Kingston is a Cameratta master-planned community on Corkscrew Road in Estero, Florida, approved for up to 10,000 homes. Nothing is built yet: sales open late 2026 and first move-ins are targeted for early 2027. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the #1 real estate team in Southwest Florida, and Kingston is the least understood address on the Corkscrew Road corridor. Nothing at Kingston is built. Not one home, not one pickleball court, not one square foot of retail, not one hotel room. Groundbreaking was November 13, 2025. Models are targeted for late 2026, sales are targeted to open in late 2026, and first move-ins are targeted for early 2027. Every other page written about Kingston describes an amenity package in the present tense. That package does not exist. If you are researching Estero real estate and you want the assessments, the dates, the permitting posture and the corridor comparables before you walk into a model home that has not been built yet, this is the page to read first.
Whether you are selling a Corkscrew corridor home into a market that is about to absorb 10,000 approved dwelling units, or buying into a community with no sales history at all, you are making a decision that turns on documents rather than on renderings. We read the documents.
Thinking of selling your Corkscrew corridor home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Thinking of buying at Kingston or anywhere on the corridor? Call Marc at (239) 287-5873 for a buyer consultation.
Updated July 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Kingston has no sales history, no MLS development record and no resale comparables, so the usual proof a real estate team brings cannot exist here yet. Corridor evidence can. In the last 12 months we tracked 502 closed sales across the five Corkscrew Road communities nearest Kingston, totalling $375,853,102, which is the honest basis for pricing a Kingston contract.
We will not show you a Kingston sold list, because there is not one. Kingston has never had a closed sale, and the Southwest Florida MLS carries no development record for it. Instead, in the last 12 months we tracked 502 closed sales across Bella Terra, Verdana Village, The Place at Corkscrew, Corkscrew Shores and WildBlue, totalling $375,853,102 in combined volume (VERIFIED by direct extraction and recomputed). Those five communities are the only defensible price context a Kingston buyer has.
Kingston’s developer, Cameratta Companies, built The Preserve at Corkscrew, Corkscrew Shores, The Place at Corkscrew and Verdana Village, all on the same road (camerattacompanies.com/projects). We have transacted in those communities through their entire arcs, from first release to sellout to resale. That is the pattern library a Kingston buyer is actually buying against.
The assessment figures further down this page come from the Kingston One Community Development District’s own FY2027 proposed operating budget, dated May 20, 2026. The governance facts come from Lee County Ordinance No. 23-26. The environmental figures come from the Florida Department of Environmental Protection state 404 public meeting notice, DEP File No. 423130. We cite the record, and where the record contradicts itself we say so instead of picking a side.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that volume is why we can price an unbuilt community against a live corridor instead of guessing.
A production builder’s on-site agent represents the builder. On a pre-construction contract with no comparable sales, that asymmetry matters more than it does on a resale. We read the purchase agreement, the CDD disclosure required by Florida Statutes s.190.048, the assessment methodology, and the amenity language, and we tell you which promises are enforceable and which are marketing. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873 before you sign anything at a Kingston sales trailer.
If you already own in Verdana Village, The Place at Corkscrew, Corkscrew Shores, Bella Terra or WildBlue, Kingston is a supply event on your street. Ten thousand approved dwelling units four to twelve miles east changes how your home should be positioned and timed. Top 1% Real Estate Agents Nationally Since 2008, and the reason that matters here is that we have sold through every prior supply wave on this road.
Kingston is a Cameratta Companies master-planned community on Corkscrew Road in unincorporated Lee County, approved for 10,000 dwelling units. Kingston has broken ground and has built nothing. The eight points below are the load-bearing facts a buyer or a corridor seller needs, and each one is expanded with its source further down this page.
Kingston is a large subject with a small factual base, so this page is organized to move from what is verifiable to what is only planned. Use the jump links below. The sections marked as cost, market and comparison carry the proprietary work: the CDD assessment stack, the corridor ladder, and the Verdana Village builder read.
The facts on the ground
The money
The plan, the approval and the builders
The risks and the open questions
Living there, comparing, and deciding
Working with us
Nothing at Kingston is built. As of July 29, 2026, Kingston has zero completed homes, zero amenities, zero commercial square footage, zero hotel rooms and zero residents. What exists is land clearing, grading, Corkscrew Road frontage work and recorded plats for three pods. Every amenity, road, school and shop described anywhere else is planned, approved or rendered.
The Kingston One Community Development District recorded zero registered qualified electors in the district as of April 15, 2025, in its May 21, 2025 board minutes. That count is taken annually under Florida law. The 2026 count has not been retrieved for this page, so the 2025 figure is presented with its date and not as a current number. VERIFIED as of its stated date.
At the district’s August 20, 2025 public hearing and regular meeting, the District Engineer told the board that an inspection “won’t be necessary at this time for this District due to the lack of infrastructure currently.” That is a government engineer, in a public record, stating that there was nothing to inspect. It is the single cleanest piece of evidence on this page. VERIFIED.
The Southwest Florida MLS Development Name lookup for “Kingston” returns two unrelated older subdivisions and no record for the Cameratta Kingston. No home at Kingston has been listed, contracted, closed or resold. There is therefore no Kingston median price, no Kingston price per square foot, no Kingston days on market and no Kingston appreciation history, and any figure presented as one of those things is invented. VERIFIED two ways, by the MLS lookup and by the published timeline.
Site clearing and horizontal development are under way, and Lee County Roadwatch bulletins document drainage, widening, curb and turn-lane work along the Corkscrew Road frontage in front of Kingston. Regional coverage of the groundbreaking is available from WGCU. No vertical residential construction has been documented in the public record we have assembled. REPORTED and partially VERIFIED.
At its December 17, 2025 meeting the CDD board approved alternative financial assurance and a record plat for Pod 1 Phase 1, Pod 2 Phase 1 and Pod 3 Phase 1. Plat recording is the procedural step immediately before lot sales and vertical construction, so this is the most meaningful forward signal in the record. The same minutes confirm the district engaged an arbitrage rebate consultant for its Bond Series 2025, which independently confirms that CDD bonds were issued in 2025. VERIFIED.
A page that tells you Kingston has 32 pickleball courts is telling you about a rendering. A page that tells you Kingston has recorded three pod plats, issued Series 2025 bonds, and counted zero electors is telling you where the project actually stands. Those are the facts that determine whether your closing happens in 2027 or in 2029, and they are the facts we will keep updating here. If you want them walked through against a specific builder contract, call Jesse at (239) 898-6072.
Kingston broke ground on November 13, 2025. The developer’s published targets put model home completion in late 2026, residential sales opening in late 2026, and first move-ins in early 2027. Every one of those forward dates is a developer target rather than a contractual commitment, and one earlier target, fall 2026 first closings, has already been superseded.
Milestone | Date | Status |
|---|---|---|
Groundbreaking | November 13, 2025 | Occurred. VERIFIED |
Model home construction begins | Spring 2026 | Target window has passed with no documented completion |
First model homes complete | Late 2026 | Developer target |
Residential sales open | Late 2026 | Developer target |
First residents move in | Early 2027 | Developer target |
Source: the Priority Marketing groundbreaking release issued on behalf of Cameratta Companies, and the corridor tracking maintained by Engage Estero at esterotoday.com. The Priority Marketing document is a promotional first-party release, and every forward-looking statement in it is a plan.
Cameratta Companies held the Kingston groundbreaking on November 13, 2025, with representatives of five builders present: Lennar, Neal Communities, Pulte Homes, Taylor Morrison and Kolter Homes. It is the single best-documented event in Kingston’s history and the origin of most of the amenity statements now circulating in the present tense. Everything said that day about pools, courts and clubhouses was said standing on raw ground. VERIFIED as an event; the statements made there are PLANNED.
An Engage Estero development summary updated in September 2025 carried “first keys expected fall 2026,” and that figure propagated widely. It is stale. The current framing across 2026-dated sources is models complete late 2026, sales open late 2026, and first move-ins early 2027. If you encounter a page still promising fall 2026 closings, you are reading a document that has not been touched in a year. RESOLVED in favor of the early 2027 framing.
Model home construction was targeted to begin in spring 2026. That window closed before this page was written on July 29, 2026, and no model home completion has been publicly documented. A separate and older figure, “models complete by the end of March 2026,” is a pre-groundbreaking target that should not be repeated at all. UNRESOLVED as to current model status.
Several stated dates have passed without a documented milestone. That is a real signal and we are not going to soften it. It is also not the same thing as a formal delay: no builder and no developer has announced a schedule change for Kingston. The correct posture for a buyer is to treat every published date as a target, and to put any date that matters to you into your purchase contract rather than relying on a press release.
Between today and a first closing, Kingston needs completed models, an open sales operation with published pricing and purchase agreements, vertical construction, certificates of occupancy, and potable water and sewer service to the first homes. Several of those are procedural and several are not. Ask the builder for the sequence in writing. We do this on every pre-construction file we take: call Marc at (239) 287-5873.
The best public tracker of the corridor is Engage Estero, a nonprofit civic organization publishing at esterotoday.com, and the best primary tracker of Kingston specifically is the CDD’s own meetings calendar, where agendas and minutes post ahead of and after each board meeting. Both are free. Neither is a listing site.
Kingston homes will carry Kingston One Community Development District assessments collected on the Lee County property tax bill. The district’s FY2027 proposed budget, dated May 20, 2026, sets the annual assessment at $1,244.68 on a condominium rising to $2,563.83 on a Single Family 72’ lot. Those figures are proposed, not adopted, and they cover Assessment Area One only.
Each figure is the sum of three parts: the debt service that repays the Series 2025 bond, a flat $70.00 operations and maintenance charge, and Lee County collection costs net of the statutory early-payment discount.
Product | EAU factor | Units | Debt service | O and M | Collection costs | FY2027 total |
|---|---|---|---|---|---|---|
Condo | 0.37 | 80 | $1,100.00 | $70.00 | $74.68 | $1,244.68 |
Single Family 36’ | 0.69 | 54 | $1,170.00 | $70.00 | $79.15 | $1,319.15 |
Single Family 37’ | 0.71 | 68 | $1,202.50 | $70.00 | $81.22 | $1,353.72 |
Single Family 37.5’ | 0.72 | 90 | $1,218.75 | $70.00 | $82.26 | $1,371.01 |
Single Family 42’ | 0.81 | 68 | $1,365.00 | $70.00 | $91.60 | $1,526.60 |
Single Family 45’ | 0.87 | 57 | $1,462.50 | $70.00 | $97.82 | $1,630.32 |
Single Family 47’ | 0.90 | 60 | $1,527.50 | $70.00 | $101.97 | $1,699.47 |
Single Family 52’ | 1.00 | 294 | $1,690.00 | $70.00 | $112.34 | $1,872.34 |
Single Family 57’ | 1.10 | 67 | $1,852.50 | $70.00 | $122.71 | $2,045.21 |
Single Family 62’ | 1.19 | 225 | $2,015.00 | $70.00 | $133.09 | $2,218.09 |
Single Family 72’ | 1.38 | 145 | $2,340.00 | $70.00 | $153.83 | $2,563.83 |
Source: Kingston One CDD FY2027 Proposed Operating Budget, document dated May 20, 2026, indexed at kingstononecdd.com/finances. A further 2,857 units in the future bond series area pay operations only, at $74.47 per unit per year, being $70.00 plus $4.47. 1,208 platted units plus 2,857 future-series units equals 4,065, which reconciles exactly to the district’s own stated total, and the unit counts multiplied by their factors total 4,073.33 equivalent assessment units, again matching the district exactly. VERIFIED by independent recomputation.
Read the source document carefully, because the assessment schedule carries several column groups side by side and it is easy to lift the wrong one. We proved which column is the FY2027 budget by rolling it up and matching it against the district’s own fund statements:
Three exact reconciliations against two different funds. That is what makes these the FY2027 figures rather than a neighbouring column.
⚠️ A caution for anyone reading the budget themselves. The schedule also shows a materially higher set of totals, $2,511.38 for a condominium through $7,518.14 for a Single Family 72’ lot. Those are not the FY2027 assessment. They sit in the “increase or decrease” comparison structure of the same table, and rolling that column up produces $5,972,629.60, which matches no assessment line in the budget. Every single-family row in that column is exactly 2.9902 times the FY2027 debt service figure, a uniform scalar that is the tell. If you see Kingston CDD figures in the $2,500 to $7,500 range quoted anywhere, they are the wrong column.
The debt service half of every figure above repays a single bond, and the budget publishes its full amortization schedule.
⚠️ One number worth understanding before you assume the assessment stays where it is. FY2027 interest expense on the bond is $4,849,700, while only $2,024,122.50 is assessed to the platted units. The difference is drawn from the debt service fund balance, which the budget shows falling from $11,851,978 to $9,026,400.50 over the year. That drawdown is finite. INFERRED, and worth asking the district about directly: as more units plat and the capitalized balance depletes, the per-unit debt service is unlikely to stay at today’s level for the life of the bond.
The table above covers 4,065 units of the roughly 10,000 approved for Kingston, roughly 40 percent of the community. A buyer in a later phase will face a different number, under a future bond series that does not exist yet. The district says so itself in its own notation on the budget: “Debt service per unit, lot product type, lot product mix, and future bond series to be determined.” Do not read this table as “the Kingston CDD fee.” Read it as the Assessment Area One, Series 2025 assessment.
The debt service portion of each figure repays Series 2025 and nothing else. The 2,857 units in the future bond series area pay no debt service today, at $74.47 a year for operations and collection costs. When a second series is issued against those units, they will carry debt service of their own, and the district has published no indication of what it will be.
The document is a proposed FY2027 operating budget dated May 20, 2026. Florida’s statutory process requires a public hearing before adoption, and the district’s meetings calendar shows the FY2027 budget public hearing scheduled for August 19, 2026. Assessment amounts become final at that hearing. We checked the district’s financial documents index on July 29, 2026 and the May 20 proposed budget is still the most recent budget posted, so no adopted FY2027 figure exists yet. Anyone quoting these numbers as settled, including us, is quoting a proposal. PROPOSED.
The district’s own note reads: “Annual assessments include Lee County collection costs and statutory discounts for early payment.” The figures are therefore gross of the county’s collection mechanics rather than a clean debt-plus-operations number, and the amount you actually remit depends on when in the discount window you pay your tax bill.
Each product carries an Equivalent Assessment Unit factor, and the Single Family 52’ lot has a factor of exactly 1.00, which makes it the base unit the whole schedule is indexed to. Divide any single-family row’s debt service by its factor and you land within a few dollars of the same number: $1,690 for the 52’ lot, $1,695.65 for the 36’ lot, $1,695.65 for the 72’ lot, $1,693.28 for the 62’ lot. That is a clean, internally consistent schedule.
⚠️ The condominium row does not follow it. $1,100.00 divided by 0.37 is $2,972.97 per equivalent unit, roughly 76 percent above the single-family base. The same break appears in every column of the district’s table, so this is a property of the published document rather than a reading error on our part. We are publishing the discrepancy rather than smoothing it away. If you are buying a Kingston condominium, ask the district directly why the condo row is indexed differently before you rely on the number. UNRESOLVED.
Kingston One adopted the Uniform Method of Collection by Resolution 2024-28 on January 17, 2024 (minutes). That means assessments ride the annual Lee County property tax bill rather than being billed directly by the district. The practical consequence is severe and buyers routinely miss it: nonpayment of a CDD assessment triggers the same tax certificate and tax deed process as nonpayment of property taxes, not the softer remedies of an HOA delinquency. VERIFIED.
Ordinance No. 23-26 requires the Florida Statutes s.190.048 disclosure statement in every purchase contract for property inside the district, for the life of the district. That obligation binds every subsequent reseller, not just the builder. If you buy at Kingston in 2027 and sell in 2034, you owe that disclosure to your buyer. It is one of the most useful and least known facts on this page, and it is a seller obligation as much as a buyer protection.
A complete annual carrying number needs four inputs. We have one of them. We are not going to estimate the other three, and you should be suspicious of any page that does.
We will never quote you a corridor average or a typical range for a Kingston CDD or HOA figure. A plausible invented number on the highest-intent financial question on the page is the worst thing we could do to you. When the adopted FY2027 budget and the recorded Declaration exist, this section gets the real numbers. Until then, call Jesse at (239) 898-6072 and we will pull whatever has been filed as of the day you ask.
Kingston has no sales and no MLS record, so no Kingston price exists. The defensible substitute is the Corkscrew Road corridor comparable set: 502 closed sales totalling $375,853,102 across the five communities nearest Kingston, trailing 12 months, pulled from the Southwest Florida MLS on July 29, 2026. Every figure below is a corridor comparable, never a Kingston sale.
Community | Closed | Median | Mean | Low | High | Median $/sqft | SP/LP | Median DOM |
|---|---|---|---|---|---|---|---|---|
Bella Terra | 117 | $450,000 | $463,718.80 | $220,000 | $800,000 | $227.49 | 96.97% | 59 |
Verdana Village | 165 | $609,000 | $631,697.58 | $316,667 | $1,331,232 | $258.41 | 97.74% | 49.5 |
The Place at Corkscrew | 110 | $709,500 | $750,092.65 | $455,000 | $1,390,000 | $290.29 | 96.39% | 76 |
Corkscrew Shores | 45 | $850,000 | $857,775.78 | $440,000 | $1,575,000 | $336.65 | 96.47% | 100 |
WildBlue | 65 | $1,380,000 | $1,480,889.23 | $630,000 | $4,278,500 | $506.13 | 94.69% | 64.5 |
Source: Southwest Florida MLS, Residential, Closed status only, trailing 12 months, partitioned by Development Name, pulled July 29, 2026. These are Corkscrew Road corridor comparables. None of them is a Kingston sale, because Kingston has never had one.
Read the median price per square foot column top to bottom: $227.49, $258.41, $290.29, $336.65, $506.13. It rises without a single crossover, and it rises in exactly the same order as median price. A five-community corridor that sorts cleanly in two independent measures is a structurally coherent market, and it means a Kingston price can be placed against it with some confidence rather than pulled from the air. VERIFIED by recomputation.
Both totals were recomputed independently: 117 plus 165 plus 110 plus 45 plus 65 equals 502, and the volume column sums to $375,853,102. We report the reconciliation because a market figure you cannot check is a market figure you should not trust. In the last 12 months we tracked every one of those rows by hand rather than taking a report’s word for it.
It can tell you the price band that Corkscrew Road buyers actually transact in, the spread between the corridor’s entry community and its luxury community, and the price per square foot a Kingston plan would have to beat to look like value. It cannot tell you what a Kingston home will cost, because Kingston pricing has not been published, no Kingston home has sold, and the only pricing statements in circulation are pre-sales indications gathered before sales opened. UNRESOLVED, and it will stay unresolved until late 2026.
Verdana Village’s median days on market of 49.5 is computed on 98 resales, not on all 165 sales, because the 67 builder records in that set carry no market time at all. Builder Sold Data Entry records never accrue MLS days on market. Any corridor DOM figure you read here, or anywhere, describes resale activity, and comparing it to a builder’s build cycle is a category error.
Across the five communities, sale-to-list ratios run from 94.69 percent at WildBlue to 97.74 percent at Verdana Village. Higher-priced product negotiates more; corridor mid-market product negotiates less. That spread is real, it is recomputed from closed data, and it is the number to bring to a resale offer conversation. It is also, as the next section shows, completely inverted on new construction.
Without a Kingston comparable, the method is to take the plan’s living area, apply the corridor price per square foot band appropriate to the product type and location, adjust for the fact that Kingston will deliver with no amenities open and a two-lane access road, and then compare the result to what the same money buys in a finished corridor community today. That is a two-column exercise and it takes about twenty minutes on the phone. Call Marc at (239) 287-5873 and bring the builder’s plan sheet.
Verdana Village is the closest analogue to Kingston: same developer, same corridor, roughly four miles west, new construction, mid-sellout. Its 165 closed sales in the trailing 12 months partition exactly into 67 builder sales and 98 resales, and the builder sold at 100.00 percent of list on every single one. That is the most decision-useful fact on this page.
Segment | MLS status | Closed | Median | Median $/sqft | Sale-to-list |
|---|---|---|---|---|---|
Builder, new construction | S SDE | 67 | $630,000 | $254.96 | 100.00% |
Resale | S | 98 | $607,500 | $259.33 | 96.19% |
67 plus 98 equals 165, with zero overlap and zero remainder. VERIFIED by recomputation. Source: Southwest Florida MLS, trailing 12 months, closed only, pulled July 29, 2026. These are Verdana Village corridor comparables, not Kingston sales.
Sold price equalled list price on all 67 builder sales. Not close to list. Exactly list. Resales in the same community over the same period closed at 96.19 percent. The practical translation for a Kingston buyer is that you should expect roughly zero price negotiating room on a corridor new build, and roughly four percent on a corridor resale. VERIFIED for Verdana Village over the trailing 12 months; PLANNED and unknowable for Kingston, whose builders have not opened sales.
If the price does not move, the negotiation moves to closing cost credits, rate buydowns through the builder’s affiliated lender, design center allowances, lot premiums, and contract terms on delivery date and escalation. All five Kingston builders operate affiliated mortgage arms. None of them has published a Kingston incentive program, because sales have not opened. When they do, the incentive sheet is where the money is, and it is the part a buyer without representation usually never sees.
Verdana’s builder median was $630,000 at $254.96 per square foot. Its resale median was $607,500 at $259.33 per square foot. The builder homes carried a higher total price and a lower price per square foot, because they are larger, not because new construction is priced at a per-foot premium. The obvious reading of these two numbers is the wrong one, and it is the reading almost every automated summary produces.
All 67 builder records carry no MLS market time. Verdana’s headline median DOM of 49.5 describes the 98 resales only. If someone tells you a new-construction community “sells in 50 days,” ask which records they counted.
Verdana Village is a Cameratta community on Corkscrew Road, built by Lennar and Pulte, roughly 80 percent sold as of September 2025, with an open West Village amenity center and a Publix-anchored retail center at its entrance that opened in April 2024 (Priority Marketing on the West Village amenity center; verdanavillage.com). Kingston shares the developer, the road and two of the builders. It does not share the scale: Kingston is approved for roughly four times Verdana’s unit count. A precedent is not a promise, and this one should be read as a pattern rather than as a guarantee.
At Verdana Village, the West Village amenity center opened roughly in parallel with early home deliveries, while the East Village amenity center remains planned for 2027. Some Verdana buyers have therefore waited years for their own section’s amenity to open. That is the most honest available preview of how amenity phasing may work at a community four times larger, and it is exactly why amenity timing belongs in your purchase contract rather than in a brochure. REPORTED, and offered as precedent rather than commitment.
This is the fork every Kingston prospect actually faces. Kingston means first-phase pricing, first choice of lots and a home delivered in 2027 at the earliest. A finished corridor resale means a completed home, an open amenity center, a known CDD and HOA number, and a known school situation today. Neither answer is universally right.
You are trading certainty for position. At Kingston you accept construction years, an unopened amenity, unknown total carrying costs, an unresolved federal wetland permitting posture, no resale comparables, and a two-lane access road, in exchange for early pricing and lot selection. In a finished corridor community you accept today’s prices and someone else’s finishes in exchange for knowing every number before you sign. Which side wins depends entirely on your timeline and your tolerance for open questions, and no honest advisor picks for you.
If you need to be in a home before 2027, Kingston is not a candidate. If you are buying for 2028 or later and you can tolerate living inside active construction, the calculus changes. Write your own required occupancy date down first, then read the timeline section above, then decide. Most of the fork resolves itself at that step.
You can obtain a real CDD and HOA number for any built corridor community today. You cannot obtain a complete one for Kingston, because the master HOA has not been named and Assessment Area One covers only about 40 percent of the approved community. If a fixed monthly number is a hard constraint for you, that asymmetry is decisive and it points at the built side of the fork.
Roughly 10,000 approved dwelling units on a site of this size means the earliest residents live inside active horizontal and vertical construction for years, alongside Corkscrew Road frontage work and Spine Road construction toward State Road 82 targeted for winter 2027/2028. No phasing map showing construction sequence relative to individual pods has been published. If you are sensitive to that, ask each builder which pods will be under construction adjacent to your lot in years one through five, and get the answer in writing.
We put the two options in one table: the Kingston contract with its unknowns flagged, against two or three live corridor resales at the same total monthly cost. Nine times out of ten the decision becomes obvious once both columns are filled in, and roughly half the time the answer is not the one the client walked in expecting. Top 1% Real Estate Agents Nationally Since 2008, and this exercise is why. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Kingston’s size is genuinely unresolved in the public record. Cameratta’s own site describes Kingston as more than 7,600 acres. The 2024 state environmental filing describes a 6,676-acre project area. The Kingston One CDD boundary is a surveyed 2,429.13 acres. Those are three different measures of three different things, and we publish all three rather than picking one.
Figure | Source | What it measures |
|---|---|---|
More than 7,600 acres | kingstonliving.com, read live July 29, 2026 | Developer’s current description of the assemblage |
6,676 acres | FDEP state 404 public meeting notice, DEP File No. 423130 | Regulator-stated project area in the 2024 environmental filing |
2,429.13 acres | Lee County Ordinance No. 23-26, Exhibit A survey | Surveyed Kingston One CDD boundary |
The first two differ by roughly 930 acres, about 14 percent. UNRESOLVED. We do not average them, we do not round them, and we do not pick one.
Entitlement acreage, developed footprint, permitted project area and district boundary are four separate measures. A developer describing an assemblage may include land acquired after a permit filing. A regulator describing a project area is describing what the application covered on the day it was filed. A surveyor describing a CDD boundary is describing the parcels inside a specific special district, which at Kingston is Parcel 1 at 644.62 acres plus Parcel 2 at 1,784.51 acres. Explaining the difference is more useful than resolving it falsely.
Either Cameratta has acquired additional adjoining land since the 2024 environmental filing, or the developer is now marketing a larger assemblage than the permitted project area. Both are ordinary in Florida land development and neither is documented in the record we have assembled. Settling it requires the June 2022 Lee County development order and settlement agreement, available through the Lee County CivicClerk portal, plus the recorded deeds from the Lee County Clerk. UNRESOLVED.
A groundbreaking release describes “almost 7,000 acres.” Regional coverage has used 6,702 acres. Opposition filings reference an original 4,200-acre proposal expanded by settlement. None of those is wrong in its own context and none of them is the number, which is precisely the point. Where a page gives you one clean acreage figure for Kingston with no attribution, that figure was chosen rather than sourced.
The 2,429.13-acre CDD boundary is the only surveyed figure of the three, and it is the one that determines whether a specific address sits inside the Kingston One district and therefore carries its assessments and its s.190.048 disclosure obligation. When you have a lot number, that is the boundary to check, and the district’s own map is the document to check it against. Acreage is a marketing number. District boundary is a financial one.
Kingston is approved for 10,000 dwelling units, roughly 700,000 square feet of commercial space and a hotel of approximately 240 rooms, under a June 2022 Lee County settlement and Planned Development approval. None of it has been built. The approved envelope and the marketing rendering are two different documents, and only the approved envelope is enforceable.
Element | Approved figure | Status today |
|---|---|---|
Dwelling units | 10,000 | Zero built |
Commercial space | Approximately 700,000 square feet | Zero built, no tenant or anchor announced |
Hotel | Approximately 240 rooms | Zero rooms, no brand, operator, site or timeline |
Conservation, restoration and flowway | Approximately 3,287 acres per the county approval reporting | Condition of approval, restoration beginning |
Open space condition | 61 percent | Zoning condition, a different measure from conservation acreage |
Density | 1.5 dwelling units per acre | Approved cap |
The governing instrument is the June 2022 Lee County Board of County Commissioners settlement agreement and Planned Development rezoning, retrievable through the Lee County CivicClerk portal. REPORTED via county approval coverage; the underlying order has not been read for this page and we will say so until it has.
A widely syndicated headline described Kingston as an 11,000-home project. The approved entitlement is 10,000 dwelling units, and that figure is consistent across the county approval reporting, the environmental filing context, the developer’s own groundbreaking release and the Engage Estero corridor tracking. Where a headline and an entitlement disagree, cite the entitlement. RESOLVED.
Phase 1 unit counts vary depending on what is being counted, so here is the arithmetic instead of a single number. Kingston South, south of Corkscrew Road, is planned in three pods:
That totals 1,208 units in Kingston South. Esplanade at Kingston, north of Corkscrew Road, is planned at roughly 1,279 units, which would put a combined first phase near 2,487. A separate report puts Phase 1 at 1,118 single-family homes. UNRESOLVED, and the honest treatment is to never state one Phase 1 number without saying what it counts.
The 1,208 platted units in the pod arithmetic is the same 1,208 that appears as the platted subtotal in the Kingston One CDD FY2027 assessment table. That is an independent cross-check between a media-reported site plan and a government budget document, and it is the reason the pod breakdown is the version of Phase 1 we use. VERIFIED by reconciliation.
An approval tells you the maximum a developer may build and the conditions attached to it. A rendering tells you what the developer would like to build if the market cooperates. Nothing in a Planned Development approval obligates a developer to build a specific pool, a specific number of pickleball courts or a specific clubhouse. That distinction is the single most important thing a pre-construction buyer can understand, and it is why amenity commitments belong in a purchase contract.
Zero of the roughly 700,000 approved commercial square feet has a tenant, an anchor, a commercial development partner or a timeline. The approximately 240-room hotel has no brand, no operator, no site and no timeline. A competing 270-room figure circulates and traces to an internal briefing rather than to the approval record; the county-approved figure is approximately 240. Both components are PLANNED and unstarted. The nearest precedent is encouraging in kind but not in scale: Cameratta delivered the Publix-anchored Shoppes at Verdana Village in April 2024 at roughly 78,000 square feet, which is about a ninth of Kingston’s approved commercial allowance.
Kingston sits on both sides of Corkscrew Road in unincorporated southeastern Lee County, roughly 6.8 miles east of the Corkscrew Road and Alico Road intersection, in Sections 24, 25, 26, 34, 35 and 36 of Township 46 South, Range 27 East, per Ordinance No. 23-26. It is not inside the Village of Estero, so county rules govern rather than Village rules. Builder-stated Kingston addresses use Estero, FL 33928, and easternmost parcels may eventually receive different addressing. VERIFIED from the ordinance and from builder-official addresses.
Five builders were present at the Kingston groundbreaking on November 13, 2025: Lennar, Pulte Homes, Neal Communities and Taylor Morrison in Phase 1, with Kolter Homes in Phase 2. None of them has completed a home at Kingston, published a Kingston price sheet or opened Kingston sales. Product details publish when sales open in late 2026.
Builder | Where at Kingston | What is published |
|---|---|---|
Lennar | Kingston South, south of Corkscrew Road | Builder confirmed; unit count not established |
Pulte Homes | Kingston South | 320 homes, per Pulte’s division president at the groundbreaking |
Neal Communities | Kingston South | Builder confirmed; plan program described in the groundbreaking release |
Taylor Morrison | Esplanade at Kingston, roughly 660 acres north of Corkscrew Road | Roughly 1,279 homes planned; coming-soon pages live |
Kolter Homes | Phase 2, location unannounced | Builder confirmed and nothing else |
Source: the Priority Marketing groundbreaking release and Business Observer coverage. REPORTED and PLANNED.
Nearly all Kingston floor plan data in circulation, including collection names, plan counts, bed and bath counts and square footage ranges, traces to a single listing aggregator, and both builder-official plan pages were unreachable when the research was gathered. We will not republish unverifiable product specifications for homes that do not exist. When Lennar, Pulte, Neal and Taylor Morrison publish their own Kingston plan libraries at sales launch, we will cite them directly: Lennar Kingston, Pulte Kingston, Neal Communities, Esplanade at Kingston.
Every Kingston price figure in circulation is a pre-sales indication captured before sales opened, and no home has been sold or closed at Kingston at any price. The only responsible phrasing available today is that builders have indicated pricing beginning in the $300,000s, subject to change, with sales opening in late 2026. Treat any specific Kingston price you see anywhere as a marketing indication rather than a market fact. UNRESOLVED until sales open.
Pulte’s division president stated 320 homes at Kingston at the groundbreaking. That figure does not reconcile cleanly against the roughly 1,208-unit three-pod Kingston South total shared among Lennar, Pulte and Neal, and Lennar’s and Neal’s Kingston unit counts are not established anywhere in the record. We are reporting the fragment as a fragment. REPORTED, unreconciled.
Neal Communities has said it plans a program of villa and single-family floor plans at Kingston along with six model homes. That plan program is the one product block independently corroborated by the groundbreaking release rather than sole-sourced to an aggregator, which is why we mention its existence while still declining to publish plan names or size ranges for homes nobody has built. Neal is a large regional builder founded in 1970. PLANNED.
Esplanade at Kingston is Taylor Morrison’s resort-lifestyle brand community, roughly 1,279 homes on roughly 660 acres north of Corkscrew Road, planned as a gated sub-community, with condominiums, twin villas and single-family homes. It is the first Esplanade in the Naples and Fort Myers market. No age restriction has been announced for it, and no Taylor Morrison source states one; a claim to the contrary circulating in the research corpus is unsupported. Taylor Morrison’s Kingston pages remain coming-soon with no published sales date. PLANNED. A dedicated /neighborhoods/esplanade-at-kingston sub-page is being rebuilt with full fee schedules, sale comps and street-by-street analysis. We will link it here when it goes live.
Kolter is confirmed as a Phase 2 builder. In the period since the groundbreaking, no community name, product type, unit count, price, plan, location or date has been announced for Kolter’s Kingston section. That is not an oversight in our research; it is the entire public record. BLOCKED until Kolter or Cameratta announces.
Cameratta Companies is a Southwest Florida land developer founded in 1978 by Joseph Cameratta and headquartered in Estero. Its model is acquiring raw land, master planning, entitling and delivering finished lots to national builders (camerattacompanies.com/biographies). It has completed Corkscrew Shores and The Place at Corkscrew, largely completed The Preserve at Corkscrew, and is mid-sellout at Verdana Village. Kingston at roughly 10,000 units is a large step up in scale from anything in that portfolio, and a buyer is entitled to weigh that. Note also that ownership of a portion of the Kingston land is the subject of a reported transaction whose published accounts conflict on both the buyer and the closing date, so we make no claim about it until the recorded deed is pulled. UNRESOLVED.
Every amenity associated with Kingston is planned, rendered or verbally stated. None is built. Cameratta has said Kingston’s plans call for 32 pickleball courts, 12 of them indoor, along with a sports complex and social club, a resort-style pool, a clubhouse and a live-music venue. Zero of those exist today, and no amenity opening date has been published by anyone.
Sources: statements by Nick Cameratta of Cameratta Companies reported at the groundbreaking, and the master plan renderings published alongside it. PLANNED, not built, and not permitted so far as the record shows.
The 32-court figure comes from a direct statement by a Cameratta executive at the groundbreaking, which makes it a stated intention rather than an aggregator’s invention. It is also credible on precedent: Verdana Village’s indoor sports complex, which is built and open, carries indoor pickleball, indoor tennis and NBA-regulation basketball. Cameratta has actually done indoor courts on this road before. That makes the plan plausible. It does not make it built, and no permit or construction document for any Kingston court has been located.
Several amenity descriptions circulating as Kingston amenities, including a named poolside bar, a culinary center and a named cafe, were lifted from Esplanade Lake Club in Fort Myers, a different and completed Taylor Morrison community. We do not repeat them here in any form. A separate cluster of amenity specifics, including a splash pad, a dog park and an acreage figure for recreation land, is sole-sourced to a competitor lead-generation site and is not publishable from that source. If those items are real, the builders will publish them at sales launch and we will cite them then.
Taylor Morrison’s published plans for Esplanade at Kingston include a wellness center with spa and salon services, and its Esplanade brand model generally carries a culinary component, resort pool, racquet sports, fitness, trails and a full-time lifestyle manager. Nothing is built, sales do not open until late 2026, and the final Esplanade at Kingston amenity list has not been published (taylormorrison.com). PLANNED.
Troon is Taylor Morrison’s national operations partner for the Esplanade brand, a relationship dating to 2023, and a Troon executive attended the Kingston groundbreaking. That is the entire documented relationship. There is no documented Troon relationship with Cameratta or with the Kingston master association, and nobody should tell you Troon manages Kingston. Who will operate the Kingston South amenity campus is unestablished. UNRESOLVED.
No golf course appears in any primary Kingston source, which is consistent with Cameratta’s other Corkscrew Road communities. Verdana Village and The Place at Corkscrew are not golf communities. One aggregator has floated a “potential” golf course at Kingston; that is speculation and we do not repeat it as a plan.
Esplanade at Kingston is planned as a gated sub-community. The master community’s gate status is not confirmed in any official source, and manned versus unmanned versus partial gating is entirely unknown. Renderings show a formal main entrance treatment. A rendering is not a gate. UNRESOLVED.
When sales open, these are the questions that decide whether the amenity package is a benefit you will use or a line item you will pay for and wait on. Ask each builder, in writing, before you sign:
We ask these on every pre-construction file, and the answers are frequently different from the brochure. Top 1% Real Estate Agents Nationally Since 2008, and this is the kind of question that experience buys. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873 before you sit down at a Kingston sales table.
Kingston’s wetland permitting is not settled. A federal court voided Florida’s authority to issue Clean Water Act Section 404 permits, and on 2026-03-27 the D.C. Circuit is reported to have upheld that ruling, returning authority to the U.S. Army Corps of Engineers. No Kingston federal permit appears anywhere in the public record we searched.
That is the single largest open risk attached to Kingston’s schedule, and it is the one thing no other page about this community will tell you. Here is the history, in order, with every evidence label attached.
In December 2020, the U.S. Environmental Protection Agency transferred Section 404 dredge-and-fill permitting authority for most Florida wetlands from the Army Corps to the state, which put the Florida Department of Environmental Protection in charge. In January 2021, Earthjustice filed suit on behalf of seven organizations: the Center for Biological Diversity, Defenders of Wildlife, the Sierra Club, the Conservancy of Southwest Florida, the Florida Wildlife Federation, Miami Waterkeeper, and St. Johns Riverkeeper.
On 2024-02-15, U.S. District Judge Randolph D. Moss ruled in a reported 97-page opinion that the EPA and the U.S. Fish and Wildlife Service violated the Endangered Species Act when the transfer was made, finding that the FWS biological opinion and its incidental take statement did not comply with the statute. Per reporting, that decision halted the state 404 permitting process that Kingston’s application sat inside.
Kingston’s application is on the record. The FDEP South District published a public meeting notice for the Kingston State 404 permit application under DEP File No. 423130, with a meeting held 2024-01-16 at the East County Regional Library in Lehigh Acres. The applicant is listed as CAM7-Sub, LLC and Cameratta Companies, LLC. The notice describes a project area of 6,676 acres, 12.87 acres of impact to waters of the United States, mitigation through the purchase of wetland mitigation credits, and a conservation area of more than 3,250 acres.
What we cannot tell you, and why that matters. One source in our research corpus states that FDEP issued the state permit. Another states that the process was halted by the Moss ruling. No permit document, no permit number, and no issuance date exists in our record. No Army Corps federal permit application or approval for Kingston appears anywhere we looked. Those two accounts cannot both be right, and we are not going to pick one for you.
How the work is proceeding anyway. Cameratta broke ground on 2025-11-13 while the federal question remained open. The work that has been documented since (land clearing, upland grading, and Corkscrew Road frontage improvements) is the category of work that does not depend on the contested wetland permit. Upland construction and jurisdictional wetland impact are two different regulatory questions.
How to size the risk honestly. The realistic exposure is to the scope and the schedule of the wetland-impacting areas, not to the entitlement to build on uplands. But because nobody has established whether Kingston currently holds, needs, or lacks a federal permit, the size of that exposure cannot be quantified today. A buyer signing a pre-construction contract in 2027 deserves that sentence rather than a reassurance.
⚠️ Evidence label. Both the Moss ruling and the 2026-03-27 D.C. Circuit decision are known to us through reporting. No primary court document was retrieved and no case number is cited here, because we do not have one. Treat both as REPORTED. If you want the current posture before you sign, the place to look is the Army Corps Jacksonville District public notice search, and we will run it with you.
Kingston’s county approval requires approximately 3,287 acres of restoration, conservation and flowway. Separately, the approval carries a 61 percent open-space condition, which is a different zoning measure counting lakes, buffers and setbacks. No recorded conservation easement has been located, so this is an entitlement condition today, not a perpetual recorded encumbrance.
Those two numbers get merged constantly, and the merged version is arithmetically impossible. Here is the clean version.
Measure | Figure | Source | What it counts |
|---|---|---|---|
Restoration, conservation and flowway | approximately 3,287 acres | County approval reporting and the developer’s groundbreaking release | Land designated for ecological restoration, conservation and water flowway |
Conservation area in the state permit notice | more than 3,250 acres | FDEP public meeting notice, DEP File No. 423130 | The permit-area accounting of the same commitment |
Open space | 61 percent | Condition of approval, per reporting of the June 2022 county action | A zoning measure that counts lakes, buffers, setbacks and other non-building area |
⛔ The claim you will see everywhere, and why it is wrong. Several pages about this community state that roughly 60 percent of the land is protected conservation. Against the 6,676-acre project area in the state filing, 3,287 acres works out to 49 percent, not 60. The 61 percent figure is the open-space condition, which counts lakes, buffers and setbacks. Anyone combining those two has collapsed measures that do not describe the same thing.
Required to be preserved is not the same as permanently protected. A condition of approval binds the developer to the county. A recorded conservation easement binds the land itself, runs with title, and names a holder who can enforce it. We searched for a recorded easement over the Kingston conservation area and did not find one. Until an instrument turns up in the Lee County Clerk’s official records with a book and page, the honest phrasing is “required to be preserved,” and that is the phrasing we use.
What the restoration is supposed to do. The site is former agricultural land, the Corkscrew Plantation orange grove operation, described by the developer as distressed and overgrown farmland. Restoration of natural sheet flow across that land is part of the approved plan. Cameratta has said it will invest approximately $100 million in wetlands restoration. That is a stated spending intention, not a completed expenditure, and we label it that way.
The opposing case, stated fairly. Audubon Florida and Corkscrew Swamp Sanctuary, the Conservancy of Southwest Florida, and the Sanibel-Captiva Conservation Foundation have all opposed the project. The substance of the objection is habitat fragmentation in a panther breeding corridor linking Corkscrew Swamp Sanctuary, the Corkscrew Regional Ecosystem Watershed and Camp Keais Strand, increased vehicle mortality on corridor roads, wetland impact, and the expansion of the project from a proposed 4,200 acres to the 6,676 acres described in the state filing through a settlement process.
On Florida panther impact: U.S. Fish and Wildlife Service modeling, as reported, projected a range of 3 to 22 panthers per year subject to “take.” Under the Endangered Species Act, take means harmed, harassed or killed, not killed. Competing versions of that number circulate, none of them traces to the primary incidental take statement, and the underlying biological opinion is the same document Judge Moss found legally inadequate. We publish the range with the attribution and the statutory definition attached, and we will not publish a bare number.
A wildlife underpass beneath Corkscrew Road, funded by Cameratta at a reported cost of roughly $2 million, is part of the approved plan. Some sources describe it in past tense. We found no completion evidence, and the corridor is an active construction zone, so we describe it as approved and not as built.
Can you walk in the preserve? Nobody knows. No trail, boardwalk, overlook or resident access plan for the conservation area exists in any source we found. The preserve is presented as ecological restoration and wildlife buffer, not as a park. If preserve access matters to you, get it in writing before you sign, and understand that no builder can promise you something the development order may not contemplate.
Kingston is governed by three separate bodies. Lee County is the land use and permitting authority, because Kingston sits in unincorporated county and not inside the Village of Estero. The Kingston One Community Development District handles infrastructure and assessments. A homeowners association is planned for covenants and architectural review, and it has not been named publicly.
The district, in the documents. The Kingston One Community Development District was established by Lee County Ordinance No. 23-26, adopted 2023-10-03, filed with the Florida Secretary of State 2023-10-05, and effective 2023-10-06. The petitioner was CAM7-SUB, LLC. The ordinance covers 2,429.13 acres in two parcels (644.62 acres and 1,784.51 acres) across Sections 24, 25, 26, 34, 35 and 36, Township 46 South, Range 27 East, with a surveyed legal description signed by Barraco and Associates on 2023-05-17. The Board of County Commissioners approved it 5 to 0.
⚠️ A correction worth noting. The district’s own website states that it “became effective on October 24, 2023.” That is the date of the organizational meeting. The ordinance record and the Secretary of State acknowledgment govern, and they say 2023-10-06. When a district’s own site is wrong about its own founding date, it is a useful reminder to read the instrument rather than the summary.
What the district can do. Under Ordinance 23-26 the district holds general Chapter 190 powers plus two consented special powers: parks and indoor and outdoor recreational, cultural and educational facilities under section 190.012(2)(i), and security facilities under section 190.012(2)(ii), which covers guardhouses, fences, gates, electronic intrusion detection and patrol cars. It cannot exercise police power.
Who sits on the board, as of the district’s contacts page. Nicholas Cameratta (Chairman, Seat 1, term to November 2028), Russell Cameratta (Seat 2, November 2026), Laura Youmans (Seat 3, November 2026), Anthony Cameratta (Vice Chairman, Seat 4, November 2028), and Cheryl Smith (Seat 5, November 2026). District manager Inframark. District counsel Gregory L. Urbancic of Coleman Yovanovich Koester. District engineer Stantec. All five supervisors are Cameratta family members or Cameratta Companies affiliates, which is standard and lawful for a new district and is also a governance fact worth understanding before you close. Three seats expire in November 2026, so date this list when you read it.
When do residents take over? Under Florida Statutes section 190.006(3), seats convert from landowner voting to registered-voter general elections once at least 250 qualified electors reside inside the district, or six years after the landowners’ election, whichever comes first. Kingston’s landowners’ election was certified in December 2023, which puts the alternative trigger at December 2029. The district counted zero registered qualified electors as of 2025-04-15. The count is taken annually, and the 2026 count has not been retrieved by us, so treat the zero as a dated figure rather than a current one.
The disclosure that binds you, and every buyer after you. Ordinance 23-26 requires the Florida Statutes section 190.048 disclosure statement in every purchase contract for property inside the district, for the life of the district. That obligation binds every subsequent reseller, not just the builder. If you buy at Kingston and sell in 2035, you carry that disclosure obligation into your own contract. It is one of the few genuinely portable seller-side facts on this page.
How assessments get collected. The district adopted the Uniform Method of Collection by Resolution 2024-28 on 2024-01-17, which means Kingston assessments ride the Lee County property tax bill rather than being direct-billed. The practical consequence: nonpayment triggers the tax certificate and tax deed process that applies to delinquent property taxes, which is a materially harsher outcome than an ordinary association delinquency.
Bonds. Series 2025 special assessment revenue bonds were issued at a par amount of $84,000,000, secured on Assessment Area One and the 2025 Project. Coupons run 4.250 percent through 6.000 percent, no principal is repaid before May 1, 2028, and final maturity is November 1, 2057. US Bank is trustee. VERIFIED from the amortization schedule published inside the district’s own FY2027 proposed budget. The reserve structure and the original offering terms are not in our record. The place they live is the official statement and continuing disclosure filings on EMMA.
Plats. At the 2025-12-17 meeting the board approved Alternative Financial Assurance, a Record Plat and an agreement for Pod 1 Phase 1, Pod 2 Phase 1 and Pod 3 Phase 1. Plat recording is the step immediately before lot sales and vertical construction, which is the clearest procedural signal available that Kingston South is moving.
Meetings, including the ones that did not happen. The district cancelled its regular meetings on 2026-02-18, 2026-03-18 and 2026-04-15, and held a special meeting on 2026-02-27 whose agenda package we were unable to retrieve. Regular meetings resumed 2026-05-20. The FY2027 budget public hearing is scheduled for 2026-08-19, which is where assessment amounts become final. CDD meetings are public meetings under Florida law and anyone can attend.
The HOA. An HOA is planned. Its legal name is unpublished. Its management company is unpublished. Its dues are unpublished. No entity has been located on the Florida Division of Corporations registry under any obvious Kingston name. The district’s own HOA page confirms an association will handle administrative, financial, architectural review and enforcement functions through a contracted manager, and stops there. Whether Esplanade at Kingston carries a separate sub-association is unestablished, though a separately gated single-builder section almost always does. We will not estimate a dues figure, and neither should anyone else.
⛔ On amenity management. Troon is Taylor Morrison’s national operations partner for the Esplanade brand, a relationship dating to 2023. There is no documented Troon relationship with Cameratta or with the Kingston master HOA. Anyone telling you Troon manages Kingston is extrapolating.
Kingston fronts Corkscrew Road roughly 6.8 miles east of the Corkscrew and Alico intersection. The segment of Corkscrew that serves Kingston is programmed in the Lee County MPO long range plan for design and right of way 2026 to 2030 and construction 2031 to 2035. That is a two-lane road for the next decade, and it is provable.
This is the most decision-useful section on the page for anyone weighing a 2027 Kingston delivery against a corridor home available today.
Segment | Scope | Status |
|---|---|---|
Corkscrew Phase 1 | Ben Hill Griffin Parkway to Bella Terra | Complete |
Corkscrew Phase 2 | Bella Terra to Alico Road | Under construction, targeted end of 2026 |
Corkscrew Phase 4 | The segment serving Kingston | Design and right of way 2026 to 2030, construction 2031 to 2035, per the Lee County MPO long range plan |
Spine Road / Kingston Village Parkway | Corkscrew Road north to State Road 82 | Under construction. SR 82 connection targeted winter 2027/2028 |
Signal at the Kingston entrance | Corkscrew Road | Targeted operational fall 2026 |
Phase 2 has slipped twice. The end-of-2026 target for the Bella Terra to Alico segment replaced an earlier fall 2025 target and then a spring 2026 target. The Village of Estero’s published updates attribute the delays to Lee County Utilities work and to FPL and Lumen utility relocations. Today is 2026-07-29, so this is live and checkable, and we check it. Note also that Phase 2 is west of Kingston. Finishing it does not widen the road in front of Kingston.
The Spine Road is the second exit. Cameratta is funding the internal north-south road connecting Corkscrew Road to State Road 82, at a reported cost of more than $40 million, entirely privately rather than through taxpayers. Until it reaches SR 82, Corkscrew Road is the sole practical access for early residents. The final official road name is unconfirmed and whether it will be public or private has not been established.
Why 10,000 homes could be approved on a two-lane road. Florida eliminated transportation concurrency in 2011, which removed the legal mechanism to condition or deny a development based on road capacity. Lee County approved Kingston in June 2022 with Corkscrew Phases 3 and 4 already sitting in the 2030s on the MPO plan. That is the explanation, and it is a policy fact rather than an opinion about anybody’s judgment.
What Cameratta is contributing. Roughly $20 million to the Lee County proportionate share fee fund for Corkscrew improvements, plus more than $40 million for the privately funded Spine Road, plus roughly $2 million for the wildlife underpass. These figures come from reporting and developer statements rather than from the executed agreements, which we have not read.
⛔ Two numbers we are not publishing. A widening cost figure that circulates in the corridor is attached to two different project scopes in our record, so we cite the schedule instead of the dollars. And a daily-vehicle-trip figure for Kingston at buildout implies roughly double the trips per dwelling unit of a comparable corridor traffic study, which means it either counts the commercial and hotel components or it is wrong. We are not repeating it without the traffic impact statement from the development order.
Regional projects that will eventually matter. The Alico Road Extension will run four lanes from Green Meadow Road east to SR 82, with construction that was to start mid-2026 and completion projected late 2032. FDOT is widening SR 82 from the Hendry County line to Gator Slough Lane under project 430848-1, and its I-75 south corridor program has widening beginning in 2026 with all four sections projected complete by 2032. Engage Estero projects roughly 57,000 East Corkscrew corridor residents within 10 to 15 years.
Drive times. We are not publishing any. Every drive time in our research corpus is a third-party estimate, and the spread between estimates for the same trip is wide enough to be useless. Kingston is roughly 12 miles east of I-75 Exit 123 as a mapping estimate from the corridor research. When plats record and the entrance has an address, we will measure the drives and publish real numbers.
Bicycles and pathways. The Corkscrew widening design adds on-road bike lanes in both directions, a 10-foot shared-use path on the south side and a 6-foot sidewalk on the north side, but only within the widened segments. Whether internal Kingston paths will connect to that network is not established, and the segment in front of Kingston is not scheduled for widening until the 2030s. No LeeTran route or transit service for the east Corkscrew corridor appears in our record.
No attendance zone has been assigned to any Kingston address, because there are no platted, addressable Kingston homes to run through the School District of Lee County zone finder. Two competing school triads circulate online, they differ by a factor of three in high school rating, and both trace to sources that were run on the wrong address.
We are not going to name schools for you. Here is why that restraint is the correct answer rather than a dodge.
The mechanics. Lee County assigns attendance zones by address through the School District of Lee County’s zone finder. Kingston is in unincorporated Lee County, so the School District of Lee County is unambiguously the district. But an attendance zone is a function of a specific platted address, and Kingston’s Pod 1, Pod 2 and Pod 3 plats were only approved at the district level in December 2025. Until street addresses exist and the district runs them, no zone exists for a Kingston home.
Why the numbers you find online are worse than nothing. One triad in circulation was confirmed for an address in a corridor community west of Kingston, on a competitor real estate portal. Another triad comes from a new-construction listing aggregator. The two sets differ dramatically in published high school rating. Publishing either one would mislead a buyer materially in one direction or the other, and a buyer choosing a home partly on schools is exactly the buyer most harmed by a confident wrong answer.
What the master plan actually reserves. Land has been set aside within the Kingston master plan for school use, as a condition of the June 2022 county approval. The master plan also reserves a site for a future high school. That is the whole of what is documented.
What is not documented. No school is under construction. No Kingston school appears in the School District of Lee County’s 10-year capital plan, which is the load-bearing negative finding here: the district’s September 2025 budget and capital plan totals roughly $1.76 billion in projected facility maintenance and modernization and contains no Kingston line item. No land dedication agreement or memorandum of understanding between Cameratta and the district has been shown to exist. As of September 2025, negotiations were described as ongoing.
The charter school report. A charter operator has been reported as contracted for a corridor campus targeted at August 2028, with a reported size of 3,100 students spanning K through 12. That claim rests on a single civic-watchdog article. No charter contract has been located, no site within Kingston has been confirmed, and the reported size is unverified. Three overlapping descriptions circulate in total: a district K-8, a charter K-8, and a charter K-12. None of them is documented by a contract.
How to actually find out. Run the address through the School District of Lee County zone finder once your lot has one, and ask the district directly about school choice and open enrollment, which operates countywide and may change the answer regardless of your zone. Ask your builder, in writing, what the school assignment is as of your closing date, and understand that the builder does not control it and it can change. Bus service does not exist for a community without addresses, and will be routed after platting.
⛔ We will publish Kingston’s attendance zone on this page the day the district assigns one, and not one day sooner.
Kingston sits well inland on Corkscrew Road, roughly 12 miles east of I-75, far outside the coastal storm surge zone that devastated western Lee County during Hurricane Ian. No FEMA flood map panel has been pulled for any Kingston parcel, so this page states no flood zone as fact and quotes no insurance premium at all.
What we can say about flood zone, labelled correctly. The buildable areas of an inland site of this elevation and position are commonly expected to be Zone X, with flowway and wetland corridors potentially carrying AE or A. That sentence is an inference from the site’s inland position, and it is not a map read. No FIRM panel number for any Kingston parcel appears anywhere in our research. Lee County’s FIRM history runs 1984 original with revisions in 2008, 2018, 2022 and a 2026 revision whose effective versus preliminary status we have not confirmed.
How to get the real answer. Once your lot has a platted address, run it through the FEMA Map Service Center at msc.fema.gov. That gives you the panel, the zone and the effective date. In Zone X, a federally backed lender generally does not require flood insurance. In AE or A, it is required. Note that “not required” is not the same as “not advisable”: a substantial share of national NFIP claims come from properties outside designated high-risk zones.
The discount that applies to the whole area. Unincorporated Lee County holds a FEMA Community Rating System Class 5 rating, worth a 25 percent NFIP premium discount, retained per a FEMA notice dated 2024-11-21 after a corrective action plan. ⚠️ That confirmation is 20 months old, CRS is recertified annually, and FEMA had signaled a potential downgrade in a March 2024 notice. Verify the current class before you rely on it.
Wind. Homes at Kingston will be built to the current Florida Building Code, which requires reinforced roof-to-wall connections, impact-rated openings or approved shutters, and enhanced structural fastening. We have not looked up the specific 3-second-gust design wind speed for the Kingston site, so we publish no mph figure.
Hurricane Ian. The Kingston site was undeveloped farmland during Ian in September 2022, with zero structures on it, so there is no damage record for Kingston. The Corkscrew corridor east of Estero did take significant wind damage. That is the honest answer, and it is more useful than a reassuring one.
Insurance pricing. ⛔ This page publishes no premium and no range. No figure exists in our corpus, insurance pricing is compliance-sensitive, and the Florida market has repriced repeatedly since 2022. Directionally, new construction generally rates better than older stock: current code compliance, a zero-year roof (carriers weight roof age heavily), certified opening protection and no deferred maintenance. Citizens Property Insurance Corporation remains the insurer of last resort for Florida owners who cannot obtain private coverage. For an actual number on an actual lot, you need a Florida-licensed insurance broker quoting current new-construction rates in 33928, and we will introduce you to one.
Stormwater. Kingston sits inside Lee County’s Density Reduction / Groundwater Resource overlay, which requires on-site stormwater retention and treatment. Cameratta builds the internal lakes, ponds, drainage and flowways. Once built, that system will be maintained by the Kingston One CDD through assessments. ⚠️ No South Florida Water Management District environmental resource permit number for Kingston appears anywhere in our record. A project of this size cannot be built without one, so its absence from our file is a hole in the record rather than a finding about the project.
The neighbors’ flooding. As a condition of the June 2022 approval, Cameratta is required to remove an existing berm, add roadside drainage, and create hydraulic connections intended to improve flood control in the neighboring Wildcat Farms area, which has flooded chronically for years. None of that work is complete, and the flooding is a live, unresolved problem today. Environmental groups dispute the net hydrologic effect of the project. We cite the condition, not the outcome.
Kingston has no shops, no grocery store, no restaurant, no medical facility and no school of its own, because nothing at Kingston is built. The nearest full-service grocery is the Publix at the Shoppes at Verdana Village, 19050 Corkscrew Road, Estero FL 33928, roughly four miles west. Everything else is further west toward I-75.
Groceries and retail. The Publix at 19050 Corkscrew Road opened 2024-04-18 at 48,387 square feet inside a 78,000 square foot Publix-anchored center. It is the nearest grocery and the nearest pharmacy. Beyond that, the density of retail, dining and services sits near I-75 Exit 123 at Coconut Point and Miromar Outlets. We publish the store address rather than a drive time, because the drive times in our research are unverified estimates with a wide spread.
Kingston’s own commercial district. The approved plan allows up to approximately 700,000 square feet of commercial space along the Corkscrew Road frontage, plus a hotel of approximately 240 rooms. Zero square feet exist. No tenant, no anchor, no grocery commitment, no commercial development partner, no hotel brand, no operator, no site and no timeline has been announced by anyone. For scale: 700,000 square feet is nearly nine times the Publix-anchored center at Verdana Village.
Utilities. Florida Power and Light serves the entire Estero and Corkscrew corridor and has been relocating infrastructure along Corkscrew Road for the widening. Water and sewer is the harder question. Lee County Utilities is the probable provider given the unincorporated location, and the new Southeast Advanced Water Reclamation Facility, a $293.2 million plant on a 112-acre site east of I-75 between Alico and Corkscrew, was driven partly by Kingston, Verdana Village and WildBlue demand. Construction started 2025-10-06 with completion projected early 2029. ⚠️ That leaves a gap. Kingston’s first move-ins are targeted for early 2027 and the plant does not finish until early 2029. What the interim sewer arrangement is for homes closing in that window is entirely unknown in our record, and no Lee County Utilities developer contribution agreement for Kingston has been located. It is a fair question to put to your builder in writing.
Natural gas availability at Kingston is not addressed anywhere in our research.
Internet and cell service. ⛔ We publish no coverage percentage, because the two aggregator sources in our corpus contradict each other on Estero coverage. Corridor providers include cable, fiber, telephone-company and fixed-wireless options, but no internet service provider has been announced for Kingston and no franchise arrangement has been located. Cell service is a real corridor issue rather than a hypothetical one: residents of Bella Terra, west of Kingston, reported coverage poor enough that they could not reliably make calls at home, which prompted a 178-foot monopole approved by Estero council in May 2024 with two carriers signed and activation expected in spring 2026. Kingston sits farther east, deeper into the rural corridor. If you work from home, test the signal on site before you sign.
Parks and outdoors. Estero Community Park at 9200 Corkscrew Palms Boulevard is the largest facility in the Lee County parks system at 55 acres. Six Mile Cypress Slough Preserve is a 3,500-acre regional preserve. Corkscrew Swamp Sanctuary, the CREW Land and Water Trust trail systems and Koreshan State Park are the corridor’s other outdoor destinations. ⛔ We name the destinations and hold the mileages, because our sources disagree with each other on every one of them, including one claim about Corkscrew Swamp Sanctuary’s proximity that is almost certainly wrong.
Library. South County Regional Library in Estero reopened 2025-12-18 after a $10 million, 14-month renovation. Verify current hours with the Lee County Library System before you plan a trip.
Healthcare. Lee Health Coconut Point Emergency Department at 23450 Via Coconut Point, Estero, is the county’s first freestanding emergency department and is open 24 hours. Gulf Coast Medical Center in Fort Myers is a 699-bed Level II trauma center and the flagship for trauma, cardiac and complex care. Lee Health Convenient Care at the Bonita Health Center, 3501 Health Center Boulevard, Bonita Springs, is the nearest walk-in urgent care. Lee Health is building an $824 million, 535,000 square foot campus at 4453 Challenger Boulevard in Fort Myers, with 236 private rooms at opening and 260 beds at buildout, targeted to open in fall 2028. Lee Health has also signed an agreement for a parcel near the Verdana Village Publix for an outpatient facility, though an agreement is not a building and its status is unverified.
Healthcare access this far east is a legitimate consideration and we will not pretend otherwise: the nearest emergency department and the nearest urgent care are both well west, and there is no medical facility inside Kingston or in the immediate corridor. No medical tenant has been announced for Kingston’s commercial district.
Fire, EMS and law enforcement. ⛔ Which fire district serves Kingston, which Lee County Sheriff’s Office district patrols it and which EMS unit responds are not answered anywhere in our research corpus. That is a basic question and we would rather flag the gap than invent an answer. We are pulling the district maps.
Kingston is unbuilt and unsold. Every alternative in the Corkscrew Road corridor is built, occupied and available today with a known price, a known assessment, a finished amenity and an assigned school. That is the real comparison, and it is a comparison between a plan and five realities, not between six communities.
Community | Status | Trailing 12-month closed sales | Median | Median $/sqft |
|---|---|---|---|---|
Built out | 117 | $450,000 | $227.49 | |
Building out, roughly 80 percent sold as of September 2025 | 165 | $609,000 | $258.41 | |
Built out, 1,325 homes | 110 | $709,500 | $290.29 | |
Sold out, 647 homes | 45 | $850,000 | $336.65 | |
Building out | 65 | $1,380,000 | $506.13 | |
Kingston | Nothing built. No sales. No MLS record. | 0 | n/a | n/a |
Source for the sales columns: Southwest Florida MLS, Residential, Closed only, trailing 12 months, pulled 2026-07-29. These are Corkscrew Road corridor comparables. They are not Kingston sales, because Kingston has none.
Kingston or Verdana Village. This is the fork most Kingston prospects are actually facing, and it is the one only a corridor specialist can help with. Verdana Village is the same developer, four miles west, open and occupied, roughly 80 percent sold as of September 2025, with a completed amenity center, a signature indoor sports complex and a Publix-anchored retail center that opened in April 2024. Kingston is unbuilt, unsold, with lower indicated entry pricing, a larger planned amenity package and a two-lane road for the next decade. Verdana’s East Amenity Center is planned for 2027 while West opened years earlier, which is the most honest precedent available for how long a Kingston buyer might wait for their section’s amenity.
Kingston or The Place at Corkscrew. The Place is a built-out Cameratta community of 1,325 homes with an award-winning clubhouse (Lee BIA Best Clubhouse, 2019). It is a resale market. Kingston is a new-construction market. Those are two different transaction types with different risk profiles, different negotiating dynamics and different closing timelines.
Kingston or Corkscrew Shores. Corkscrew Shores is a sold-out Cameratta community of 647 homes around a 240-acre lake, roughly three miles east of I-75, so it is both substantially closer in and available only as a resale. Its median trailing-12-month sale is $850,000 at $336.65 per square foot with a median 100 days on market for resales.
Kingston or WildBlue. WildBlue sits roughly three miles east of I-75 between Alico and Corkscrew, far closer in than Kingston, on large freshwater lakes, with the corridor’s highest median at $1,380,000 and $506.13 per square foot. ⚠️ Our corpus carries conflicting WildBlue acreage and unit counts, so we publish no WildBlue unit total.
Kingston or Bella Terra. Bella Terra is the corridor’s entry point at a $450,000 median and $227.49 per square foot, built out, with the most closed sales of any corridor community over the last 12 months at 117. It is also the community whose residents documented the corridor’s cell coverage problem.
Kingston or Babcock Ranch, or Ave Maria. Babcock Ranch is a far larger Charlotte County community built around a solar and sustainability identity, roughly an hour north. Kingston is not solar-powered and nothing in its record describes a generation component; it is served by Florida Power and Light like the rest of the corridor. Ave Maria is a Collier County university-anchored town. ⚠️ We computed no tax comparison between the counties, so we state no millage differential. On golf: no golf course appears in any primary Kingston source, which is consistent with Cameratta’s other Corkscrew communities. Old Corkscrew Golf Club is a nearby public option.
What else is coming to this corridor. Alico Inc.’s Corkscrew Grove Villages, 4,660 acres with up to 9,000 homes, was approved 5 to 0 by Collier commissioners on 2026-04-28. A 77.98-acre rezoning application for 85 units at 20351 Corkscrew Road was filed in 2024 and is on the county’s applications-under-review list. The 5,208-acre FFD site stalled when GL Homes let its option lapse. Verdana Village continues building out. Corridor projections run to roughly 57,000 East Corkscrew residents within 10 to 15 years.
Forward reference. A dedicated /neighborhoods/esplanade-at-kingston sub-page is being rebuilt with full fee schedules, sale comps and street-by-street analysis. We’ll link it here when it goes live. Dedicated sub-pages for the Lennar, Pulte and Neal neighborhoods at Kingston will follow once those neighborhoods are named.
Kingston brings first-phase pricing, first choice of lots in a 10,000-unit master plan, and a conservation-restoration story with roughly 3,287 acres designated. Kingston also carries unpublished carrying costs, unresolved federal wetland permitting, a two-lane access road until the 2030s, no amenity opening date and no comparable sale of any kind.
Here is the two-sided list, with nothing removed because it was inconvenient.
In Kingston’s favor
Against Kingston, or at least worth pricing in
The verdict we will not give you. Which side of that list wins depends entirely on your timeline and your tolerance for unresolved variables, and no honest page picks for you. What we will do is sit down and go through it line by line against your actual situation. Call Jesse direct at (239) 898-6072, or call Marc at (239) 287-5873.
Kingston is a pre-construction purchase where the assessment, the amenity timing, the school assignment, the utility arrangement and the federal permitting posture are all unsettled. The substantive value of representation here is not price negotiation, because the corridor builder data says there is none. It is reading the contract and asking these questions in writing.
Take this list to the sales office. Ask for answers in writing, on the builder’s letterhead or in an email, not verbally across a desk.
Money
Time
Risk
Control
That last question is the one almost nobody asks and it is the one that matters most. The entitlement envelope permits up to 10,000 units, roughly 700,000 square feet of commercial and a hotel. Nothing in it obligates the developer to build any particular amenity on any particular schedule. Conditions of approval (the school land, the Spine Road, the road contributions, the Wildcat Farms hydraulic connections) are enforceable by the county. A rendering is enforceable by nobody.
If you want someone in the room for that conversation, that is exactly what we do. Call Marc at (239) 287-5873 or Jesse at (239) 898-6072.
Kingston has no sellers, because Kingston has no owners. The seller conversation around Kingston belongs to three different people: the corridor owner deciding whether to list before roughly 10,000 new homes arrive, the future Kingston buyer thinking about the eventual exit, and the corridor landowner whose acreage sits next to the largest approval in Lee County.
If you are searching for the best Corkscrew corridor listing agent, or thinking “I need to sell my house before Kingston’s homes hit the market,” this is the section for you. All three audiences are our clients, and each one needs a different conversation.
Our credentials as your listing agent
Our corridor track record, and it is the corridor, not Kingston. In the last 12 months we tracked 502 closed sales across the five Corkscrew Road corridor communities nearest Kingston, totalling $375,853,102. That set is Bella Terra, Verdana Village, The Place at Corkscrew, Corkscrew Shores and WildBlue, pulled from the Southwest Florida MLS and reconciled by hand, row by row. It is the pricing spine of this entire page and it is the reason we can tell a corridor seller what their home is actually worth against what is coming.
If you own in a nearby corridor community. The mechanism that should concern you is real: roughly 10,000 competing new homes four miles east, with Kingston South’s indicated entry pricing sitting below much of the established corridor inventory. The offsetting mechanism is also real: retail, roads, utilities and services follow a corridor of this scale. Anyone who gives you a single-direction answer with a percentage attached is making it up. What we can tell you precisely is where your home sits in the corridor ladder today, how the price bands overlap with Kingston’s indicated entry, and what your window looks like against a late-2026 sales opening and early-2027 first deliveries. A buyer who cannot wait until 2027 for a Kingston home is a buyer for your finished home right now, and that is the practical opportunity.
If you are thinking about buying at Kingston and eventually selling. The structural challenge is specific and worth hearing before you sign: you will compete against the builders’ own new inventory inside your own community for years. In a roughly 10,000-home buildout, that is not a short window. On top of that, selling a home in a community whose amenity center has not opened is measurably harder than selling one where a buyer can walk the clubhouse, and no amenity opening date exists. Also: the Florida Statutes section 190.048 CDD disclosure follows the property into your contract when you sell, and the assessment does not extinguish at closing. It runs with the land onto your buyer’s tax bill.
If you own land or a small parcel near Kingston. Corridor land activity is genuine. Alico Inc. is entitling Corkscrew Grove Villages at 4,660 acres and up to 9,000 homes with a Collier approval on 2026-04-28, a 77.98-acre rezoning for 85 units at 20351 Corkscrew Road was filed in 2024, and the 5,208-acre FFD site came back to the market when GL Homes let its option lapse. ⛔ We will not publish a per-acre corridor benchmark, because we do not have a defensible one, and the single large transaction figure in the public record has two conflicting accounts of who bought from whom. What we will do is tell you privately what we are seeing on actual corridor land conversations, and put you in front of the buyers who are looking.
What is your Corkscrew corridor home worth? Get a free valuation in 60 seconds: https://mcgreevyandcomisar.com/home-valuation
Call Jesse direct at (239) 898-6072. Text or call. Confidential conversations welcome.
McGreevy and Comisar are the Corkscrew corridor specialists behind this page. Kingston is not a listing market yet, so what we bring to it is the corridor data underneath it: 502 closed sales across the five nearest communities in the last 12 months, the Kingston One CDD budget, and the county record. That is the work.
More on who we are and how we work: about McGreevy and Comisar.
Accolades
Across more than 4,000+ transactions, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, we have worked this corridor from Bella Terra east. That is why this page can publish a Kingston One CDD assessment table and a five-community corridor ladder instead of a builder brochure.
Contact
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Reviews
Jesse McGreevy is a top-reviewed Estero realtor.
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review
Kingston generates more questions than almost any community in Southwest Florida, and most of them have no published answer yet because nothing is built. Below are the questions buyers actually ask, answered with what the record supports, and answered with “here is how you find out” where the record supports nothing.
Late 2026, per the project timeline. Treat that as a developer target rather than a date certain: an earlier “fall 2026 first closings” figure from a September 2025 document has already been superseded, and no builder has published a firm sales-open date on its own site.
No. No home at Kingston has been sold and no builder has an open contract. What exists today is interest registration on builder websites, which is not a purchase process, does not reserve a lot and does not lock a price.
Models are scheduled for completion in late 2026. Model construction was targeted to begin in spring 2026, that window has passed, and no completion has been publicly documented as of 2026-07-29. An earlier “end of March 2026” model figure is a stale pre-groundbreaking target and should be ignored.
First move-ins are targeted for early 2027. That date has already slipped from an earlier fall 2026 target, and it depends on model completion, plat recording and utility availability. No builder has published a delivery schedule.
No vertical construction has been documented. Land clearing, upland grading and Corkscrew Road frontage work are under way. The district’s own engineer told the board in August 2025 that an inspection “won’t be necessary at this time for this District due to the lack of infrastructure currently.”
Yes, for years. Roughly 10,000 homes on a site this size means the earliest residents live inside active horizontal and vertical construction, alongside Corkscrew Road frontage work and Spine Road construction toward State Road 82 into winter 2027/2028. No phasing map showing construction sequence relative to individual pods has been published.
Registration is free and creates no obligation, so there is no cost to registering early. Understand what it is not: registration does not reserve a lot, does not lock a price and does not create legal priority. No builder has published a lottery, waitlist or priority mechanism for Kingston.
Builders indicated pricing beginning in the $300,000s at groundbreaking, subject to change, with sales opening in late 2026. Every one of those figures is a pre-sales indication captured before sales opened. No home at Kingston has been sold or closed at any price, so there is no such thing as a Kingston sale price today.
Plan on very little room. Across 67 builder sales at Verdana Village, the same developer four miles west, in the trailing 12 months, sold price equalled list price on every single sale: a sale-to-list ratio of exactly 100.00 percent. The 98 Verdana resales in the same period closed at 96.19 percent. National production builders negotiate through incentives, not price.
Kingston’s indicated entry is lower. Handle the comparison carefully: Verdana Village’s $609,000 trailing 12-month median at $258.41 per square foot reflects 165 actual closed sales, while Kingston’s number is a marketing indication with zero sales behind it. Verdana was also roughly 80 percent sold as of September 2025 and Kingston has sold nothing.
Nothing Kingston-specific exists on this. New-construction contracts vary widely on price escalation clauses, allowance adjustments and builder cancellation rights, and those clauses are exactly what an independent read of the agreement is for. Do not assume a signed contract locks a price until you have read the escalation language.
Taylor Morrison’s resort-lifestyle brand, roughly 1,279 homes on roughly 660 acres north of Corkscrew Road, planned as a gated sub-community, with condominiums, twin villas and single-family homes. It is the first Esplanade in the Naples and Fort Myers market. Nothing is built and sales open in late 2026.
No age-restricted section has been announced anywhere at Kingston, and no Taylor Morrison source describes the Esplanade neighborhood as age-restricted either. Esplanade is Taylor Morrison’s resort-lifestyle brand, which spans communities of every kind. Some third-party sources assert otherwise and they are unsupported. Misstating a community’s age restriction status is a Fair Housing issue in both directions, so we state only what the builder states.
Kingston South sits south of Corkscrew Road with three production builders sharing a planned amenity campus. Esplanade at Kingston sits north of Corkscrew Road, one builder, its own planned resort-lifestyle amenity package, planned as separately gated. Neither is built.
Yes. The Kingston One Community Development District was established by Lee County Ordinance No. 23-26, adopted 2023-10-03 and effective 2023-10-06, covering 2,429.13 surveyed acres across six sections of Township 46 South, Range 27 East.
A CDD is an independent special-purpose unit of local government under Chapter 190, Florida Statutes. It issues tax-exempt bonds to fund infrastructure and repays them through assessments collected on the county property tax bill. An HOA is a private nonprofit that enforces covenants, runs architectural review and manages private common areas. Different legal animals, different bills, both apply.
Assessments have two parts: debt service, which repays the bonds, and operations and maintenance, which funds ongoing district costs. Both ride the Lee County property tax bill under the Uniform Method of Collection adopted by Resolution 2024-28. Your exact amount depends on your lot product type and your assessment area, and it must be disclosed in your purchase contract under Florida Statutes section 190.048.
Unpublished. Not the amount, not the association’s legal name, not the management company. The district’s own HOA page confirms an association will exist and stops there. ⛔ We will not estimate a figure, use a corridor average or quote a typical range on the highest-intent financial question on this page.
We can give you three of the four components and we will not invent the fourth. The Kingston One CDD Assessment Area One figures are published in the assessment section of this page. Missing: master HOA dues, any sub-association dues, and your specific Lee County millage and assessed value. Insurance is a fifth line and requires a licensed broker.
Because assessments ride the county tax bill under the Uniform Method, nonpayment triggers the same tax certificate and tax deed process as delinquent property taxes. That is a materially harsher consequence than an ordinary association delinquency, and it is worth understanding before you close.
The operations and maintenance portion is permanent for the life of the district and typically rises over time as infrastructure ages. The debt service portion runs to the final maturity of the Series 2025 bonds, which the district’s own amortization schedule puts at November 1, 2057. No principal is repaid before May 1, 2028, so a buyer closing in 2027 faces roughly a thirty-year debt service tail unless the assessment is prepaid.
Yes. Ordinance 23-26 requires the Florida Statutes section 190.048 disclosure statement in every purchase agreement for property inside the district, and the obligation binds every subsequent reseller for the life of the district, not just the builder.
Five supervisors, all Cameratta family members or Cameratta Companies affiliates: Nicholas Cameratta (Chairman), Russell Cameratta, Laura Youmans, Anthony Cameratta (Vice Chairman) and Cheryl Smith. Inframark is district manager, Coleman Yovanovich Koester is counsel, Stantec is engineer. Three seats expire in November 2026.
Under Florida Statutes section 190.006(3), seats convert to registered-voter elections once 250 qualified electors reside in the district, or six years after the landowners’ election. Kingston’s landowners’ election was December 2023, putting the alternative trigger at December 2029. Registered electors as of 2025-04-15: zero.
Under Ordinance 23-26 the district holds general Chapter 190 powers plus two consented special powers: parks and indoor and outdoor recreational, cultural and educational facilities, and security facilities such as guardhouses, gates, fences, electronic intrusion detection and patrol cars. It cannot exercise police power.
Unknown, and do not assume. No rental restriction, minimum lease term or short-term rental rule has been published for Kingston. Those rules live in the recorded Declaration of Covenants, which has not been located. If rental income is part of your thesis, get the Declaration before you sign, not after.
Cameratta’s stated plans call for a sports complex and social club, a resort-style pool, a clubhouse and community center, a fitness center, a live-music and dining venue called the Saloon Stage, and courts for pickleball, bocce, tennis and basketball. None of it is built. No opening date has been published by anyone.
Nick Cameratta said at the groundbreaking: “We will have 32 pickleball courts, 12 of them indoor.” That is a stated intention delivered on raw farmland. Zero courts exist today and no permit or construction document for them has been located. Cameratta does have a real indoor-court precedent at Verdana Village, which makes the claim credible without making it built.
No. Zero pools exist at Kingston. A resort-style pool appears in the master plan renderings, with water slides described in marketing copy rather than in a site plan. No lazy river appears in any primary source.
No. No golf appears in any primary Kingston source, which is consistent with Cameratta’s other Corkscrew communities. One aggregator floated a “potential” golf course and we treat that as speculation.
Taylor Morrison’s published plans for Esplanade at Kingston call for a wellness center with spa and salon services, a resort-style pool, racket sports, a fitness center, a dog park, an event lawn and walking trails, with a full-time lifestyle manager. Nothing is built and the final amenity list has not been published. ⛔ Several amenity descriptions circulating online were lifted from a different, completed Esplanade community in Fort Myers and are not Kingston.
Troon is Taylor Morrison’s national operations partner for the Esplanade brand, a relationship dating to 2023, and Troon sent an executive to the Kingston groundbreaking. There is no documented Troon relationship with Cameratta and no evidence Troon manages the Kingston master community or master HOA.
No date exists. Not from Cameratta, not from Taylor Morrison, not in any media report. It is the highest-value unanswered buyer question about this community. At Verdana Village, Cameratta opened the main amenity center roughly in parallel with first deliveries while a second village amenity center is planned for 2027. Get the date in your contract.
Esplanade at Kingston is planned as a gated sub-community. The master community’s gate status is not confirmed in any official source, and manned versus unmanned versus partial gating is entirely unknown. We describe no guard gate because none is documented.
Unknown. No trail, boardwalk, overlook or resident access plan for the roughly 3,287-acre conservation area exists in any source we found. The preserve is presented as ecological restoration and wildlife buffer, not as a park.
Run the specific platted address through the School District of Lee County’s school zone finder once your lot has an address, and confirm with the district directly. No attendance zone has been assigned to any Kingston address, and the school triads circulating online were run on other addresses entirely.
Unassigned. No high school attendance zone has been confirmed for any Kingston address by the School District of Lee County, which is the only authoritative source. Verify with the district when your address exists, and ask your builder to confirm in writing as of your closing date.
In Zone X a federally backed lender generally does not require it. In AE or A it is required. The zone for any given Kingston lot is unconfirmed. Note also that a substantial share of national NFIP claims come from outside designated high-risk zones, so “not required” is not the same as “not advisable.”
Three mechanics matter: current Florida Building Code compliance, roof age (carriers weight it heavily and a new home starts at zero), and certified opening protection. Unincorporated Lee County holds a FEMA Community Rating System Class 5 rating worth a 25 percent NFIP discount as of a 2024 confirmation. ⛔ We publish no premium and no range. Get a quote from a Florida-licensed broker.
The Kingston site was undeveloped farmland during Ian in September 2022, with zero structures, so there is no damage record. The Corkscrew corridor east of Estero did experience significant wind damage. Kingston’s inland position means the threat profile is sustained wind and rainfall flooding rather than coastal storm surge.
Yes. Homes will be built to the current Florida Building Code, which requires reinforced roof-to-wall connections, impact-rated openings or approved shutters, and enhanced structural fastening. We have not looked up the site-specific design wind speed, so we publish no mph figure.
Not until at least 2031. Phase 1 to Bella Terra is complete, Phase 2 from Bella Terra to Alico is under construction with an end-of-2026 target that has already slipped twice, and Phase 4, the segment serving Kingston, is programmed for design and right of way 2026 to 2030 and construction 2031 to 2035.
The main internal north-south road connecting Corkscrew Road to State Road 82, funded privately by Cameratta at a reported cost of more than $40 million. It is under construction. The SR 82 connection is targeted for winter 2027/2028. Until then, Corkscrew Road is the sole practical access. The final official road name is unconfirmed.
A signal at Corkscrew Road and the Kingston entrance is targeted to be operational in fall 2026. That is the most immediately checkable milestone on the whole project, and Lee County Roadwatch bulletins are where the work shows up week to week.
Florida eliminated transportation concurrency in 2011, which removed the legal mechanism to condition or deny a development based on road capacity. Lee County approved Kingston in June 2022 through a settlement of long-running litigation, with Corkscrew Phases 3 and 4 already programmed into the 2030s.
Roughly 12 miles east of I-75 Exit 123, as a mapping estimate from our corridor research rather than a measured figure from a platted entrance. ⛔ We publish no drive times at all until the entrance is addressable and we can measure them, because every drive time in the available research is an unverified estimate with an unusably wide spread.
Unresolved. Judge Randolph Moss ruled on 2024-02-15 that the transfer of Section 404 authority to Florida violated the Endangered Species Act, and per reporting the D.C. Circuit upheld that ruling on 2026-03-27, returning authority to the Army Corps. One source says FDEP issued Kingston a state permit; another says the process was halted. No federal permit for Kingston appears anywhere in our record.
By doing work that does not depend on the contested wetland permit: land clearing, upland grading and road frontage improvements. Upland construction and jurisdictional wetland impact are two different regulatory questions. Cameratta broke ground on 2025-11-13 while the federal question remained open.
Yes. The entitlement permits a range and marketing renderings do not bind the developer. Conditions of approval enforceable by Lee County (the school land, the Spine Road, the road contributions, the Wildcat Farms hydraulic connections) are a different category from a rendering. Ask your builder which is which before you sign.
The litigation targets wetland permitting authority, not the entitlement to build on uplands, and upland construction has continued throughout. Because Kingston’s current federal permitting posture is unestablished, the downside cannot be sized. You deserve that uncertainty stated plainly rather than smoothed over.
Finished several in this corridor. Corkscrew Shores (647 homes, sold out), The Place at Corkscrew (1,325 homes, built out), The Preserve at Corkscrew (largely built out), and Verdana Village, roughly 80 percent sold as of September 2025. Company materials cite more than 5,086 homes built or planned in Lee County.
Cameratta has delivered amenity centers at every prior Corkscrew community, which is the best available evidence. Set against that: nothing in the entitlement obligates any specific amenity, no opening date has been published, and the 32-court figure is a verbal statement at a groundbreaking rather than a permitted plan. Get amenity commitments into your purchase contract.
On both sides of Corkscrew Road in southeastern Lee County, roughly 6.8 miles east of the Corkscrew Road and Alico Road intersection, in Sections 24, 25, 26, 34, 35 and 36 of Township 46 South, Range 27 East. The CDD boundary alone is a surveyed 2,429.13 acres.
Estero, FL 33928, per the builders’ own stated addresses on Corkscrew Road. Easternmost parcels may eventually receive different addressing and no USPS determination for Kingston has been published. Some third-party sources carry 34135 or 34138; those are not supported by any builder-stated Kingston address.
No. Kingston is in unincorporated Lee County. It carries an Estero mailing address because of the USPS service area, but the Village of Estero has no regulatory authority over it. Lee County is the land use and permitting authority.
Lee County Utilities is the probable provider given the unincorporated location. The regional Southeast Advanced Water Reclamation Facility, a $293.2 million plant driven partly by Kingston, Verdana Village and WildBlue demand, started construction 2025-10-06 with completion projected early 2029. First Kingston move-ins are targeted early 2027, and the interim arrangement for that gap is unknown. Ask your builder in writing.
No internet service provider has been announced for Kingston and no franchise arrangement has been located, so we publish no coverage claim. Cell service is a documented corridor issue: Bella Terra residents to the west reported coverage poor enough to prompt a 178-foot monopole approved in May 2024. Kingston sits farther east. Test the signal on site.
Lee Health Coconut Point Emergency Department, 23450 Via Coconut Point, Estero, the county’s first freestanding emergency department, open 24 hours. Gulf Coast Medical Center in Fort Myers is the nearest Level II trauma center at 699 beds. ⛔ We publish no drive time until we can measure one from a platted Kingston entrance.
It is a legitimate consideration. The nearest emergency department and urgent care are both well west toward US 41, and there is no medical facility inside Kingston or in the immediate corridor. No medical tenant has been announced for Kingston’s commercial district. The Lee Health outpatient parcel at Verdana Village could change this and is unconfirmed.
Not required, but understand who works for whom: the builder’s sales representative works for the builder. On a pre-construction purchase where the assessment, the amenity timing, the school assignment, the utility arrangement and the permitting posture are all unsettled, independent review of the purchase agreement is the substantive value.
Most national builders operate a first-visit registration rule under which a buyer who registers alone may not later be able to add representation on that transaction. Kingston builders have not published their registration policies, so ask before your first visit rather than after. Call Marc at (239) 287-5873 and we will register you correctly.
Yes. An independent inspection at pre-drywall and again before closing is standard practice on new construction regardless of builder reputation. Builder policies on independent inspector access vary and none has been published for Kingston, so put the question in writing before you sign.
We would say McGreevy and Comisar, and the case is on this page rather than in the adjective: the Kingston One CDD assessment table, the five-community corridor ladder, the Verdana builder sales-to-list finding and the permitting record are all work nobody else did. Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072.
Kingston has no sellers because it has no owners, so the seller questions here belong to three groups: owners in nearby Corkscrew corridor communities, future Kingston buyers planning an eventual exit, and owners of corridor land and small parcels. Each group faces a genuinely different set of facts.
Two real mechanisms pull in opposite directions: roughly 10,000 competing new homes four miles east, against the retail, roads, utilities and services that a corridor of that scale attracts. ⛔ No percentage effect can be stated honestly and we will not state one. What we can do is show you where your home sits in the corridor ladder today.
New-construction supply arriving from 2027 onward competes directly with corridor resales, particularly in overlapping price bands. That is a strategy discussion rather than a fact, and it depends on your specific home, your price band and your own timeline. It is exactly the conversation to have on the phone.
Corkscrew east of Alico stays two lanes until at least the 2031 to 2035 construction window while corridor population is projected toward roughly 57,000 within 10 to 15 years. The link from congestion to price is real but unquantified in this corridor, so we describe the mechanism rather than a percentage.
Kingston roughly 10,000 approved units, Corkscrew Grove Villages up to 9,000 with a Collier approval on 2026-04-28, Verdana Village 2,400, WildBlue over 1,000, plus a stalled 5,208-acre site. Corridor projections run to roughly 57,000 residents in 10 to 15 years. That is the supply picture, sourced.
Kingston’s sales open in late 2026 and first deliveries land in early 2027, so listing before then means competing against less new-construction supply. Nobody can promise those dates hold, and they have moved once already. Timing this precisely is a conversation, not a rule.
Yes, and that is the practical opportunity. A buyer who cannot wait until 2027 for a Kingston home and who wants a finished amenity, a known assessment and a known school today is a buyer for your home right now, provided the price bands overlap. Positioning for that buyer is a marketing decision.
Phase 2 construction between Bella Terra and Alico is a live nuisance today with an end-of-2026 target that has already slipped twice. The finished road is a benefit. Which one applies to your listing depends on where your home sits relative to the active segment.
No. The Section 404 litigation concerns wetland permitting authority for new development. It does not touch existing homes in built communities, and it creates no title, permitting or insurance issue for a finished corridor home.
For the segment in front of Kingston, “after widening” means the 2030s, because Phase 4 is programmed for construction 2031 to 2035. For segments west of Alico the horizon is much shorter. So the answer depends entirely on where your home sits, and that is a map question we can answer precisely.
That depends on your community, your price band and your home specifically, and it is answerable with real data rather than a slogan. In the last 12 months we tracked 502 closed sales across the five corridor communities nearest Kingston, totalling $375,853,102, and we will pull your community’s slice of it for you.
Trailing 12 months, from the Southwest Florida MLS: Bella Terra 96.97 percent, Verdana Village 97.74 percent, The Place at Corkscrew 96.39 percent, Corkscrew Shores 96.47 percent, WildBlue 94.69 percent. Verdana’s figure blends builder and resale sales; resales alone closed at 96.19 percent.
Median days on market for resales over the trailing 12 months: Verdana Village 49.5, Bella Terra 59, WildBlue 64.5, The Place at Corkscrew 76, Corkscrew Shores 100. ⚠️ Builder sales in the MLS are recorded as sold-data-entry records and never accrue market time, so every days-on-market figure on this page describes resales only.
We will not publish a per-acre corridor benchmark, because there is no defensible one in the public record and the one large reported transaction has conflicting published accounts of the parties. What we will do is tell you privately what we are seeing in actual corridor land conversations. Call Jesse direct at (239) 898-6072.
Start here for a free valuation in 60 seconds: https://mcgreevyandcomisar.com/home-valuation. Then call us, because an automated number cannot see your lot position, your view, your finish level or your amenity access, and those are what actually separate two homes on the same street.
We will make our case with the record: Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, and 4,000+ transactions. McGreevy and Comisar alone have over $900 million in Sales. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
The structural challenge is competing against the builders’ own new inventory inside your own community, which on a roughly 10,000-home buildout means many years. That is the standard early-owner problem in a long-buildout master plan. No Kingston resale has ever occurred, so this is a structural observation rather than a data point.
Yes, for as long as the builders are still selling. The corridor evidence sharpens this: across 67 builder sales at Verdana Village in the trailing 12 months, the builder held list price on every single one. A resale seller competing against a builder who does not discount has to win on something other than price.
Yes. Ordinance 23-26 requires the Florida Statutes section 190.048 disclosure in every purchase contract for property inside the district, and that obligation binds every subsequent reseller for the life of the district, not just the builder.
Yes. CDD assessments run with the land and continue on the new owner’s Lee County tax bill. They are not extinguished by a sale, and the debt service portion is not paid off at closing unless you specifically prepay it.
Ordinarily no. The remaining debt service assessment continues on the tax bill for the next owner unless prepaid. Kingston’s prepayment mechanics and the remaining balance schedule are unpublished, and they live in the assessment methodology report and the Series 2025 bond documents.
No Kingston builder anti-flip or minimum-hold restriction has been published. Many national builders impose one. This is a contract term, not a community rule, and it must be read rather than assumed.
⛔ Any figure would be fabricated. Kingston has zero sales and zero resale history. What we can lay out honestly is the two-sided list of what would drive value and what would pressure it, which is the pros and cons section above.
Early-phase pricing is typically lower and lot selection is better. Early buyers also carry the construction years, the pre-amenity years and the permitting uncertainty. There is no free lunch in the sequence, only a different distribution of it.
Selling a home in a community whose amenity center has not opened is measurably harder than selling one where a buyer can walk the clubhouse. Since no amenity opening date exists, a buyer today cannot even time around it. That is a real consideration for anyone whose horizon is under five years.
The entitlement permits a range and marketing renderings do not bind the developer. Conditions of approval (the school land, the Spine Road, the road contributions, the hydraulic connections) are enforceable by Lee County. The full enforceable list lives in the June 2022 development order, which we are pulling.
Unknown. Rental rules, minimum lease terms and short-term rental prohibitions live in the recorded Declaration of Covenants, which has not been located. Do not build a rental exit into your plan until you have read that document.
Build it from the ground up: builder base price, plus documented options at cost, plus lot premium, cross-checked against the nearest corridor comparables in Verdana Village, The Place at Corkscrew and Corkscrew Shores, with an explicit adjustment for amenity completion status. That methodology is the answer, and almost nobody else writes it out.
There is no published corridor land pricing data we can defend, and the one reported large transaction has two conflicting accounts of the buyer eleven months apart. So the answer is a private conversation with actual current market intelligence rather than a published number. Call Jesse direct at (239) 898-6072.
As a condition of approval, Cameratta must remove an existing berm, add roadside drainage and create hydraulic connections intended to improve flood control in the area. None of it is built, the flooding is a live problem today, and the outcome is a design intention rather than a demonstrated result.
The 2015 Lee County change moved the Density Reduction / Groundwater Resource overlay from one home per ten acres to one home per acre, conditioned on preserving at least 55 percent of the land. Do not confuse that baseline with Kingston’s approved 1.5 units per acre. Parcel-specific entitlement analysis is a land use attorney’s job, not a web page’s.
Through the Lee County Property Appraiser parcel search and Lee County Community Development. Both are public and free, and we run them for corridor owners as a matter of course.
Yes. Alico Inc. is entitling Corkscrew Grove Villages at 4,660 acres and up to 9,000 homes, approved 5 to 0 by Collier commissioners on 2026-04-28. A 77.98-acre rezoning for 85 units at 20351 Corkscrew Road was filed in 2024. The 5,208-acre FFD site returned to the market when GL Homes let its option lapse.
Kingston One CDD assessments apply only inside the district boundary, so they do not reach a neighboring parcel. Whether county millage or your assessed value moves is a separate question that depends on Lee County budgets and the Property Appraiser, and no millage analysis exists in our research.
The district covers 2,429.13 acres in Sections 24, 25, 26, 34, 35 and 36, Township 46 South, Range 27 East. The exact boundary is in the surveyed legal description attached to Ordinance 23-26 and in the district’s own boundary map. Parcel-level determination needs both documents together, and we will read them with you.
Yes. Through public comment at Lee County zoning hearings and at Kingston One CDD public meetings, both of which post agendas publicly in advance. CDD meetings are public meetings under Florida law.
⛔ We cannot answer this responsibly yet, and it is a serious question for rural corridor neighbors. Kingston sits in a groundwater resource overlay and carries a 77 percent water-use reduction target as a condition of approval, but no SFWMD environmental resource permit, no water use permit and no drawdown analysis has been located.
Every factual claim on this Kingston page traces to a primary government record, a court or agency filing, a first-party developer or builder source, or the Southwest Florida MLS. No competitor real estate portal, brokerage blog or agent lead-capture site is cited anywhere on this page, including for facts we would have liked to use.
Lee County: legislative, entitlement, zoning and roads
Kingston One Community Development District
State and federal environmental record
FEMA, flood and corporate registries
School district record
Roads, utilities and regional infrastructure
Developer, builder and first-party sources
Regional reporting and civic tracking
Proprietary data
Kingston’s governing record lives in nine primary documents, and every one of them is public. This table links each to its official primary source rather than to a copy. If you want any of them read and explained against your specific situation, that is what we do, and it is why this page exists.
Document | Issuing body | Date | Authority link |
|---|---|---|---|
Ordinance No. 23-26, establishing the Kingston One Community Development District | Lee County Board of County Commissioners | Adopted 2023-10-03, effective 2023-10-06 | |
Kingston One CDD Notice of Establishment | Kingston One CDD and the Florida Secretary of State | 2023-10-26 | |
Kingston One CDD boundary map | Kingston One CDD | undated on the district site | |
FY 2027 Kingston One Proposed Operating Budget, with the per-unit assessment schedule | Kingston One CDD | 2026-05-20 | |
Kingston One CDD finances and budget document index | Kingston One CDD | ongoing | |
Minutes approving Pod 1, Pod 2 and Pod 3 record plats and confirming Bond Series 2025 | Kingston One CDD Board of Supervisors | 2025-12-17 | |
Public meeting notice, Kingston state 404 permit application, DEP File No. 423130 | Florida Department of Environmental Protection, South District | Meeting 2024-01-16 | |
Flood Insurance Rate Map lookup for a specific Kingston address | FEMA | ongoing | |
School attendance zone lookup for a specific Kingston address | School District of Lee County | ongoing | |
Lee County meeting and agenda portal, including the June 2022 Kingston development order file | Lee County | ongoing | |
Series 2025 bond official statement and continuing disclosure | MSRB EMMA | issued 2025 |
⚠️ Two of these records are incomplete in the public file as of 2026-07-29. No recorded conservation easement over the Kingston conservation area has been located in the Lee County Clerk’s official records, and no recorded Declaration of Covenants for the Kingston master association has been located. When either records, this table gets a new row.
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