Kingston South

Kingston South is the residential area taking shape on the south side of Corkscrew Road within the larger Kingston master-planned community — one of the most ambitious development projects ever attempted in Southwest Florida. Developed by Cameratta Companies on a former King Ranch agricultural tract approximately 12 miles east of I-75, Kingston South is where three of the country's most established homebuilders — Lennar, Pulte Homes, and Neal Communities — are constructing the first homes in what will eventually become a 10,000-home community spanning more than 7,600 acres in Estero real estate territory.

September 2026 status update

This page was first published in May 2026. Everything in this section was re-verified on September 8, 2026 against primary sources, and it supersedes anything further down that conflicts with it.

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

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

On move-in dates. Early 2027 has been repeated widely, including in earlier versions of this page, but as of today neither the developer nor any builder publishes a first-closing or move-in date. Treat early 2027 as a prior expectation, not a commitment.

The adopted FY2027 CDD assessment

Kingston homes carry Kingston One Community Development District assessments, collected on your Lee County property tax bill on top of ordinary property taxes. The District adopted its FY2027 budget at the statutory public hearing on August 19, 2026. We compared the adopted assessment schedule line by line against the proposed schedule inside the August 19 agenda package: zero figures changed. Annual amounts for Assessment Area One, net of the statutory early-payment discount:

• Condo product: $1,244.68
• Single Family 36 foot $1,319.15, 37 foot $1,353.72, 37.5 foot $1,371.01
• Single Family 42 foot $1,526.60, 45 foot $1,630.32, 47 foot $1,699.47
• Single Family 52 foot $1,872.34, 57 foot $2,045.21, 62 foot $2,218.09
• Single Family 72 foot $2,563.83, the largest product

Every figure includes $70.00 of operations and maintenance; the rest is debt service on the Series 2025 bond, $84,000,000 par, maturing in 2057. Assessment Area One covers 1,208 of the district’s 4,065 units. The remaining 2,857 units sit in a future bond series and currently pay only $74.47, because their debt service has not been set. 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 part almost nobody explains. FY2027 is flat against FY2026 as adjusted, but far below the pre-paydown FY2026 amounts. A condo figure that appears in the schedule at $2,511.38 is now $1,244.68. A Single Family 72 foot figure of $7,518.14 is now $2,563.83. That is roughly $1,267 to $4,954 less per unit per year, following a bond paydown. If you have seen the higher numbers circulating, they are real numbers from the same table, but they are not your FY2027 assessment.

One caution we will not paper over: the district published a document labeled FY 2027 Final Budget dated the day of the hearing, but executed Resolutions 2026-12 and 2026-13 and the August 19 minutes are not public yet. The next board meeting is September 16, 2026.

The Audubon lawsuit is settled

On August 13, 2026, Audubon Florida and Cameratta settled Audubon’s federal lawsuit challenging Kingston’s Army Corps of Engineers permit and the U.S. Fish and Wildlife Service review. Keith Laakkonen, director of Corkscrew Swamp Sanctuary, said the agreement provides for improved conservation outcomes and water quality, support for corridors allowing endangered Florida panthers to move safely across the landscape, and the return of any easements across sanctuary property to Audubon within two years, which eliminates the risk of an evacuation route being constructed through the sanctuary. Audubon states it neither sought nor received a monetary settlement. A March 2026 federal ruling had denied Audubon’s injunction, and Cameratta abandoned the proposed roadway through the sanctuary in July 2026. This resolved the largest legal question hanging over the project, and any passage below describing the litigation as live should be read against this.

The school is K-12, and it now has a named operator

On September 1, 2026 Cameratta stated that Kingston includes a K-12 tuition-free public charter school operated by True North Classical Academy, designed with golf-cart accessibility for student drop-off and pick-up, with enrollment preference for Kingston residents, and that Phase 1 of the school is scheduled to open in 2028. Descriptions of a K-8 at Kingston, including in earlier versions of this page, are superseded. What is still not documented is an executed charter contract, a confirmed site within Kingston, a capacity figure, or any agreement with the School District of Lee County. Until a home has an address, run that address through the School District of Lee County zone finder rather than relying on any marketing statement, ours included.

Corkscrew Road widening, and what it does not do

Lee County’s Phase 2 project widens Corkscrew Road from two lanes to four between Bella Terra Boulevard and just east of Alico Road, at a cost of roughly $27 million. As of a county update dated September 7, 2026, completion is expected at the end of 2026, delayed by utility relocations by FPL and Lumen. Note the limits carefully: Kingston sits roughly ten miles east of I-75, well beyond the project. The work improves your approach corridor. It does not widen the road in front of the community.

Acreage, in the developer’s current words

Cameratta now describes Kingston as more than 7,600 acres approved for up to 10,000 homes and approximately 700,000 square feet of commercial space, with more than 3,750 of those acres designated as environmental preserve and wildlife habitat. A 2024 state environmental filing describes a 6,676-acre project area, and 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. Where an older figure appears below, read it against this.

Also new since this page was written: Cameratta has named WMG Development as its partner for commercial space at the main entrance to Kingston South.

What the three builders publish today

Checked September 8, 2026. Lennar reads Coming soon, states there are currently no homes available, and publishes no pricing at any level. Pulte lists sales center hours as Coming Soon but does publish collection bands: Scenic from the upper $300,000s, Executive from the mid $400,000s, Echelon from the mid $500,000s. Neal Communities publishes a from-price band only, From the $400’s, and works by appointment. Cameratta credits Kingston South with 3,625 homes across the three builders. None of them has opened sales.

This is not a community you can walk into and buy from inventory today. As of mid-2026, Kingston South is in active construction, with model homes scheduled to open in late 2026 and first homeowner keys expected in early 2027. If you are doing your homework now — reading this page, comparing builders, understanding the CDD structure, thinking about schools and drive times — you are doing exactly what a smart buyer should do before the sales rush begins.

This page covers everything we know about Kingston South as of May 2026: the three builders and their product lines, the pricing that has been disclosed, the community amenities, the Kingston One CDD and what it means for your property tax bill, the Corkscrew Road reality check, schools, healthcare, the Audubon lawsuit, and why your choice of real estate representation will matter more at this community than almost anywhere else in Southwest Florida.

Locked pricing is scarce right now. Lennar has not released prices for Kingston. Pulte announced a community-wide range of approximately $300,000 to $700,000+ at the November 2025 groundbreaking, but builder-specific floor-plan pricing has not been published. Neal Communities has confirmed a starting price from $400,000. Where numbers are not confirmed by a primary source, we tell you that plainly rather than guess.

Your Kingston South Experts:

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

What Is Kingston South?

Kingston South is the primary Phase 1 residential area of the Kingston master-planned community, occupying the south side of Corkscrew Road in southeastern Lee County. It is not a standalone development — it is one of two major residential zones within Kingston. The other zone, Esplanade at Kingston, sits on the north side of Corkscrew Road and is built by Taylor Morrison under their resort-lifestyle Esplanade brand.

Understanding this geography matters because the two zones share a master community umbrella — including the same Kingston One Community Development District and ultimately the same master amenity campus — but they are different products serving different buyer profiles.

The Kingston master plan at a glance:

• Total acreage: Approximately 7,600+ acres (nearly 10.5 square miles)
• Total planned homes at full buildout: ~10,000
• Conservation and restoration land: ~3,287 acres — approximately 50% of the total site
• Commercial space planned: ~700,000 square feet
• Planned hotel: 240 rooms (confirmed in county approval records)
• Developer: Cameratta Companies, Estero, FL (founded 1978)
• Groundbreaking: November 13, 2025
• First closings expected: Early 2027

Kingston South specifically:

Phase 1 of the entire Kingston development is roughly 1,208 units across three pods. The pods break down as follows, per Gulfshore Business reporting from the groundbreaking:

• Pod 1: 554 single-family homes
• Pod 2: 214 single-family homes + 90 townhome-style single-family units
• Pod 3: 350 units

These pods are distributed among three builders: Lennar, Pulte Homes, and Neal Communities. Pulte has confirmed building 320 homes in Phase 1. The precise pod-by-builder allocation has not been publicly released.

Kingston South sits approximately 6.8 miles east of the intersection of Corkscrew Road and Alico Road, per the legal description in Lee County Ordinance 23-26 (which established the Kingston One CDD). It is in unincorporated Lee County — not within the incorporated Village of Estero, despite carrying an Estero, FL 33928 mailing address. This means Kingston residents pay Lee County property taxes, not Village of Estero assessments.

The legal entity that petitioned for the CDD and owns the Kingston development land is CAM7-SUB, LLC, a special-purpose entity of Cameratta Companies. The underlying property was previously held by Corkscrew Grove Limited Partnership, the entity that sued Lee County in 2011 over denied lime-rock mining permits. The June 2022 Lee County Commission approval of the Kingston master plan — voted unanimously 5-0 — effectively resolved that dispute by granting residential development entitlements.

What distinguishes Kingston South from a typical new construction community is the three-builder structure. Lennar, Pulte, and Neal are not building identical products. They appeal to different buyer preferences, offer different design philosophies, and will attract different buyers even within the same price range. Understanding the distinction between them is the first step toward finding your fit.

The Builders of Kingston South

Three builders were selected by Cameratta Companies for the south side of Kingston. Each brings a distinct approach to homebuilding, a track record in Southwest Florida, and a reason for being in this community.

Why multiple builders in one community? Cameratta has used the multi-builder model in its prior communities along the Corkscrew Road corridor — most notably at Verdana Village (Lennar and Pulte), The Preserve at Corkscrew (Lennar and Pulte), and The Place at Corkscrew (Lennar). Adding Neal Communities to the Kingston South roster introduces a third philosophy: the private, locally-rooted builder. As Josh Graeve, Pulte's Southwest Florida Division President, said at the Kingston groundbreaking: "We've found, over the years, that we can each be successful. There's demand for both. It requires relationships to make these projects successful. We each serve a slightly different buyer."

Cameratta CEO Nick Cameratta has called Kingston his most ambitious project yet. This community would approximately double Cameratta's entire prior Lee County residential footprint in a single development. The selection of three premier builders — rather than one or two — reflects that ambition.

Lennar is the nation's largest homebuilder by volume and has deep roots in Southwest Florida. Lennar has partnered with Cameratta at The Preserve at Corkscrew, The Place at Corkscrew, and Verdana Village. At Kingston, Lennar Division President David Meyers said: "We are thrilled to again partner with Cameratta following the success of The Place at Corkscrew, The Preserve at Corkscrew and Verdana Village. Kingston builds on that success with the lifestyle and amenities Cameratta is known for, coupled with Lennar's Everything's Included® approach — bringing incredible value and modern living to Estero." Lennar's signature model bundles most popular upgrades into the base price, removing the a-la-carte anxiety of the traditional new construction process.

Pulte Homes is a brand of PulteGroup (NYSE: PHM), one of America's largest homebuilders with operations in more than 40 markets. Pulte has also built with Cameratta before — at Corkscrew Shores and Verdana Village. At Kingston, Josh Graeve said Pulte's approach is "consumer-inspired" and designed to offer "flexible personalization, empowering homeowners to create spaces that truly reflect how people live." This is the philosophical counterpoint to Lennar's Everything's Included model: Pulte lets buyers participate in the design process through their Explore, Create, Personalize design studio framework.

Neal Communities is different from the other two in a fundamental way: it is a private, Southwest Florida-based builder rather than a publicly traded national company. Founded in 1970 by Pat Neal and headquartered in Lakewood Ranch, Neal Communities has built more than 24,500 homes in over 90 communities from Tampa to Naples. The company generates approximately $800 million in annual revenue and consistently ranks among the nation's top 100 builders — but its ownership structure means decisions are made locally, not in a corporate headquarters thousands of miles away. Pat Neal himself described Kingston as "the fulfillment of the American dream" at the November 2025 groundbreaking. Neal's brands include Neal Communities, Neal Signature Homes, Charlene Neal PureStyle interior design, Waterscapes Pools & Spas, Neal Communities Funding, and Allegiant Title Professionals — a vertically integrated ecosystem that gives Neal buyers end-to-end service under one roof.

Lennar at Kingston — Floor Plans, Prices, and Product Lines

Lennar is building at Kingston under its standard Southwest Florida multi-collection approach, offering homes across four distinct product tiers. As of May 2026, Lennar's Kingston community page shows "Contact for Price — Coming Soon" status, meaning pricing has not been publicly released. The floor plan data below comes from Jome.com, which aggregates builder community data. The address associated with Lennar's Kingston community is 22251 Corkscrew Road, Estero, FL 33928.

Lennar's "Everything's Included" Philosophy

Lennar's defining competitive advantage is its Everything's Included® program. At most new construction communities, the advertised base price represents a stripped-down starting point — appliances, flooring upgrades, kitchen packages, smart home technology, and energy-efficient features are all extra. Lennar bundles these into the base price, which means what you see in the model home is what you pay for in the base price. This eliminates the "upgrade sticker shock" that many buyers experience at other builders' design studios. It also makes comparison shopping harder, because a Lennar $500,000 home may include features that cost $50,000–$80,000 extra at a competitor. When comparing prices across Kingston South builders, factor this into your analysis.

Lennar's Four Collections at Kingston

1. Estate Homes Collection - Number of plans: 5 - Square footage range: 2,361 – 3,945 sq ft under air - Bedrooms: 3–5 - Bathrooms: 2.5–4.5 - Garage bays: 2–3 - Home type: Single-family detached - Pricing: Not yet released — contact Lennar sales for current pricing

The Estate Collection represents Lennar's larger single-family product at Kingston. Homes in this range at comparable Lennar communities in Southwest Florida have typically carried price tags in the upper $400,000s through the mid-$700,000s, though Kingston-specific pricing will reflect the Cameratta land cost basis and market conditions at time of release. [Pricing not yet released — all price commentary is contextual inference, not confirmed Kingston pricing.]

2. Executive Homes Collection - Number of plans: 5 - Square footage range: 1,635 – 2,919 sq ft under air - Bedrooms: 3–6 - Bathrooms: 2–4 - Garage bays: 2 - Home type: Single-family detached - Pricing: Not yet released

The Executive Collection is Lennar's mid-tier single-family product — typically priced below the Estate Collection and appealing to buyers who want a well-equipped, right-sized home without stepping into the largest floor plans. The upper end of this collection (2,900+ sq ft) competes directly with smaller Estate homes at other builders.

3. Manor Homes Collection - Number of plans: 3 - Square footage range: 2,165 – 3,392 sq ft under air - Bedrooms: 4–5 - Bathrooms: 3–4.5 - Garage bays: 3 - Home type: Single-family detached - Pricing: Not yet released

Two confirmed plan names within the Manor Collection: - Weston: 5 bedrooms / 4.5 bathrooms / 3,392 sq ft — among Lennar's largest offerings at Kingston - Palm Bay: 4 bedrooms / 3.5 bathrooms / 2,836 sq ft

The Manor Collection is distinguished by 3-car garages across all plans — a meaningful feature for buyers with boats, golf carts, additional vehicles, or significant storage needs. Three-car garages are premium at this price point in Southwest Florida and can add meaningful resale value.

4. Villas Collection - Home type: Paired villas (attached single-family style) - Square footage range: [Specific plan details not yet extracted from public sources — details pending Lennar sales release] - Pricing: Not yet released

Lennar's villa product at Kingston fills the price point below the entry-level single-family collections. Villas typically share a wall with a neighboring unit while maintaining separate exterior entrances, yards, and two-car garages. At comparable Lennar communities in Southwest Florida, villas have ranged from approximately $300,000 to $450,000 — though Kingston-specific villa pricing has not been released.

Lennar Sales Information

Lennar's model homes at Kingston are expected to open in late 2026. Until then, the Kingston sales center is operating on a registration/interest list basis. Important note for buyers: if you visit any Lennar sales office or register through Lennar's website without having first registered a buyer's agent, you may waive your right to representation at this community. Register your agent before you make first contact with the builder. Call us first.

Pulte Homes at Kingston — Floor Plans, Prices, and Product Lines

Pulte Homes confirmed 320 homes in Kingston South Phase 1. The community-wide price range announced at the November 2025 groundbreaking — covering all three Kingston South builders — was approximately $300,000 to $700,000+. Pulte's contribution to that range, based on their typical Southwest Florida product mix, likely spans from the low $300,000s through the $600,000s, though builder-specific pricing has not been released.

Pulte's Design Philosophy

Pulte operates differently from Lennar. Rather than pre-packaging upgrades into a fixed base price, Pulte's Explore, Create, Personalize process allows buyers to work through a design studio experience where structural options (room additions, expanded garages, bonus rooms, outdoor kitchen rough-ins) and finish selections (flooring, cabinetry, countertops, fixtures) are layered onto a base price. For buyers who want to personalize their home — who care deeply about the specific tile in the primary bath or the layout of the kitchen — Pulte's process offers more creative control. The trade-off is that the final price can climb significantly above the base price as options accumulate.

Pulte's "Life Tested" floor plans are developed based on research into how families actually live — traffic flow patterns, storage behavior, how kitchens and dining rooms get used in practice. The result is homes that tend to feel thoughtfully designed rather than builder-generic. Pulte homes in Southwest Florida consistently perform well on resale.

Pulte's Floor Plans at Kingston

Pulte's specific product line names and individual floor plan details for Kingston had not been released publicly as of the research date for this page. This is common for communities in early pre-sales — Pulte typically releases floor plans and pricing in coordination with model home construction and opening. At comparable Southwest Florida Pulte communities (including Verdana Village, where Pulte is active), product lines have included the Mystique, Prestige, Riviera, Stellar, and Renown floor plans, among others. Whether those specific names carry over to Kingston has not been confirmed.

[Floor plan names, specific square footages, bedroom/bathroom counts, and pricing for Pulte at Kingston: not yet released as of May 2026 — check pulte.com/homes/florida/fort-myers/estero/kingston-211704 for current status.]

Build Time

New construction build times at Pulte in Southwest Florida have generally run 8–14 months from contract to closing, depending on the floor plan, structural options, and supply chain conditions at time of purchase. Buyers who contract during the pre-construction or early construction phase at Kingston should expect a 10–15 month horizon to keys, with the first deliveries targeting early 2027.

Pulte at Kingston South — Groundbreaking Quote

Josh Graeve, Pulte's Southwest Florida Division President at the November 2025 groundbreaking: "Pulte Homes is proud to continue its long-standing partnership with Cameratta Companies in shaping vibrant communities along Corkscrew Road. Kingston will elevate this tradition, introducing a dynamic lifestyle experience that sets a new benchmark. Pulte's consumer-inspired home designs deliver exceptional quality in every square foot and offer flexible personalization, empowering homeowners to create spaces that truly reflect how people live."

Neal Communities at Kingston — Floor Plans, Prices, and Product Lines

Neal Communities is the most extensively documented of the three Kingston South builders in terms of floor plan data, with 24 total plans announced — 2 villa plans and 22 single-family plans — spanning a range from 1,433 sq ft to 4,443 sq ft.

Starting price: From $400,000 (confirmed on Jome.com registration page)

Six model homes planned: 2 villa models and 4 single-family models

Neal Communities — Who They Are

Neal Communities is not a national builder with an Atlanta or Dallas headquarters. It is a Southwest Florida company, built here, operated here, and deeply invested in the regional community it serves. Founded in 1970 by Pat Neal, the company has spent 55 years building in this specific market — from Tampa to Naples — and has amassed institutional knowledge of local soil conditions, buyer preferences, permitting processes, and subcontractor relationships that no out-of-state builder can replicate in a few years of operation.

The company builds under four distinct product series: 1. Cruise Series — entry-level to mid-range single-family homes, focused on value and efficiency 2. Celebration Series — mid-range single-family homes with more generous square footage and design options 3. Cove Series — Neal's move-up product, typically featuring premium finishes and expanded outdoor living 4. Coastal Series — Neal's lifestyle-focused product line, often featuring open plans, elevated ceiling heights, and indoor-outdoor living emphasis

Which of these four series are available at Kingston specifically, and which individual plan names fall within each series for this community, has not been released in public sources as of May 2026. [Series-to-Kingston mapping: unverified — confirm with Neal Communities sales team at 239-498-7600 or nealcommunities.com.]

Villa Plans at Kingston (Neal Communities)

Neal Communities is offering two villa floor plans at Kingston. Villas are attached homes — sharing one wall with a neighboring unit — that provide a lower-maintenance lifestyle without giving up the feel of a standalone home. Neal's villa designs typically include private two-car garages, private lanais, and full ownership of the lot (not condo ownership). The two plans at Kingston:

• Villa Plan A: 1,433 sq ft
• Villa Plan B: 1,530 sq ft

Both are two-bedroom plans at these sizes. [Specific plan names and bedroom/bathroom counts for Neal's Kingston villas: unverified — confirm with Neal sales team.] Starting price from $400,000 covers both the villa and single-family product lines at Kingston.

Single-Family Plans at Kingston (Neal Communities)

Neal's single-family lineup at Kingston is the broadest of any builder in Kingston South, spanning 22 plans from 1,682 sq ft to 4,443 sq ft. This range means Neal can serve both the buyer looking for a well-appointed 3-bedroom right-sized home and the buyer wanting a 5-bedroom estate with a bonus room and 3-car garage.

• Smallest single-family plan: 1,682 sq ft
• Largest single-family plan: 4,443 sq ft
• Plan count: 22 total single-family floor plan options
• Stories: Mix of one-story and two-story options within the 22 plans
• Specific plan names: Not yet released publicly — Neal typically releases plan names in coordination with model home construction

[Individual Neal Communities floor plan names, specific bedroom/bathroom counts, and square footages for each of the 22 plans at Kingston: unverified — pending model home opening and Neal sales release.]

Why Buyers Choose Neal Over National Builders

The question comes up regularly in conversations with Southwest Florida buyers: why pay Neal prices when Lennar bundles everything and Pulte lets you customize? The answer is different for every buyer, but common reasons include:

• Local decision-making: Neal's leadership is in Lakewood Ranch, not on a call with Atlanta. Field questions get answered by people who know the specific community.
• Design autonomy: Neal's Charlene Neal PureStyle interior design services offer a more tailored design experience than a national builder's design studio.
• Build quality reputation: Neal has built 24,500+ homes in this specific market over 55 years. Their subcontractor relationships and inspection standards are shaped by decades of Florida-specific experience.
• Award recognition: Builder of the Year (Professional Builder Magazine, 2015). America's Best Builder (BUILDER Magazine, 2012). These are peer-reviewed industry awards, not self-nominated marketing designations.
• Integrated services: Neal Communities Funding (mortgage), Allegiant Title Professionals, and Waterscapes Pools & Spas mean Neal buyers can consolidate their transaction with one relationship rather than managing multiple vendors.

Pat Neal at the Kingston groundbreaking: "The fulfillment of the American dream." That's the marketing framing. The operational reality is that Neal Communities brings more Southwest Florida-specific institutional knowledge to Kingston South than either of the national builders flanking them.

Pricing Overview — Kingston South Homes in 2026

The pricing reality at Kingston South in 2026 is that most specific numbers have not been released. The groundbreaking was in November 2025. Model homes are under construction. Sales are opening in late 2026. Builders in this position routinely hold pricing until they have model homes to show, because showing a home sells better than describing it.

What we know from confirmed primary sources:

The community-wide range confirmed at the November 2025 groundbreaking: Approximately $300,000 to $700,000+ across all three Kingston South builders (Lennar, Pulte, and Neal). This was stated by developer Joe Cameratta and Pulte VP Josh Graeve at the groundbreaking, per Gulfshore Business reporting. It is not a promise, and individual builder pricing — particularly at the upper end of the range for Estate Collection homes — may exceed $700,000 once full pricing is released.

What drives Kingston South pricing:

1. Land costs: Cameratta paid $92.8 million to acquire the Kingston land. Combined with the $100 million wetlands restoration commitment, $40 million Spine Road, $20 million proportionate share contribution to Corkscrew Road, and the CDD infrastructure bond (Bond Series 2025, amount not publicly confirmed), the infrastructure costs embedded in each lot are substantial. Kingston is not a cheap land play.
2. Amenity package: 32 pickleball courts, a resort pool complex, Sports Complex & Social Club, and the Saloon Stage are not free. These amenities are financed through the CDD bond and recovered through CDD assessments and home prices.
3. Builder competition: Three builders compete for the same pool of buyers within Kingston South. This is a market efficiency — buyers can compare Lennar, Pulte, and Neal side by side, which creates pricing discipline. None of the three can stray too far above market.
4. Estero location premium: Estero is one of Southwest Florida's most desirable ZIP codes. Proximity to RSW Airport, Miromar Outlets, Coconut Point, and the Corkscrew Road amenity corridor carries a premium over inland Lee County locations.

HOA and CDD fees: Specific annual assessment amounts have not been publicly released for Kingston South. As discussed in depth in the CDD section below, buyers will pay both a CDD assessment (on the property tax bill) and an HOA fee (direct billed by the HOA management company). Troon is the confirmed master community management partner. Individual builder sub-HOA fees, if any, have not been announced. [All HOA and CDD fee amounts: unverified — amounts pending release by Cameratta, the Kingston One CDD, and individual builder sub-HOAs.]

Kingston South Amenity Access

Kingston South residents — meaning buyers from Lennar, Pulte, and Neal Communities — will have access to a master community amenity campus that is genuinely differentiated from anything in the existing Southwest Florida new construction market. Nick Cameratta, CEO of Cameratta Companies, described the vision at the November 2025 groundbreaking in direct terms: "We will have 32 pickleball courts, 12 of them indoor. We'll have indoor and outdoor basketball courts. We're trying to set a new community standard for living."

The confirmed master amenity commitments for Kingston (sourced from Nick Cameratta's direct quote in Gulfshore Business and Cameratta's official groundbreaking press release):

Sports Complex & Social Club (Indoor Sports Facility) - 32 total pickleball courts — 12 of them INDOOR. This is the headline amenity and likely the largest indoor pickleball complex within any residential community in Southwest Florida. Pickleball is one of the fastest-growing sports in the United States, particularly among the 45–70 demographic that drives much of Southwest Florida's real estate market. Twelve indoor courts means play continues regardless of weather — an enormous advantage over outdoor-only communities where summer heat and afternoon thunderstorms limit the playing season. - Indoor basketball courts - Outdoor basketball courts

Resort Pool Complex - Renderings released by Cameratta show a resort-style pool complex with tropical landscaping and resort amenity design. The pool includes water slide features. Specific pool dimensions and configuration details have not been officially released.

Saloon Stage - "At Saloon Stage, homeowners can gather to listen to live music and performances with onsite dining." This is one of the more distinctive amenity concepts in Southwest Florida residential development — a permanent live music and entertainment venue within the community, positioned as a social gathering hub. Think amphitheater bar meets community clubhouse.

Additional confirmed amenities: - Fitness center - Aerobics studio - Tennis courts - Bocce courts - Dog park - Splash pad - Walking and biking trails

Approximately 30 acres dedicated to the recreation campus.

Important distinction: Esplanade at Kingston amenities are SEPARATE.

Esplanade at Kingston — Taylor Morrison's resort-lifestyle community on the north side of Corkscrew Road — has its own dedicated amenity center featuring a full-service spa, culinary center with dining, Bahama Bar, resort pool with towel service, and a full-time Lifestyle Manager. These Esplanade amenities are for Esplanade at Kingston residents, not for Kingston South residents. If Esplanade-style spa programming, chef-led cooking classes, and resort concierge services are important to you, the Esplanade side of the community is the relevant section to consider.

Timeline for amenity opening:

The specific date when the Kingston South amenity campus will open has not been officially announced. Based on Cameratta's pattern at Verdana Village — where the main amenity center opened in parallel with first home deliveries — the expectation is that some form of amenity access will be available to early residents, with full buildout of the amenity campus following as the community fills. Early Phase 1 buyers (first closings early 2027) should ask their builder and the Kingston sales team directly: when does the amenity center open, and get the answer in writing if possible.

This is a legitimate question and a reasonable expectation for buyers who are paying a premium for the community's amenity promise.

Kingston One CDD — The Fee Every Buyer Must Understand

If you have never bought in a Florida Community Development District community, this section is the most important one on this page for your financial planning. A CDD assessment is not an HOA fee. It does not appear on your monthly HOA bill. It appears on your annual Lee County property tax bill as a separate line item — alongside your county ad valorem taxes, school board millage, and other special assessments. Failure to understand a CDD fee before closing is the single most common financial surprise for new-construction buyers in Florida.

What is a CDD?

A Community Development District is an independent special-purpose government entity authorized under Chapter 190 of the Florida Statutes. CDDs were created by the Florida Legislature as a tool to allow developers to finance and build community infrastructure — roads, utilities, stormwater systems, parks, amenities — using tax-exempt municipal bond financing, with the cost repaid by property owners through annual assessments over 20–30 years.

The Kingston One Community Development District was established by Lee County Ordinance No. 23-26, adopted unanimously 5-0 by the Lee County Board of County Commissioners on October 3, 2023. The petition was filed by CAM7-SUB, LLC (a Cameratta Companies entity). The CDD encompasses approximately 2,429 acres in Sections 24, 25, 26, 34, 35, and 36, Township 46 South, Range 27 East — covering both Kingston South (south of Corkscrew Road) and portions of the Esplanade at Kingston area (north of Corkscrew Road).

How the CDD works for buyers:

Kingston One CDD issued "Bond Series 2025" — confirmed by the December 17, 2025 board meeting minutes which authorized arbitrage rebate counselors for the Bond Series 2025 annual calculation. These bonds financed the infrastructure construction for Phase 1: internal roads, utilities, stormwater systems, parks, and amenity facilities. The bond proceeds were invested starting in summer 2025.

When you close on a home in Kingston South, you become responsible for your pro-rata share of those bond payments — plus an O&M (Operations and Maintenance) assessment for ongoing upkeep. Both assessments appear on your Lee County property tax bill annually.

Two types of CDD assessments:

1. CDD Debt Service Assessment: Repays the infrastructure bonds. This is the larger of the two assessments. It runs for the life of the bonds — typically 20–30 years from issuance. The bond amount for Bond Series 2025 has not been published in a format accessible to the public as of our research date. The specific annual per-home debt service assessment amount is [UNVERIFIED — check the Lee County Property Appraiser's website at leepa.org once lots are platted, search the EMMA/MSRB bond database at emma.msrb.org for "Kingston One Community Development District" to find the Official Statement, or request the First Supplemental Assessment Methodology Report from Kingston One CDD at kingstononecdd.com].
2. CDD O&M Assessment: Annual operating and maintenance budget. The CDD adopted an O&M assessment in August 2024 (Resolution 2024-32). The specific O&M amount per home has not been publicly extracted from the budget PDFs — the FY2025 and FY2026 budget documents are available at kingstononecdd.com/documents but were not fully retrieved during this research session.

Key characteristics of CDD assessments buyers must know:

• They are collected via the Lee County Tax Collector on your annual tax bill. If you use an escrow impound account for your mortgage, your mortgage servicer will collect these assessments as part of your monthly payment, just like property taxes.
• Non-payment consequences are the same as delinquent property taxes. Tax certificates and tax deeds. This is not a collection action; it is a lien priority mechanism. CDD assessments are serious obligations.
• The debt service assessment stays with the property, not the owner. If you sell your home, the new buyer inherits the remaining CDD debt service obligations. This is disclosed in the seller's disclosure and the CDD disclosure required by Florida Statutes §190.048 — which must appear in every purchase agreement for property within the CDD boundaries, per Section Seven of Ordinance 23-26.
• Early payoff: Some CDDs allow buyers to pay off the bond principal at closing, eliminating the annual debt service assessment. Whether Kingston One CDD permits early payoff will be specified in the bond indenture and the purchase contract. Ask your agent and attorney before closing.

CDD governance:

The Kingston One CDD is governed by a 5-member Board of Supervisors. As of May 2026, all five members are Cameratta family members or affiliated employees: Nicholas Cameratta (Chairman), Anthony Cameratta (Vice Chairman), Russell Cameratta, Laura Youmans, and Cheryl Smith. This is legally standard for new Florida CDDs — the developer controls the board during the build-out phase, and board seats transition to elected residents as the community fills. Under Chapter 190, once at least 250 qualified electors reside in the district, three board seats become subject to general election.

As of April 15, 2025, the registered voter count in Kingston One was zero — meaning no residents had closed on homes and established voter residency. This is expected to change rapidly as Phase 1 closings begin in late 2026 / early 2027. Buyer elections will likely begin in the 2027–2028 timeframe.

The CDD's District Manager is Inframark Infrastructure Management Services (Bryan Radcliff, [email protected], (813) 873-7300). CDD meetings are held monthly at Cameratta Companies' offices at 21101 Design Parc Lane, Suite 103, Estero, FL 33928. All meeting minutes, budgets, and financial documents are publicly available at kingstononecdd.com.

Bottom line for buyers: Before you close on a home at Kingston South, you need to know the exact annual CDD assessment for your specific lot. Ask the builder's sales team. Ask the CDD directly. Ask your buyer's agent to pull the assessment from the Lee County Property Appraiser once the lot is platted. The number is not small — for a community of this infrastructure scale, CDD assessments in the range of $2,000–$5,000 per year are common in comparable Florida master-planned communities. [This range is provided for context only; Kingston-specific CDD assessment amounts have not been confirmed.]

HOA Fees and Governing Documents

In addition to the Kingston One CDD, Kingston South homeowners will pay Homeowners Association fees. The structure involves at minimum a master HOA — confirmed on the Kingston One CDD website, which states: "Kingston One CDD is represented by a homeowner's association (HOA). The HOA is responsible for the enforcement of the covenants and deed restrictions, as governed by the adopted by-laws. The services provided are: Administrative, Financial, Architectural Reviews, Enforcement."

The master HOA management partner for Kingston is Troon — a global golf and hospitality management company that manages approximately 40 HOAs in Southwest Florida and is already confirmed as the management partner for the Esplanade at Kingston community. Whether Troon manages the Kingston South master HOA directly or through a sub-contract has not been confirmed in public documents.

What the HOA typically covers in communities like Kingston:

• Architectural review and covenant enforcement
• Community rules and regulations
• Common area landscaping and maintenance
• Community-level events and programming (in coordination with the CDD-funded amenity center)
• Entry monumentation and signage maintenance

What the HOA typically does NOT cover at the master level (but may be in builder sub-HOAs):

• Individual home lawn maintenance (usually an individual owner responsibility unless in a villa product)
• Cable and internet (occasionally bundled in master HOA at some communities; not confirmed at Kingston)
• Individual building insurance (typically owner-purchased except for condominiums)

Master HOA fee amounts: Not announced. The HOA has not released fee schedules as of the May 2026 research date. [HOA fee amounts: unverified — pending HOA formation documents and fee release by Cameratta/Troon.]

Sub-HOA structure: In master-planned communities with multiple builders, it is common for each builder's neighborhood to have a separate sub-HOA in addition to the master HOA. The sub-HOA typically handles neighborhood-specific landscaping standards, design guidelines specific to that builder's product, and sub-neighborhood amenities if any. Whether Lennar, Pulte, and Neal each maintain separate sub-HOAs at Kingston South has not been confirmed. [Sub-HOA structure and fees: unverified.]

Rental restrictions: HOA rental rules for Kingston South have not been released. Many new construction communities in Southwest Florida permit long-term rentals (12+ months) with HOA approval but restrict short-term vacation rentals (Airbnb/VRBO). Investors interested in Kingston South as a rental property should review the Declaration of Covenants, Conditions, and Restrictions (CC&Rs) before purchasing.

Governing documents: The Kingston One CDD's governing documents — including the Master Trust Indenture, Assessment Methodology Reports, and all adopted resolutions — are publicly available at kingstononecdd.com/documents. The HOA Declaration, Bylaws, and Rules and Regulations will be provided to buyers in their purchase contract disclosure package.

Location — Corkscrew Road, I-75, and Getting Around

Kingston South sits on Corkscrew Road approximately 12 miles east of I-75 Exit 123 (Miromar Outlets / Estero), in southeastern Lee County. The specific main entrance is at the intersection of Corkscrew Road and Kingston Village Parkway (the Spine Road), approximately 6.8 miles east of the intersection of Corkscrew Road and Alico Road.

The Corkscrew Road reality check:

You will be told by builder sales representatives that Kingston has excellent location. And by Southwest Florida standards, it does — it is closer to RSW Airport than communities in Naples, it has easy Corkscrew Road access westward, and the Spine Road will eventually provide a second egress to SR 82. But there is a road condition reality that buyers deserve to understand before committing:

East of Alico Road, Corkscrew Road is a two-lane rural road. It is not being widened anytime soon in the section that directly serves Kingston. Here is the complete status of the Corkscrew Road Widening project:

Phase 4 — the widening of Corkscrew Road from Verdana Village eastward to Kingston — is not scheduled to begin until after 2031. Kingston's early residents (2027–2031 and beyond) will be driving a two-lane Corkscrew Road east of Alico Road. During morning and afternoon peak hours, this two-lane segment is already approaching capacity as Verdana Village fills out with nearly 2,000 homes, and will worsen significantly as Kingston South adds hundreds and then thousands of residents.

Engage Estero, the local civic watchdog organization that tracks this corridor, has documented that road infrastructure "is not keeping pace with development" and called for a 1% sales tax increase to fund expedited road improvements — specifically because Corkscrew Phases 3 and 4 are "scheduled years down the road or support those with insufficient funding through 2050."

Cameratta is contributing approximately $20 million to the Lee County Proportionate Share Fee fund for Corkscrew Road improvements. This is a required condition of approval, and it funds culverts, wildlife crossings, and pavement improvements — but it does not fund the four-laning of the eastern Corkscrew corridor, which requires separate Lee County Capital Improvement budget allocations.

The Spine Road (Kingston Village Parkway):

The Spine Road is the most important infrastructure development for Kingston buyers' long-term quality of life. It is an internal north-south road running through the entire Kingston development, connecting Corkscrew Road at the south to State Road 82 at the north. Cameratta is funding the Spine Road entirely — estimated at $40+ million — as a condition of the Kingston development approval.

• Traffic signal at Corkscrew Road / Spine Road intersection: Operational by Fall 2026 (confirmed via Lee County Roadwatch, April 2025)
• Full Spine Road connection to SR 82 with traffic signal at SR 82: Winter 2027/2028

Once the Spine Road connects to SR 82, Kingston residents gain a second route option: north on the Spine Road to SR 82, then west on SR 82 to I-75 Exit 138 (M.L. King Jr. Blvd / Fort Myers). This route bypasses the congested Corkscrew Road corridor entirely for trips to downtown Fort Myers, RSW Airport via I-75 North, and the northern Lee County employment base. This is a meaningful quality-of-life improvement — but it does not arrive until at least Winter 2027/2028, meaning Phase 1 buyers' first year or two will be Corkscrew-only.

The Alico Road Extension:

Beyond the Spine Road, there is another significant regional road project underway that will improve Kingston residents' access over the medium term: the Alico Road Extension, which will build a new roadway from Green Meadows Road east to SR 82 / Sunshine Boulevard. Construction start: mid-2026. Estimated completion: late 2032. Once complete, this creates a viable route from Kingston (via Spine Road to SR 82, then west to Alico Extension, then south to I-75 Exit 131 / Gulf Coast Town Center / FGCU corridor) — providing a third I-75 access option.

Honest summary: Buy in Kingston South with eyes open about the commute. For residents whose primary destinations are westward (RSW Airport, Miromar, Coconut Point, Bonita Beach), the current Corkscrew Road is functional but congested. It will remain two lanes east of Alico Road for approximately the first 5+ years of Kingston's existence. The Spine Road-to-SR 82 connection in 2027/2028 is a genuine improvement that opens northward routes. Full four-laning to the Kingston entrance area is a 2031-2035 horizon. Price this road reality into your decision.

Drive Times from Kingston South

All times are estimates based on geographic analysis from the Corkscrew Road / Kingston Village Parkway entrance. Actual times vary with traffic, time of day, and season. Southwest Florida peak season (November–April) adds meaningful congestion on I-75 and US 41. Verify with Google Maps from specific home addresses once lots are assigned.

The Corkscrew Swamp Sanctuary note: This deserves special emphasis. The Audubon Corkscrew Swamp Sanctuary — home to one of the largest remaining old-growth bald cypress forests in North America, a world-class birding destination, and a cathedral-quality natural environment — is approximately 15–20 minutes from Kingston's entrance. Buyers accustomed to driving 45 minutes from western Estero communities will find this proximity to be a genuine lifestyle enhancement, particularly for birding, nature photography, and early morning walks through old-growth cypress.

Schools Serving Kingston South

School assignments for Kingston South are the most nuanced piece of buyer due diligence for families with children. The school zone picture is generally favorable for the western and central portions of Kingston — but has complications that every buyer with school-age children must investigate for their specific lot address.

Current assigned schools (Pinewoods / Three Oaks / Estero High triad):

Based on verified zone data for the Corkscrew Road / ZIP 33928 corridor, the current expected school assignments for Kingston South homes in the western portions of the development are:

Elementary: Pinewoods Elementary School - Address: 11900 Stoneybrook Golf Drive, Estero, FL 33928 - Phone: (239) 947-7500 - GreatSchools rating: 8/10 - Florida School Grade: Ranked in the top 5% statewide for 2025–2026 - This is a genuinely excellent public elementary school and one of the strongest arguments for Kingston South over comparable communities to the east.

Middle: Three Oaks Middle School - Address: 18500 Three Oaks Parkway, Fort Myers, FL 33912 - GreatSchools rating: 7/10 - Notable: Offers Cambridge International curriculum and a Gifted & Talented program - Academic performance: 75% proficiency in math, 62% in reading — above state averages

High School: Estero High School - Address: 21900 River Ranch Road, Estero, FL 33928 - GreatSchools rating: 3/10 (note: this is below what the state-level performance data shows) - State school grade: A-rated by the Florida Department of Education - Niche grade: B | Niche rank: #374 Best Public High Schools in Florida (2026) - Average GPA: 3.5 | Graduation rate: 93% | SAT: 1140 | ACT: 24 - Offers 24 sports, AP courses, Cambridge International curriculum

The discrepancy between Estero High's GreatSchools rating (3/10) and its state A grade reflects differences in methodology. GreatSchools weigths demographic equity metrics heavily. The Florida Department of Education's A grade reflects academic achievement and learning gains. Both are valid perspectives; neither is definitive. For most buyers, the A state grade and the 93% graduation rate are the more operationally meaningful metrics.

Zone caveat — eastern Kingston parcels:

Kingston's 6,700-acre footprint is substantial. The Pinewoods/Three Oaks/Estero High triad applies to western Corkscrew Road addresses in ZIP 33928. Kingston's eastern parcels — deeper into the development — may fall into different boundary zones, potentially including Mirror Lakes Elementary, Lehigh Acres Middle School, and East Lee County High School. These schools have meaningfully different performance profiles: - East Lee County High School: GreatSchools 1/10; 22% math proficiency, 30% reading

Before you purchase a lot at Kingston South, verify the school zone assignment for that specific parcel address with the Lee County School District using their School Zone Finder at leeschools.net. Do not assume Pinewoods/Three Oaks/Estero High based on the community's mailing address. The boundary lines for a development this large will be defined over time as the community fills, and LCSB may create new attendance zones specifically for Kingston as the population grows.

True North Classical Academy — The Charter School Coming to Kingston

This is one of the most compelling school-related developments for Kingston buyers. Cameratta Companies has contracted with True North Classical Academy to open a K-12 campus within the Kingston/East Corkscrew development corridor.

Key confirmed facts: - Type: Public charter school — tuition-free - Model: Classical education (logic, rhetoric, liberal arts emphasis) - Capacity: 3,100 students, K–12 - National recognition: National Blue Ribbon School (2024) — one of the nation's highest school achievement designations - Projected opening: August 2028 (the 2028/2029 school year) - Location within Kingston: Specific parcel not publicly confirmed as of May 2026

What this means for buyers: starting in fall 2028, Kingston residents will have access to a National Blue Ribbon, tuition-free K-12 charter school within the community itself. This is a transformative educational asset. Charter schools in Florida are public schools — they receive state funding, follow state curriculum standards, and charge no tuition. True North's Miami campuses are ranked among Florida's top charter schools. A National Blue Ribbon designation means the school has been identified by the U.S. Department of Education as demonstrating exceptional overall academic excellence or progress in closing achievement gaps.

The caveat: the school does not open until August 2028. Families with children starting school in 2026 or 2027 will attend traditional public school zones (the Pinewoods/Three Oaks/Estero High triad, assuming western parcel addresses) until True North opens. The school's charter status also means enrollment is subject to the charter's admissions process — typically open enrollment with a lottery if demand exceeds capacity.

Future high school within Kingston:

Kingston's master plan includes land set aside for a future high school site. As of May 2026, no formal agreement with the Lee County School District has been announced, no timeline exists, and no builder has been identified for this school. It is a planning set-aside, not an operational commitment with a delivery date.

Private school options within driving distance:

Healthcare Access

Kingston South's healthcare situation is solid for everyday needs and acceptable for emergencies, with an important near-term improvement coming in 2028.

Nearest 24/7 Emergency Department:

Lee Health Coconut Point Emergency Department - Address: 23450 Via Coconut Point, Estero, FL 34135 - Phone: (239) 468-0095 - Type: Freestanding Emergency Department — the first freestanding ED in Lee County - Hours: 24/7/365 - Estimated drive time from Kingston: 20–25 minutes via Corkscrew Road west to US 41 south - This is the closest full emergency room to Kingston South and the primary emergency care destination for most Kingston residents

Level II Trauma Center:

Gulf Coast Medical Center (Lee Health) - Address: 13681 Doctors Way, Fort Myers, FL 33912 - Type: 699-bed Level II Trauma Center — Lee Health's flagship hospital - Estimated drive time from Kingston: 25–35 minutes via I-75 - This is the preferred destination for trauma, cardiac events, stroke, and complex cases in Lee County

New Lee Health Hospital — Opening Fall 2028:

Lee Health New Hospital at 4453 Challenger Boulevard, Fort Myers - Type: $824 million new flagship hospital campus — the largest healthcare construction project in Southwest Florida history - Size: 535,000 sq ft | 53 acres | 260 beds at full buildout - Phase 1: 5-story hospital with 18 operating rooms, 168 patient rooms, 24 ICU beds, 44 emergency department bays - Target opening: Fall 2028 - Contractor: Skanska (topped out Phase 1 in early 2026) - Estimated drive time from Kingston once open: 20–30 minutes (shorter than Gulf Coast Medical Center via alternative routes)

This new hospital will become the primary Lee Health facility serving the southern Lee County growth corridor. For Kingston buyers, its 2028 opening represents a meaningful improvement in emergency and specialized care access.

Nearest Urgent Care:

Lee Health Convenient Care — Bonita Health Center - Address: 3501 Health Center Blvd, Bonita Springs, FL 34135 - Hours: Walk-in urgent care, 7 days/week - Estimated drive time from Kingston: 15–20 minutes

Nearest Pharmacy:

Publix Pharmacy at The Shoppes at Verdana Village (19050 Corkscrew Road, Estero) — 10–15 minutes west on Corkscrew Road. Open 7:00 AM – 9:00 PM daily. This is Kingston's most convenient pharmacy option.

Healthcare within Kingston's commercial district:

Kingston's planned 700,000 sq ft commercial zone has been positioned to attract medical tenants. Lee Health representatives attended the Kingston groundbreaking — which may suggest interest in a future presence within the commercial district. No specific medical tenants or healthcare facilities have been announced for the Kingston commercial area as of May 2026.

The Environmental Context — What Kingston South Buyers Should Know

Kingston's environmental context is complex, and buyers deserve a complete and honest account — not the developer's marketing narrative, but not the opposition advocacy narrative either.

The Audubon lawsuit:

Environmental advocacy groups, including Audubon Florida, filed legal challenges against Kingston. The most significant pending challenge relates to federal environmental permits — specifically concerns about Florida panther habitat, wetlands, and what opponents argue are violations of the Endangered Species Act and the Clean Water Act.

Key facts as of the May 2026 research date: - A request for a preliminary injunction to halt construction was denied. Courts do not grant preliminary injunctions lightly — the party seeking the injunction must show a likelihood of success on the merits and irreparable harm. The denial means construction is legally proceeding. - Construction is active and underway. Groundbreaking was November 13, 2025. The Kingston One CDD has executed financial assurance for Pod 1, Pod 2, and Pod 3 Phase 1 platting (December 2025 meeting minutes). Builders are constructing model homes. - Legal challenges continue. The underlying lawsuit has not been resolved. Environmental groups have stated they are "out of options" with respect to Phase 1 specifically, but continue monitoring Phase 2 and maintain their legal positions. - Federal environmental agencies reviewed Kingston's permits. The U.S. Fish and Wildlife Service estimated that developing Kingston would result in 3 to 22 Florida panther deaths per year — a range that reflects both the severity of the habitat fragmentation concern and the uncertainty inherent in wildlife modeling.

Cameratta's environmental commitments:

• 3,287 acres of conservation, restoration, and flowway land — approximately 50% of the total site
• ~$100 million committed to wetlands restoration (converting former King Ranch agricultural land back to natural hydrology)
• A panther wildlife underpass beneath Corkscrew Road (approximately $2 million)
• $20 million proportionate share contribution to Corkscrew Road improvements, including flowway culverts and additional wildlife crossings
• Hydraulic connections that restore natural sheet flow and are expected to greatly reduce or eliminate flooding in the adjacent Wildcat Farms neighborhood

What this means practically for Kingston South buyers:

Construction is legal and proceeding. The injunction was denied. Your home will be built. The litigation risk that remains — a theoretical scenario where a court ruling somehow forced a Phase 2 halt or imposed conditions on the development — would affect future phases and future builders, not Phase 1 homes being contracted today.

The 3,287-acre conservation area is not accessible parkland — no trails, boardwalks, or viewing areas have been officially confirmed within the preserve. The value of the preserve to Kingston South residents is primarily scenic (open space buffer, wildlife sightings, natural backdrop) rather than active recreation. The Audubon Corkscrew Swamp Sanctuary, a separately operated public facility approximately 15–20 minutes from Kingston, provides the active nature access.

The environmental controversy is real. The litigation risk, while real, has not halted construction and courts have declined to issue injunctive relief. Buyers who want complete certainty should understand that "complete certainty" does not exist in any large-scale new construction community — permitting challenges, supply chain disruptions, and legal proceedings are always possible. Kingston's specific risk profile is higher than average on the environmental litigation dimension and should be factored into a buyer's overall risk assessment.

Why Buy at Kingston South vs. Esplanade at Kingston

Both Kingston South and Esplanade at Kingston are part of the same master-planned community. Both pay into the Kingston One CDD. Both will have access to the master amenity campus (the 32-pickleball-court Sports Complex, resort pool, and Saloon Stage). But they are fundamentally different products aimed at different buyers.

Kingston South (Lennar, Pulte, Neal Communities): - More affordable entry point — from approximately $300,000s (Pulte), $400,000s (Neal), and [not yet released] (Lennar) - More product diversity — from 1,433 sq ft villas to 4,443 sq ft single-family estates - Three builders competing for the same buyers, which creates pricing discipline and choice - More traditional new construction buying process — design studio options, construction timeline, builder warranty - Master amenity access (Sports Complex, resort pool, Saloon Stage) — shared with the full community

Esplanade at Kingston (Taylor Morrison): - Resort-lifestyle positioning — Taylor Morrison's Esplanade brand is a specific product category: "a wellness resort club" - Own dedicated resort amenity center with full-service spa, culinary center with dining, Bahama Bar, resort pool, Lifestyle Manager, chef-led cooking classes, wine tastings - Troon partnership for professional hospitality management - Single-family from the low $400,000s; condos from the mid $300,000s - 660 acres on the north side of Corkscrew Road - America's Most Trusted Builder by Lifestory Research, 10 consecutive years (Taylor Morrison) - The amenities are at the Esplanade community, not shared with Kingston South

The honest comparison:

If your lifestyle priority is resort-club programming — spa days, wine tastings, cooking classes, a Lifestyle Manager curating your social calendar — Esplanade at Kingston is specifically designed for that. You pay for that lifestyle through a premium over Kingston South pricing and through Esplanade's own HOA fees.

If your priority is value, product diversity, builder choice, and access to the master amenity package (which is genuinely exceptional, particularly the pickleball complex), Kingston South delivers more options at generally lower price points. You get the Sports Complex and pool. You do not get the spa and culinary center.

Many buyers who contact us assume they have to choose between the two communities. The correct way to frame it: what is your daily life going to look like? If you see yourself using the spa and culinary center weekly, Esplanade. If you see yourself on the pickleball courts daily and don't need resort-level spa services built into your community, Kingston South.

Working with a Buyer's Agent at New Construction

This section matters more at Kingston than almost anywhere else in Southwest Florida's new construction market, and we need to be direct about why.

The sales representative at the Lennar, Pulte, or Neal sales office at Kingston works for the builder. Full stop. Their legal duty of representation runs to their employer, not to you. Their job is to complete the transaction at the builder's price, with the builder's contract, under the builder's terms. They are professional, knowledgeable about their product, and helpful — but they represent the builder.

A buyer's agent represents you. The difference is consequential in several specific ways:

Contract review: Builder contracts are long, complex documents drafted by builder attorneys to protect the builder's interests. They contain provisions about change order processes, closing date flexibility, warranty claim procedures, what happens if materials are substituted, and dispute resolution mechanisms. An experienced buyer's agent — particularly one who has closed transactions with Lennar, Pulte, or Neal in Southwest Florida — will know where these contracts are buyer-friendly and where they create risk.

Upgrade and incentive negotiation: Builders routinely offer incentives to move inventory — closing cost contributions, rate buydowns, appliance packages, or design studio credits. The builder's sales representative will offer what the builder's current incentive matrix allows. An experienced buyer's agent knows which incentives are available because they are tracking the same builder across multiple communities, knows when and how to ask, and knows which incentives have the most dollar value per dollar of concession for your specific situation.

Inspection coordination: New construction homes benefit from third-party inspections — particularly a pre-drywall inspection (which catches framing, plumbing, and electrical issues before they are buried behind drywall) and a final pre-closing inspection. Your agent coordinates these inspections, helps you understand findings, and advocates for remediation before closing.

Timeline advocacy: Build timelines can slip. Material delays, permit delays, and subcontractor scheduling gaps are real. Your agent tracks the builder's progress, maintains communication, and advocates for your interests when timelines are at risk.

What does this cost you? In new construction in Florida, the builder pays the buyer's agent commission. It does not come from your pocket. You receive professional representation at zero direct cost to you.

The registration rule: At most new construction communities, including Kingston South, if you visit the builder's sales office before registering a buyer's agent, you may be required to use the builder's in-house services going forward. Builder registration records are tracked. Once you are in the builder's system without an agent attached to your registration, reclaiming the right to representation can be difficult or impossible. Call us before you visit any Kingston South sales office.

Your Kingston South Real Estate Experts

McGreevy and Comisar have represented buyers in Southwest Florida's new construction market for more than 15 years. We know how Lennar, Pulte, and Neal structure their contracts. We know what incentives to ask for and when. We know the builders' inspection processes and which third-party inspectors to use in this corridor. We have closed transactions in Cameratta communities — including Verdana Village — and understand the CDD structure, the Troon HOA model, and the disclosures that Kingston buyers need to review before signing.

We are representing buyers at Kingston South now, in the pre-sales registration phase, before model homes open. If you register with us today, you will be positioned ahead of the general public sales rush that will follow model home openings in late 2026.

Contact us:

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

Our credentials:

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

Frequently Asked Questions — Kingston South

What is Kingston South? Kingston South is the primary residential section of the Kingston master-planned community, located on the south side of Corkscrew Road in southeastern Lee County (Estero, FL). It is being built by three builders — Lennar, Pulte Homes, and Neal Communities — with Phase 1 consisting of approximately 1,208 homes across three pods.

Where exactly is Kingston South located? Kingston South sits on Corkscrew Road approximately 12 miles east of I-75 Exit 123, or approximately 6.8 miles east of the intersection of Corkscrew Road and Alico Road. The development address is on the Corkscrew Road corridor east of Verdana Village. The ZIP code is 33928 (Estero) for most Kingston parcels, though eastern parcels may carry 34138 addresses.

Is Kingston South part of the Village of Estero? No. Kingston is in unincorporated Lee County, not within the incorporated Village of Estero. Despite carrying an Estero mailing address, Kingston residents pay Lee County property taxes and are governed by Lee County land use regulations, not Village of Estero ordinances.

Who is developing Kingston? Cameratta Companies, a privately held real estate development company based in Estero, FL (21101 Design Parc Lane, Suite 103). Founded in 1978 by Joseph Cameratta. Prior communities include High Point Place (Fort Myers), The Preserve at Corkscrew, Corkscrew Shores, The Place at Corkscrew, and Verdana Village.

When did Kingston break ground? November 13, 2025. The groundbreaking ceremony featured all five builders — Lennar, Pulte Homes, Neal Communities, Taylor Morrison, and Kolter Homes — along with Cameratta Companies leadership and Troon representatives.

When will model homes open at Kingston South? Model homes are under construction and expected to open in late 2026. Specific opening dates by builder have not been announced. The most current timeline should be confirmed directly with each builder's sales team.

When can I move into Kingston South? First home closings (keys to buyers) are expected in early 2027, based on the November 2025 groundbreaking and the typical 10–15 month construction timeline for new homes in this market.

Which builders are in Kingston South? Lennar Homes, Pulte Homes, and Neal Communities. Taylor Morrison (Esplanade at Kingston) is on the north side of Corkscrew Road and is a separate sub-community.

What is the price range for homes in Kingston South? The community-wide range announced at the groundbreaking was approximately $300,000 to $700,000+. Neal Communities has confirmed a starting price from $400,000. Lennar has not released pricing. Builder-specific pricing will be released in coordination with model home openings in late 2026.

Are these prices confirmed? The $300,000–$700,000 range was stated by developer Joe Cameratta and Pulte VP Josh Graeve at the November 2025 groundbreaking, as reported by Gulfshore Business. Neal's $400,000 starting price is confirmed on Jome.com's registration page. Lennar has listed Kingston as "Contact for price." These are the only confirmed price data points as of May 2026.

What types of homes does Lennar offer at Kingston? Lennar is building across four collections: Estate Homes (2,361–3,945 sq ft, 3–5 bed, 2.5–4.5 bath, 2–3 car garage), Executive Homes (1,635–2,919 sq ft, 3–6 bed, 2–4 bath, 2-car garage), Manor Homes (2,165–3,392 sq ft, 4–5 bed, 3–4.5 bath, 3-car garage), and a Villas Collection. All pricing pending release.

What does Lennar's Everything's Included mean? Lennar's Everything's Included® program bundles appliances, designer finishes, smart home technology, and energy-efficient features into the base price. Unlike most builders where these are upgrades, Lennar includes them at no additional cost. This means Lennar's base price includes features that would add $40,000–$80,000 at other builders — making direct price comparisons with Pulte or Neal require careful analysis.

What floor plans does Pulte offer at Kingston? Pulte's specific floor plans for Kingston had not been released publicly as of May 2026. Pulte confirmed 320 homes in Phase 1. Check pulte.com/homes/florida/fort-myers/estero/kingston-211704 for current floor plan releases.

How many homes is Pulte building in Kingston South? 320 homes in Phase 1 of Kingston South (confirmed by Josh Graeve, Pulte's Southwest Florida Division President, at the November 2025 groundbreaking).

What does Neal Communities offer at Kingston South? Neal Communities is offering 24 total floor plans: 2 villa plans (1,433–1,530 sq ft) and 22 single-family plans (1,682–4,443 sq ft). Six model homes are planned (2 villa + 4 single-family). Starting from $400,000. Neal builds under the Cruise, Celebration, Cove, and Coastal series.

Why choose Neal Communities over Lennar or Pulte? Neal is Southwest Florida's largest and most established private (non-publicly-traded) builder. Founded in 1970, 24,500+ homes built in 55+ years of Southwest Florida-specific experience. Neal offers more local decision-making, an integrated services ecosystem (mortgage, title, pools, interior design), and an award-winning track record (Builder of the Year 2015, America's Best Builder 2012). Buyers who value local ownership and 55 years of Florida-specific knowledge often choose Neal over national builders.

Does Kingston South have its own amenities separate from Esplanade at Kingston? Kingston South residents access the master community amenity campus — the Sports Complex & Social Club (32 pickleball courts including 12 indoor, indoor/outdoor basketball), resort pool complex, Saloon Stage (live music/entertainment venue), fitness center, aerobics studio, tennis courts, bocce courts, dog park, splash pad, and walking/biking trails. Esplanade at Kingston has its own dedicated resort amenity center (spa, culinary center, Bahama Bar) that is separate and for Esplanade residents only.

How many pickleball courts will Kingston have? 32 total — 12 indoor and 20 outdoor. This was stated directly by Nick Cameratta at the November 2025 groundbreaking, as quoted in Gulfshore Business. It is likely the largest indoor pickleball complex within any residential community in Southwest Florida.

Does Kingston have a golf course? No. Kingston is not a golf community. No golf course is planned in any confirmed source. The community's sports emphasis is on pickleball, basketball, tennis, and bocce. Old Corkscrew Golf Club is approximately 10–15 minutes west on Corkscrew Road.

What is the Kingston One CDD? The Kingston One Community Development District is an independent special-purpose government entity established by Lee County Ordinance No. 23-26 (October 3, 2023). It finances and manages infrastructure — roads, utilities, stormwater, parks, and amenities — using bond financing repaid by property owners through annual assessments on their Lee County property tax bill.

How much are Kingston's CDD fees? Specific annual CDD assessment amounts per home have not been publicly released. The CDD issued Bond Series 2025. Once lots are platted and assessments are levied, amounts will appear in the Lee County Property Appraiser's records (leepa.org). Before closing, demand the specific assessment amount for your lot from the builder and confirm it with the CDD directly at kingstononecdd.com.

How is a CDD different from an HOA? A CDD is a governmental entity that collects assessments through the property tax bill with the same legal priority as county property taxes. An HOA is a private corporation that collects dues directly and enforces covenants. Kingston South buyers will pay both — a CDD assessment on their tax bill and a separate HOA fee. These are two distinct financial obligations.

What does the Kingston HOA cover? The Kingston HOA covers architectural review, covenant enforcement, rules and regulations, community activities, and common area maintenance. HOA fee amounts have not been announced. Troon is the confirmed management partner.

Is Kingston a gated community? A rendered main entrance for Kingston has been released showing a formal, architecturally designed entry. Whether Kingston South is fully gated with a manned guard gate or uses an unmanned access-controlled system (license plate readers/keypad) has not been officially confirmed in any source reviewed. Esplanade at Kingston is explicitly described as gated.

What schools serve Kingston South? Current expected assignments (pending LCSB verification for specific lot addresses): Pinewoods Elementary School (8/10 GreatSchools, top 5% statewide), Three Oaks Middle School (7/10 GreatSchools), and Estero High School (state A-rated). Eastern Kingston parcels may fall into different zones. Always verify with Lee County School District before purchasing.

Will Kingston have its own school? Yes. True North Classical Academy — a National Blue Ribbon-winning, tuition-free K-12 public charter school — has been contracted to open a campus within the Kingston/East Corkscrew corridor. Projected opening: August 2028. Capacity: 3,100 students K–12.

What is True North Classical Academy? True North Classical Academy is a Miami-based public charter school network with National Blue Ribbon designation (2024). It operates a classical education model (logic, rhetoric, liberal arts). Tuition-free. The Kingston-area campus is targeted for 2028 opening.

What elementary school is best in the Estero area? Pinewoods Elementary School (11900 Stoneybrook Golf Drive, Estero) is rated 8/10 by GreatSchools and is in the top 5% of Florida schools statewide. It is one of the strongest arguments for Kingston South's school zone for western parcel buyers.

How far is Kingston from RSW Airport? Approximately 30–40 minutes under normal conditions, via Corkscrew Road west to I-75 North to Daniels Parkway. RSW's proximity is one of Kingston's genuine location advantages — it is closer than many Collier County communities.

How far is Kingston from the beach? Bonita Beach is the closest Gulf beach — approximately 25–35 minutes. Fort Myers Beach is 40–50 minutes. Kingston's inland location means every beach trip involves crossing the Estero/Bonita coastal zone.

What is the status of Corkscrew Road near Kingston? East of Alico Road, Corkscrew Road is a two-lane rural road with no widening scheduled until at least 2031. Phase 2 of the widening project (Bella Terra to Alico Road) is under construction and expected to complete by end of 2026. Phase 4 (the section serving Kingston) is planned for the 2031–2035 timeframe. Early Kingston residents should expect a two-lane commute for several years.

When will Kingston Village Parkway (the Spine Road) connect to SR 82? The Spine Road traffic signal at Corkscrew Road is expected to be operational by Fall 2026. Full connection to State Road 82, with a traffic signal at SR 82, is expected by Winter 2027/2028. This will provide a second egress route for Kingston residents — north to SR 82, then west to I-75 Exit 138 and Fort Myers.

Is there a traffic signal at Kingston's main entrance? A traffic signal at the intersection of Corkscrew Road and the Kingston Village Parkway (Spine Road) is under construction and expected to be operational by Fall 2026, per Lee County Roadwatch (April 2025).

What is the Audubon lawsuit about? Environmental advocacy groups including Audubon Florida have challenged Kingston's federal environmental permits, arguing the development violates the Endangered Species Act and Clean Water Act due to Florida panther habitat fragmentation and wetlands impacts. A request for a preliminary injunction was denied. Construction is proceeding. The underlying litigation continues. Construction is legal; investors should monitor the litigation's progress.

Has the Audubon lawsuit stopped construction? No. The court denied the request for a preliminary injunction. Construction began November 2025 and is actively proceeding.

What is Cameratta doing about the Florida panther habitat? Cameratta funded a panther wildlife underpass beneath Corkscrew Road (~$2 million), is preserving 3,287 acres of the site as conservation/restoration land, and is investing approximately $100 million in wetlands restoration. The U.S. Fish and Wildlife Service estimated the development would cause 3–22 panther deaths per year. Conservation advocates and Cameratta disagree on whether the mitigation measures are adequate.

How much of Kingston is preserved? Approximately 3,287 acres — roughly 50% of the site — is designated as conservation, restoration, and flowway land. This former King Ranch agricultural land is being restored to natural hydrology with wetland vegetation and wildlife habitat.

Will there be nature trails in the Kingston preserve? No trails, boardwalks, or viewing areas within the 3,287-acre preserve have been officially announced. The preserve provides scenic and ecological value but is not confirmed as accessible recreational space. The Audubon Corkscrew Swamp Sanctuary (~15–20 minutes east on Corkscrew Road) provides the active nature access option.

What is the nearest grocery store to Kingston? The Publix Super Market at The Shoppes at Verdana Village (19050 Corkscrew Road, Estero) is the nearest grocery — approximately 10–15 minutes west on Corkscrew Road. This Publix opened April 2024 and includes a Publix Liquors, Heartland Dental, Dunkin', UPS Store, and several other tenants.

Will Kingston have its own grocery store? Kingston's Phase 2 commercial plan includes approximately 700,000 sq ft of commercial space. No specific grocery tenant has been announced. Given the scale, a grocery anchor is likely in the long-range commercial plan — but no announcement has been made and Phase 2 commercial development is many years away.

What internet providers will serve Kingston? No ISP has been officially announced as a preferred or exclusive provider for Kingston South. Xfinity (Comcast) is the dominant provider in the broader Estero area (~77% coverage). Hotwire Communications (fiber) serves approximately 31% of the Estero area. New master-planned communities typically have infrastructure agreements negotiated during construction. Verify with the builder prior to closing.

Is Kingston in a flood zone? Kingston's inland location — approximately 12 miles east of I-75 — places it well inland of Gulf coast storm surge zones. The site's stormwater management (100% on-site retention required under Lee County DR/GR overlay regulations) is designed to handle rainfall events. FEMA flood zone classification for specific Kingston parcels should be verified with Lee County or FEMA's Flood Map Service Center before purchasing. Kingston's elevation and restoration of natural hydrology may qualify many parcels for favorable flood zone designations.

Is Kingston in a hurricane evacuation zone? Kingston's inland location makes it less vulnerable to storm surge than coastal communities. Lee County evacuation zones should be verified for the specific address. Kingston's distance from the coast (12+ miles) generally places it in later evacuation zones than beachfront and near-coastal properties.

Are new construction homes at Kingston built to current wind codes? Yes. All new construction in Lee County must comply with the Florida Building Code, which includes stringent hurricane wind resistance requirements that were strengthened following Hurricane Ian (2022). New construction in the post-Ian code environment is built to a higher standard than homes constructed before 2022.

Can I rent my home in Kingston? Rental restrictions are governed by the Kingston HOA's CC&Rs, which have not been publicly released. Most master-planned communities in Southwest Florida permit long-term rentals (12+ months) with HOA approval and restrict short-term vacation rentals. Review the CC&Rs before purchasing if rental income is part of your plan.

Is Kingston a good real estate investment? Any forward-looking investment assessment depends on timing, specific home/builder/location within Kingston South, the CDD assessment amount (which affects carrying cost), and broader Southwest Florida market conditions. What we can say: Cameratta's prior communities (Verdana Village, The Place at Corkscrew, Corkscrew Shores) have generally appreciated over time as the communities built out and amenities delivered. Early-phase buyers in master-planned communities typically benefit from pricing below the "fully built out with amenities open" comparable, but carry more construction-era disruption risk. Consult with us for a specific investment analysis.

Does Kingston allow short-term rentals (Airbnb)? Not confirmed. HOA rental rules have not been released. Most comparable Southwest Florida master-planned communities restrict short-term vacation rentals. Assume restrictions until confirmed otherwise.

Is Kingston a 55+ or age-restricted community? No. Kingston South is open to buyers of all ages. There is no age restriction on the Lennar, Pulte, or Neal Communities sections. Phase 2 builder Kolter Homes operates Cresswind, a 55+ active adult brand — whether any portion of Kingston Phase 2 will be age-restricted has not been confirmed.

Is any part of Kingston age-restricted? Kolter Homes (Phase 2) operates the Cresswind 55+ brand, but no announcement has been made about whether Kingston Phase 2 will be a Cresswind community or standard Kolter. Phase 2 details have not been released.

Does Kingston have a dog park? Yes — a dog park is confirmed in Kingston's master amenity package. Esplanade at Kingston also has a "Bark Park" (Taylor Morrison's branded dog park concept).

What is the Saloon Stage at Kingston? The Saloon Stage is one of Kingston's unique amenity concepts: an entertainment venue within the community for live music, performances, and onsite dining. It is distinct from a typical clubhouse or restaurant — it is positioned as a social hub where residents gather for live entertainment events. Renderings have been released showing the Saloon Stage concept.

Will Kingston have a splash pad? Yes — a splash pad is confirmed in the amenity marketing materials.

Is Kingston near Corkscrew Swamp Sanctuary? Yes — this is one of Kingston's most underappreciated location advantages. The Audubon Corkscrew Swamp Sanctuary is approximately 15–20 minutes from Kingston's entrance (east/southeast on Corkscrew Road). Western Estero residents (near I-75) drive 45+ minutes to reach the Sanctuary. The Sanctuary features a 2.5-mile boardwalk through old-growth bald cypress forest, world-class bird watching, and one of the most extraordinary natural environments in Florida.

Does using a buyer's agent cost me anything at Kingston? No. At new construction communities, the builder pays the buyer's agent commission. Your professional representation costs you nothing directly. Register your agent before visiting any Kingston sales office — this protects your right to representation.

What happens if I visit the sales office without registering an agent first? Many builders — including Lennar, Pulte, and Neal — track customer registrations. If you register at the builder's sales office without a buyer's agent attached, the builder may consider you an "unrepresented buyer" and refuse to attach an agent after the fact. You may forfeit your right to professional representation. Call us before your first visit.

When should I register my interest in Kingston? Now. Pre-sales registration allows us to track your interest with each builder and position you for priority selection when lots and floor plans are released. The community is building out now, model homes will open in late 2026, and the best lots and floor plans go first. Contact us at (239) 898-6072 or [email protected].

How do I find out when model homes open? Monitor each builder's website directly: - Lennar: lennar.com/new-homes/florida/naples-ft-myers/estero/kingston - Pulte: pulte.com/homes/florida/fort-myers/estero/kingston-211704 - Neal Communities: nealcommunities.com

Or contact us — we track new construction opening dates across Southwest Florida as part of our practice.

What is the difference between Kingston South and Esplanade at Kingston? Kingston South (Lennar, Pulte, Neal) is on the south side of Corkscrew Road with access to the master amenity campus. Esplanade at Kingston (Taylor Morrison) is on the north side with its own separate resort-style amenity center including spa, culinary center, and Lifestyle Manager. Both are within the Kingston master plan and pay into the Kingston One CDD. Esplanade is positioned as a higher-service resort-lifestyle product; Kingston South is the more diverse, more affordable entry into the Kingston community.

What is the drive from Kingston to FGCU? Approximately 30–40 minutes via Corkscrew Road west to I-75 North, then Alico Road exit to FGCU Boulevard.

What is Koreshan State Park and is it near Kingston? Koreshan State Park (3800 Corkscrew Road, Estero) is a historic Florida state park located on Corkscrew Road between Kingston and US 41 — approximately 10–15 minutes west of Kingston. It features hiking trails, camping, historic buildings from the Koreshan Unity religious settlement, and a canoe/kayak launch on the Estero River. An underrated recreation option for Kingston residents.

What is the nearest public library to Kingston? The South County Regional Library (21100 Three Oaks Parkway, Estero, FL 33928) is the nearest branch — approximately 15–20 minutes from Kingston via Corkscrew Road west to Three Oaks Parkway. The library reopened in December 2025 after a $10 million renovation, with a completely reconfigured interior, new automated materials handling system, and expanded children's area.

Will Kingston have a Lee Health facility? Lee Health representatives attended the Kingston groundbreaking, suggesting interest in future healthcare presence within Kingston's 700,000 sq ft commercial zone. No specific announcement has been made. The new Lee Health hospital at 4453 Challenger Blvd (Fort Myers) — a $824 million facility opening Fall 2028 — will significantly improve trauma and specialized care access for Kingston residents.

Is there urgent care near Kingston? Lee Health Convenient Care at the Bonita Health Center (3501 Health Center Blvd, Bonita Springs) is approximately 15–20 minutes from Kingston — the nearest urgent care option. Lee Health Coconut Point (23450 Via Coconut Point, Estero) is the nearest 24/7 emergency department, approximately 20–25 minutes.

How many total homes will Kingston have when complete? Approximately 10,000 homes at full buildout, across all phases and all builders (Lennar, Pulte, Neal Communities, Taylor Morrison, Kolter Homes, and potentially additional future builders). Gulfshore Business used the figure "11,000-home" in its groundbreaking headline; the approved county figure is ~10,000 at 1.5 dwelling units per acre across the residential footprint.

How long will it take to build out Kingston? Full buildout is described in planning documents as more than a decade. Given that Phase 1 groundbreaking was November 2025 and Phase 1 encompasses approximately 1,208 homes, and the total plan is ~10,000 homes, full buildout will likely extend into the late 2030s or early 2040s depending on market absorption rates and commercial/hotel development timelines.

Sources

1. Priority Marketing — Official Cameratta Companies Kingston Groundbreaking Press Release, November 14, 2025: https://prioritymarketing.com/cameratta-companies-celebrates-groundbreaking-of-esteros-kingston-community-with-nationally-recognized-builders-lennar-homes-neal-communities-pulte-homes-taylor-morrison-and-kolter-homes/
2. Gulfshore Business — "Work Begins on Kingston, an 11,000-Home Lee County Project" by David Dorsey, November 14, 2025: https://www.gulfshorebusiness.com/development/work-begins-on-kingston-a-11-000-home-lee-county-project/article_9c2938a5-f840-4db5-8bef-a9dc2d6ccd97.html
3. Lee County Ordinance No. 23-26 — "An Ordinance Establishing Kingston One Community Development District," October 3, 2023: https://www.leegov.com/bocc/Ordinances/23-26.pdf
4. Kingston One CDD — Official Website: https://www.kingstononecdd.com/
5. Kingston One CDD — About the CDD: https://www.kingstononecdd.com/about-the-cdd
6. Kingston One CDD — HOA Page: https://www.kingstononecdd.com/hoa
7. Kingston One CDD — Board Meeting Minutes, October 24, 2023 (Organizational Meeting): https://www.kingstononecdd.com/files/documents/Board%20Documents/Minutes/2023-2024/2023-10-24%20Kingston%20One%20Meeting%20Minutes.pdf
8. Kingston One CDD — Board Meeting Minutes, December 17, 2025 (Bond Series 2025 confirmation): https://www.kingstononecdd.com/files/documents/Board%20Documents/Minutes/2025-2026/2025-12-17%20Kingston%20One%20Meeting%20Minutes.pdf
9. Kingston One CDD — Board Meeting Minutes, May 21, 2025 (voter count = 0): https://www.kingstononecdd.com/files/documents/Board%20Documents/Minutes/2024-2025/2025-05-21%20Kingston%20One%20Meeting%20Minutes.pdf
10. Kingston One CDD — Board Meeting Minutes, June 18, 2025 (Bond Series 2025 preparation): https://www.kingstononecdd.com/files/documents/Board%20Documents/Minutes/2024-2025/2025-06-18%20Kingston%20One%20Meeting%20Minutes.pdf
11. Kingston One CDD — Board Meeting Minutes, August 20, 2025 (FY2026 Budget Adopted): https://www.kingstononecdd.com/files/documents/Board%20Documents/Minutes/2024-2025/2025-08-20%20Kingston%20One%20Meeting%20Minutes.pdf
12. KingstonLiving.com — Official Cameratta community website: https://kingstonliving.com/
13. Cameratta Companies — Official website and leadership biographies: https://camerattacompanies.com/
14. Jome.com — Kingston by Lennar community listing: https://jome.com/community/fl/376247-kingston-by-lennar-estero-fl
15. Jome.com — Kingston by Neal Communities listing: https://jome.com/community/fl/398885-kingston-by-neal-communities-estero-fl
16. Jome.com — Esplanade at Kingston by Taylor Morrison: https://jome.com/community/fl/370604-esplanade-at-kingston-by-taylor-morrison-estero-fl
17. Business Observer Florida — "Builder to Bring More Than 2,250 Homes to Southwest Florida," January 6, 2026: https://www.businessobserverfl.com/news/2026/jan/06/builder-bring-homes-southwest-florida/
18. Gulfshore Business — "Cameratta Closes $92.8M Land Deal for Kingston Project in Lee County": https://www.gulfshorebusiness.com/development/cameratta-closes-92-8m-land-deal-for-kingston-project-in-lee-county/article_393b9fe5-063b-5fef-9dd4-6bcea14c7777.html
19. EsteroToday / Engage Estero — "East Corkscrew Road: What's Been Built, What's Underway, and What's Coming Next," January 21, 2026: https://esterotoday.com/east-corkscrew-road-whats-been-built-whats-underway-and-whats-coming-next/
20. EsteroToday — Development Summary (updated September 2025): https://esterotoday.com/development-summary/
21. WGCU — "Cameratta Companies Break Ground at Kingston Despite Legal Challenges," November 14, 2025: https://www.wgcu.org/section/environment/2025-11-14/cameratta-companies-break-ground-at-kingston-despite-legal-challenges
22. WGCU — "Developer Seeking to Build 10,000 Homes in Habitat Critical to Florida Panther," January 2024: https://news.wgcu.org/top-story/2024-01-17/kingston-project-could-spell-the-end-for-the-florida-panther
23. WGCU — "Court Tells Lee Commissioners No Can Do on Alico Road Sewer Plant," November 2025: https://www.wgcu.org/housing/2025-11-10/court-tells-lee-commissioners-no-can-do-on-alico-road-sewer-plant
24. Village of Estero — Corkscrew Road Widening Phase 2 Update, November 26, 2025: https://estero-fl.gov/corkscrew-road-widening-phase-2-update-from-lee-county-on-november-26-2025/
25. Village of Estero — Corkscrew Road Widening Update, April 12, 2025: https://estero-fl.gov/corkscrew-road-widening-update-from-lee-county-on-april-12-2025/
26. EsteroToday — "Do You Live in the Incorporated Village of Estero or Not?": https://esterotoday.com/do-you-live-in-the-incorporated-village-of-estero-or-not/
27. Gulfshore Business — "$293M Lee County Wastewater Plant Construction Begins": https://www.gulfshorebusiness.com/lee/construction-begins-293m-lee-county-wastewater-plant/article_e4cc5ede-7f4f-42fa-8eac-0a6afc56b3a6.html
28. Southeast Advanced Water Reclamation Facility — Official Project Site: https://lcusewater.com/
29. Alico Road Extension — Official Project Website: https://alicoroadextension.com/
30. Gulfshore Business — "Publix at The Shoppes of Verdana Village Breaks Ground": https://www.gulfshorebusiness.com/construction-development/publix-at-the-shoppes-of-verdana-village-breaks-ground/article_2c9f4e17-3dd0-5767-b528-5dfa0a7b1ea5.html
31. Business Observer — "Retail Boom Hits Estero as Publix and Shopping Center Open," April 2024: https://www.businessobserverfl.com/news/2024/apr/18/estero-publix-shopping-center-open/
32. Lee Health — Coconut Point Emergency Department: https://www.leehealth.org/locations/find-a-location/coconut-point-emergency-department
33. Lee Health — Gulf Coast Medical Center: https://www.leehealth.org/locations/find-a-location/gulf-coast-medical-center
34. Florida YIMBY — "Skanska Tops Out Phase One of Lee Health's New Hospital Campus in Fort Myers," March 2026: https://floridayimby.com/2026/03/skanska-tops-out-phase-one-of-lee-healths-new-hospital-campus-in-fort-myers.html
35. GreatSchools — Pinewoods Elementary School: https://www.greatschools.org/florida/estero/1662-Pinewoods-Elementary-School/
36. GreatSchools — Three Oaks Middle School: https://www.greatschools.org/florida/fort-myers/1648-Three-Oaks-Middle-School/
37. GreatSchools — Estero High School: https://www.greatschools.org/florida/estero/1667-Estero-High-School/
38. True North Classical Academy — Official Website: https://www.tnclassical.org/
39. EsteroToday — East Corkscrew Updates (True North Classical Academy reference): https://esterotoday.com/east-corkscrew-updates-whats-happening-and-why-it-matters-to-every-greater-estero-reward/
40. WGCU — "South County Regional Library Reopens After Renovation," January 2026: https://www.wgcu.org/section/human-interest/2026-01-08/south-county-regional-library-reopens-with-auspicious-additions-after-mass-renovation-project
41. SWFL Life — "Massive Land Deal in Lee County: $92.8M Purchase for Kingston Project," July 2025: https://swfl.life/2025/07/10/massive-land-deal-in-lee-county-92-8m-purchase-for-kingston-project/
42. Florida DEP — Kingston State 404 Permit Application Public Meeting Notice: https://floridadep.gov/south/south/content/38896-public-meeting-kingston-state-404-permit-application
43. Lee County Roadwatch, April 10–16, 2025 (Kingston Village Parkway traffic signal timeline): https://www.leegov.com/dot/News%20Documents/Roadwatch%20April%2010,%202025%20to%20April%2016,%202025.pdf
44. Taylor Morrison — Esplanade Resort Experiences and Partnership with Troon Press Release: https://www.prnewswire.com/news-releases/taylor-morrison-introduces-esplanade-resort-experiences-and-partnership-with-troon-301801438.html
45. WINK News — "Lee Health Fort Myers Project on Track for 2028 Completion": https://www.winknews.com/news/lee/lee-health-fort-myers-project-on-track-for-2028-completion/
46. SWFL Roads — SR 82 Widening Project: https://www.swflroads.com/project/430848-1
47. Fox 4 Now — "Lee DOT on Final Design for Alico Extension": https://www.fox4now.com/lehigh-acres/revolutionize-the-traffic-flow-lee-dot-on-final-design-phases-for-alico-extension
48. BroadbandNow — Top Internet Providers in Estero, FL: https://broadbandnow.com/Florida/Estero
49. Village of Estero — Bella Terra Cell Tower Approval, May 1, 2024: https://estero-fl.gov/roadway-projects-bert-and-bella-terra-cell-tower-among-topics-addressed-by-council-on-may-1-2024/
50. Priority Marketing — "Verdana Village Opens West Village Amenity Center": https://prioritymarketing.com/verdana-village-opens-west-village-amenity-center/

Ready to register your interest in Kingston South?

Contact your Kingston South buyer's agents today — before model homes open and before the sales rush begins. We are representing buyers at Kingston South now, across all three builders.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
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