CDD during the developer-controlled phase. Resident elections will occur once 250 qualified electors reside in the district or six years pass from the December 2023 landowner election. As of April 2025, the registered voter count was zero.

How long will CDD assessments last? CDD debt service assessments run for the life of the bonds — typically 20–30 years. The Bond Series 2025 will have a specific maturity schedule available from the MSRB/EMMA database. O&M assessments continue in perpetuity as long as the CDD exists.

Can I rent my home at Esplanade at Kingston? Short-term rental and long-term rental policies will be established in the community's Declaration of Covenants, Conditions, and Restrictions (CC&Rs), which will be available at contract. Taylor Morrison communities and the Esplanade brand generally restrict or prohibit short-term rentals (Airbnb/VRBO) to preserve the residential resort character. Long-term rentals (annual leases) are typically permitted with disclosure to the HOA. Verify the specific rental restrictions in the CC&Rs for your home type before purchasing if rental use is part of your plan.

Can I have a boat or RV at Esplanade at Kingston? Boat and RV storage within the community is governed by the CC&Rs. Esplanade communities typically do not allow boats or RVs to be parked in driveways or on home lots. Offsite storage of boats and recreational vehicles is the common arrangement. Verify specific restrictions in the community documents.

What is Saloon Stage at Kingston? Saloon Stage is the entertainment venue planned for the Kingston South master amenity campus — a live music and dining concept where homeowners can gather to listen to performances with onsite dining. It is not an Esplanade at Kingston amenity; it is part of the master Kingston South amenity center across Corkscrew Road. Whether Esplanade residents will have access to this venue has not been confirmed in any official source reviewed.

How many pickleball courts will Kingston have? The Kingston South master amenity center will have 32 pickleball courts total — 12 indoor and 20 outdoor. This is Nick Cameratta's publicly stated commitment (Gulfshore Business, November 14, 2025). These are the most-discussed amenity numbers in the Kingston context and are the courts at the Kingston South/master community amenity center. Esplanade at Kingston has its own pickleball courts at its dedicated amenity center, but the specific number for the Esplanade section has not been confirmed separately.

Does Esplanade at Kingston have a spa? Yes. A full-service wellness spa is a confirmed amenity for Esplanade at Kingston. It will be staffed with a spa manager and licensed treatment staff offering massage, skin care, body treatments, salon services, and manicures and pedicures.

Does Esplanade at Kingston have a culinary center? Yes. A culinary center with dining options and chef-led programming (cooking classes, wine tastings, curated events) is a confirmed amenity.

What is the Toasted Café at Esplanade? Toasted Café is the Esplanade brand's morning café concept — coffee, light bites, and a gathering space available to residents during morning hours. It is a standard feature of Esplanade communities with Troon management.

What is the Bahama Bar at Esplanade? The Bahama Bar is the Esplanade brand's poolside bar concept — an outdoor bar with fire pit seating areas adjacent to the resort pool. At Esplanade Lake Club (the comparable existing community), the Bahama Bar and Grille is one of the most popular resident gathering spots, particularly in the late afternoon and evening hours. The same concept is confirmed for Esplanade at Kingston.

How close is Corkscrew Swamp Sanctuary to Esplanade at Kingston? Approximately 15–25 minutes east on Corkscrew Road. This proximity is a genuine differentiator — the Sanctuary is one of the finest old-growth cypress forests in North America and a world-class birding destination. Kingston residents are significantly closer to the Sanctuary than residents in western Estero (who face a 45+ minute drive).

Is there a Publix near Esplanade at Kingston? Yes. The Publix Super Market at The Shoppes at Verdana Village (19050 Corkscrew Road) opened in April 2024 and is approximately 5–10 minutes west of Kingston. This is the closest grocery store and the primary neighborhood grocery for Kingston residents.

Will Kingston have its own Publix or grocery store? A 700,000-square-foot commercial district is planned for Phase 2 of Kingston. No specific grocery tenant has been announced. The Verdana Village Publix is the practical grocery solution for the foreseeable future.

How does Esplanade at Kingston compare to Verdana Village? These are different communities. Verdana Village (also a Cameratta development on Corkscrew Road, immediately west of Kingston) is a more established community — homes are delivered, amenities are open, the Publix is open. Kingston is brand new with first deliveries in 2027. Verdana Village does not have an Esplanade product — it is a standard Cameratta/Lennar/Pulte community without the resort-lifestyle programming tier. Pricing at Verdana Village and Kingston overlap in ranges.

Is Esplanade at Kingston good for remote workers? Internet infrastructure for the community has not been officially announced. Xfinity (Comcast) is the dominant ISP in the broader Estero area and is a likely provider. Cell coverage on the eastern Corkscrew Road corridor has had documented gaps in adjacent communities (a new tower near Bella Terra, operational by spring 2026, partially addresses the gap). Remote workers should verify coverage with specific carrier maps and confirm ISP plans with Taylor Morrison before purchasing.

How far is Florida Gulf Coast University (FGCU) from Kingston? Approximately 30–40 minutes via Corkscrew Road west to I-75 north to Alico Road.

What is Koreshan State Park and how far is it from Kingston? Koreshan State Park (3800 Corkscrew Road, Estero) is a historic state park on the Estero River with camping, kayaking, nature walks, and the historic site of the Koreshan colony. It is approximately 10–15 minutes west on Corkscrew Road — one of the closer outdoor recreation destinations to Kingston.

Who should consider buying at Esplanade at Kingston? Buyers who place resort-lifestyle amenities and Troon-managed programming at the center of their community experience. Snowbirds who want a lock-and-leave lifestyle (condos and villas are ideal). Active adults and empty nesters who want tennis, pickleball, spa, and fitness in a well-managed environment. Families who want access to a strong school corridor (Pinewoods/Three Oaks/Estero High) with the True North charter option arriving in 2028. Buyers who want a Taylor Morrison design-studio experience rather than a pre-packaged finish package.

Who should consider Kingston South instead? Buyers who want multiple builder options and the ability to compare Lennar, Pulte, and Neal products side-by-side before committing. Buyers who want more home for less money (lower base prices available at Kingston South). Buyers who want the Saloon Stage entertainment concept and the 32-court pickleball complex. Buyers who want larger single-family homes (Neal's 4,443 sf and Lennar's 3,945 sf top out above comparable price points).

Sources

1. Lee County Ordinance 23-26 — Kingston One CDD Establishing Ordinance (October 3, 2023): https://www.leegov.com/bocc/Ordinances/23-26.pdf
2. Kingston One CDD Official Website: https://www.kingstononecdd.com/
3. Kingston One CDD — About Page: https://www.kingstononecdd.com/about-the-cdd
4. Kingston One CDD — HOA Page: https://www.kingstononecdd.com/hoa
5. Kingston One CDD — Meeting Minutes (October 24, 2023 through December 17, 2025): https://www.kingstononecdd.com/documents
6. Priority Marketing — Official Cameratta Companies Groundbreaking Press Release (November 14, 2025): https://prioritymarketing.com/cameratta-companies-celebrates-groundbreaking-of-esteros-kingston-community-with-nationally-recognized-builders-lennar-homes-neal-communities-pulte-homes-taylor-morrison-and-kolter-homes/
7. Gulfshore Business — "Work Begins on Kingston, a 10,000-Home Lee County Project" by David Dorsey (November 14, 2025): https://www.gulfshorebusiness.com/development/work-begins-on-kingston-a-11-000-home-lee-county-project/article_9c2938a5-f840-4db5-8bef-a9dc2d6ccd97.html
8. Business Observer Florida — "Builder to bring more than 2,250 homes to Southwest Florida" (January 6, 2026): https://www.businessobserverfl.com/news/2026/jan/06/builder-bring-homes-southwest-florida/
9. Taylor Morrison Official — Esplanade at Kingston (Single-Family): https://www.taylormorrison.com/fl/fort-myers-naples/estero/esplanade-at-kingston
10. Taylor Morrison Official — Esplanade at Kingston (Condos): https://www.taylormorrison.com/fl/fort-myers-naples/estero/esplanade-at-kingston-condos
11. Taylor Morrison Press Release — "Taylor Morrison Introduces Esplanade Resort Experiences and Partnership with Troon" (2023): https://www.prnewswire.com/news-releases/taylor-morrison-introduces-esplanade-resort-experiences-and-partnership-with-troon-301801438.html
12. Troon — Taylor Morrison National Partnership Press Release: https://troon.com/press-releases/taylor-morrison-selects-troon-as-national-partner-to-help-lead-operations-in-esplanade-communites
13. Jome.com — Esplanade at Kingston (Single-Family): https://jome.com/community/fl/370604-esplanade-at-kingston-by-taylor-morrison-estero-fl
14. Jome.com — Esplanade at Kingston (Condos): https://jome.com/community/fl/386543-esplanade-at-kingston-condos-by-taylor-morrison-estero-fl
15. KingstonLiving.com — Official Cameratta Community Website: https://kingstonliving.com/
16. KingstonEsteroLife.com — Community Marketing Site: https://kingstonesterolife.com/
17. EsteroToday — "East Corkscrew Road: What's Been Built, What's Underway, and What's Coming Next" (January 21, 2026): https://esterotoday.com/east-corkscrew-road-whats-been-built-whats-underway-and-whats-coming-next/
18. EsteroToday — Development Summary: https://esterotoday.com/development-summary/
19. WGCU — "Cameratta Companies break ground at Kingston despite legal challenges" (November 14, 2025): https://www.wgcu.org/section/environment/2025-11-14/cameratta-companies-break-ground-at-kingston-despite-legal-challenges
20. WGCU — "Developer seeking to build 10,000 homes in habitat critical to Florida panther" (January 2024): https://news.wgcu.org/top-story/2024-01-17/kingston-project-could-spell-the-end-for-the-florida-panther
21. WGCU — "Court tells Lee Commissioners no can do on Alico Road sewer plant" (November 2025): https://www.wgcu.org/housing/2025-11-10/court-tells-lee-commissioners-no-can-do-on-alico-road-sewer-plant
22. SWFL.life — "Massive land deal in Lee County: $92.8M purchase for Kingston project" (July 2025): https://swfl.life/2025/07/10/massive-land-deal-in-lee-county-92-8m-purchase-for-kingston-project/
23. Gulfshore Business — "$293M Lee County wastewater plant construction begins": https://www.gulfshorebusiness.com/lee/construction-begins-293m-lee-county-wastewater-plant/article_e4cc5ede-7f4f-42fa-8eac-0a6afc56b3a6.html
24. Southeast Advanced Water Reclamation Facility — Official Project Site: https://lcusewater.com/
25. Village of Estero — Corkscrew Road Widening Phase 2 Update (November 26, 2025): https://estero-fl.gov/corkscrew-road-widening-phase-2-update-from-lee-county-on-november-26-2025/
26. Alico Road Extension Project Website: https://alicoroadextension.com/
27. True North Classical Academy: https://www.tnclassical.org/
28. EsteroToday — East Corkscrew Updates: https://esterotoday.com/east-corkscrew-updates-whats-happening-and-why-it-matters-to-every-greater-estero-reward/
29. GreatSchools — Pinewoods Elementary School: https://www.greatschools.org/florida/estero/1662-Pinewoods-Elementary-School/
30. GreatSchools — Three Oaks Middle School: https://www.greatschools.org/florida/fort-myers/1648-Three-Oaks-Middle-School/
31. GreatSchools — Estero High School: https://www.greatschools.org/florida/estero/1667-Estero-High-School/
32. Lee Health Coconut Point Emergency Department: https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-department
33. Lee Health Gulf Coast Medical Center: https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
34. Florida YIMBY — Lee Health New Hospital Tops Out (March 2026): https://floridayimby.com/2026/03/skanska-tops-out-phase-one-of-lee-healths-new-hospital-campus-in-fort-myers.html
35. Gulfshore Business — Publix at Shoppes of Verdana Village breaks ground: https://www.gulfshorebusiness.com/construction-development/publix-at-the-shoppes-of-verdana-village-breaks-ground/article_2c9f4e17-3dd0-5767-b528-5dfa0a7b1ea5.html
36. Business Observer — Estero Publix shopping center opens (April 2024): https://www.businessobserverfl.com/news/2024/apr/18/estero-publix-shopping-center-open/
37. Greaterftmyers.com — Esplanade Lake Club Amenity Blog: https://www.greaterftmyers.com/blog/esplanade-lake-club-delivers-signature-amenities-centered-around-wellness/
38. Taylor Morrison Living Blog — Esplanade Lake Club: https://blog.taylormorrison.com/explore-tm/esplanade-lake-club-2/
39. SWFL Roads — SR 82 Widening Project: https://www.swflroads.com/project/430848-1
40. Lee County Roadwatch April 2025: https://www.leegov.com/dot/News%20Documents/Roadwatch%20April%2010,%202025%20to%20April%2016,%202025.pdf

Page drafted: 2026-05-19 | McGreevy and Comisar | mcgreevyandcomisar.com All facts sourced from primary sources. Items tagged [UNVERIFIED] indicate data not confirmed in primary sources and subject to correction as Taylor Morrison and Kingston One CDD release official information.

Ready to get on the Esplanade at Kingston interest list?

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135