Kingston South is the first residential district of Cameratta’s Kingston in Estero, Florida, with about 3,625 homes by Lennar, Pulte and Neal Communities. All three are now selling, from $329,999, and model homes open October 17, 2026. Buy or sell with McGreevy and Comisar.
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.
Kingston South is one of the neighborhoods inside Kingston in Estero, and other neighborhoods in Kingston on our site include Esplanade at Kingston and Lennar at Kingston. If you are buying or selling here, our comparison of the best real estate agents in Estero shows how local agents stack up on the public record.
This page was first published in May 2026. Builder pricing and sales status in this section were re-verified on September 26, 2026, and everything else on September 8, 2026, against primary sources. This section supersedes anything further down that conflicts with it.
As of September 26, 2026, all four Phase 1 Kingston builders publish prices on their own websites and are taking buyers: Lennar and Pulte are selling at Kingston South, Taylor Morrison is selling single-family homes at Esplanade at Kingston, and Neal Communities is selling to its VIP list. Cameratta Companies has confirmed a public model home grand opening on Saturday, October 17, 2026, 11:00 a.m. to 2:00 p.m. with no RSVP required. What is still true: no home has closed at Kingston, so there is still no resale history, no closed price per square foot and no days on market figure for this community. A builder base price is an asking price for a plan, before lot premium, options and incentives. Any closed-sale 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.
Builder | Status on its own site, Sept 26, 2026 | Published starting price | Top published base price |
|---|---|---|---|
Lennar (Kingston South) | Actively selling | $329,999 (Pelican villa) | $739,999 (Wynwood) |
Pulte Homes (Kingston South) | Now selling | Upper $300s (Flagstone, Drayton) | Upper $700s (Roseland) |
Neal Communities (Kingston South) | Now selling to VIPs | From the $400s | Not published |
Single-family now selling | $369,900 (Tobago) | $870,900 (Ravenna) |
Source: each builder’s own Kingston page, read September 26, 2026. Pulte and Neal publish price bands rather than exact figures, so we report their words exactly. Prices change without notice; confirm with the builder. The full four-builder comparison is on our Kingston page.
On move-in dates. Early 2027 has been repeated widely, including in earlier versions of this page, but as of September 26, 2026 neither the developer nor any builder publishes a first-closing or move-in date, even with sales open. Treat early 2027 as a prior expectation, not a commitment, and put the estimated completion date for your homesite in writing.
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:
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 were not public when we checked. They were expected at the September 16, 2026 board meeting; ask for the executed resolutions before you sign.
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.
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.
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.
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.
Checked September 26, 2026, on each builder’s own page. Lennar’s Kingston South page reads Actively selling, from $329,999, with 17 plans and 20 priced homesites. Pulte’s Kingston page reads Now Selling, from the upper $300,000s, with 13 plans. Neal Communities’ Kingston South page reads Now Selling to VIPs, from the $400’s. Cameratta credits Kingston South with 3,625 homes across the three builders. All three share one amenity campus and the Kingston One CDD.
Kingston South sales are open, and most builders will not let you add an agent after your first visit, so the time to call is before you walk into the sales center. We compare the price sheet and the incentive sheet against the corridor’s closed sales, read the purchase agreement for escalation and delivery terms, and register you correctly. On most new-construction purchases the builder pays the buyer’s agent commission; confirm it on your builder’s registration form. In the last 12 months we tracked 502 closed sales across the five Corkscrew Road communities nearest Kingston, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Buying at Kingston South? Call Marc at (239) 287-5873, read how we represent new-construction buyers in Estero, or send us the plan and homesite you are considering. Selling a corridor home to buy here? Get a free home valuation, or Call Jesse direct at (239) 898-6072.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, or read more about McGreevy and Comisar.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Kingston South is selling now, from published prices, but it is not a community you can move into today. The builders opened sales in September 2026, the public model home grand opening is October 17, 2026, and no builder publishes a first move-in date, so treat early 2027 as an expectation, not a commitment.
This page covers what we know about Kingston South as of September 2026: the three builders and their product lines, the prices they now publish, 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.
Published pricing is here. As of September 26, 2026, all three Kingston South builders publish prices on their own sites: Lennar from $329,999, Pulte from the upper $300,000s and Neal from the $400,000s. The November 2025 groundbreaking range of about $300,000 to $700,000 is superseded. Where a number is a builder band rather than an exact price, we say so.
Your Kingston South Experts:
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:
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:
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.
Top 1% Real Estate Agents Nationally Since 2008. Questions about Kingston South? Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. We read the contract, the CDD disclosure and the builder’s price sheet with you before you sign.
Kingston South has three builders, all selling as of September 26, 2026: Lennar from $329,999 with 17 plans, Pulte Homes from the upper $300,000s with 13 plans, and Neal Communities from the $400,000s to its VIP list, with 24 plans announced. All three share one amenity campus and the Kingston One CDD.
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.
Top 1% Real Estate Agents Nationally Since 2008. Questions about choosing between Lennar, Pulte and Neal? Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. We read the contract, the CDD disclosure and the builder’s price sheet with you before you sign.
Lennar is actively selling at Kingston South, with 17 plans in four collections priced from $329,999 for the Pelican villa to $739,999 for the Wynwood, read on Lennar’s Kingston South page on September 26, 2026. Sales are by appointment at the Welcome Home Center, 20126 Kingston Southern Parkway, Estero, FL 33928, and 20 specific homesites were listed with their own prices, the lowest $350,499.
Lennar’s Everything’s Included® program puts impact windows, a tile roof, pavers, quartz, gas appliances and smart home devices into the base price, so a Lennar base price is closer to a finished price than most builders’. Collections: Villas from $329,999, Executive Homes from $429,999, Manor Homes from $509,999, Estate Homes from $609,999.
Plan | Collection | Sq Ft | Base price from | Lennar status |
|---|---|---|---|---|
Pelican | Villas | 1,462 | $329,999 | Actively selling |
Osprey | Villas | 1,564 | $339,999 | Actively selling |
Amelia | Executive | 1,635 | $429,999 | Future release |
Cedar Key | Executive | 1,933 | $453,999 | Actively selling |
Destin | Executive | 2,198 | $469,999 | Actively selling |
Lido Key | Executive | 2,520 | $509,999 | Future release |
Miramar | Executive | 2,919 | $534,999 | Actively selling |
Delray | Manor | 2,165 | $509,999 | Actively selling |
Key Largo | Manor | 2,587 | $534,999 | Actively selling |
Palm Bay | Manor | 2,836 | $567,999 | Actively selling |
Sand Key | Manor | 3,020 | $574,999 | Future release |
Weston | Manor | 3,392 | $609,999 | Future release |
Oakmont II | Estate | 2,361 | $609,999 | Future release |
Sunset | Estate | 2,650 | $629,999 | Actively selling |
Agostino | Estate | 2,796 | $659,999 | Actively selling |
National | Estate | 3,473 | $707,499 | Actively selling |
Wynwood | Estate | 3,945 | $739,999 | Actively selling |
Full plan detail, bed and bath counts and garage sizes are on our Lennar at Kingston page.
Pulte is now selling at Kingston South, with 13 Life Tested plans in three collections from the upper $300,000s to the upper $700,000s, read on Pulte’s Kingston page on September 26, 2026. Pulte’s section is about 320 homes in a gated neighborhood, with impact glass and natural gas standard, and its sales center is at 20129 Kingston Southern Parkway, by appointment.
Plan | Collection | Sq Ft | Pulte starting price |
|---|---|---|---|
Flagstone | Scenic | 1,518+ | Upper $300s |
Drayton | Scenic | 1,580 | Upper $300s |
Morris | Scenic | 2,203 | Mid $400s |
Trailside | Scenic | 2,615 | Upper $400s |
Highgate | Executive | 1,850 | Mid $400s |
Mystique | Executive | 1,889+ | Upper $400s |
Concord | Executive | 2,397 | Low $500s |
Mystique Grande | Executive | 2,870+ | Price Coming Soon |
Serena | Executive | 3,567+ | Low $600s |
Ashby | Echelon | 2,298+ | Mid $500s |
Easley | Echelon | 2,685+ | Upper $500s |
Easley Grande | Echelon | 4,194+ | Price Coming Soon |
Roseland | Echelon | 4,272+ | Upper $700s |
Pulte publishes price bands in its own words, so we report them exactly. Two plans, Mystique Grande and Easley Grande, are not yet priced; Easley and Easley Grande are Pulte’s Kingston models. More on our Pulte Homes at Kingston page.
Neal Communities is selling to its VIP list at Kingston South, from the $400s, read on Neal Communities’ Kingston South page on September 26, 2026. Neal announced 24 plans at groundbreaking: two paired villas of 1,433 to 1,530 square feet and 22 single-family plans of 1,682 to 4,443 square feet across its Cruise, Celebration, Cove and Coastal series, with six model homes planned.
Neal has not published plan names or plan-level prices online, so the starting figure is the only Neal price on record. Its May 2026 page also showed an upper figure of $1M, which the current page no longer shows. Neal is privately held and family-owned, founded in 1970, and offers the deepest design studio customization of the three Kingston South builders. The VIP sales address is 20145 Fieldcrest Terrace. More on our Neal Communities at Kingston page.
Kingston South now has published builder prices: from $329,999 for a Lennar villa, from the upper $300,000s for a Pulte single-family home and from the $400,000s at Neal, with published base prices reaching $739,999 at Lennar and the upper $700,000s at Pulte (September 26, 2026). No Kingston home has closed, so these are asking prices, not sale prices.
Builder | Status | Starting price | Top published price | Plans |
|---|---|---|---|---|
Lennar | Actively selling | $329,999 (villa); $429,999 (single-family) | $739,999 | 17 |
Pulte Homes | Now selling | Upper $300s | Upper $700s | 13 (2 unpriced) |
Neal Communities | Now selling to VIPs | From the $400s | Not published | 24 announced |
Base prices exclude lot premiums, options and design selections, and builders change them without notice. For the corridor context, the Corkscrew Road communities nearest Kingston closed at medians from $227.49 per square foot at Bella Terra to $506.13 at WildBlue over the trailing 12 months; the median base price per square foot across Lennar’s 17 Kingston plans is $213.83. The full comparison with Esplanade at Kingston is on our Kingston page.
Top 1% Real Estate Agents Nationally Since 2008. Questions about Kingston South pricing? Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. We read the contract, the CDD disclosure and the builder’s price sheet with you before you sign.
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)
Resort Pool Complex
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:
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 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.
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:
Key characteristics of CDD assessments buyers must know:
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. That will change as Phase 1 closings begin; sales opened in September 2026. 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, confirm the exact annual CDD assessment for your specific lot. The District’s adopted FY2027 schedule runs from $1,244.68 a year for the condo product to $2,563.83 for a 72-foot single-family lot, and your builder should tell you in writing which product class your homesite falls in. Ask your buyer’s agent to confirm the figure against the Lee County Property Appraiser once the lot is platted.
Top 1% Real Estate Agents Nationally Since 2008. Questions about the CDD on a specific Kingston South homesite? Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. We read the contract, the CDD disclosure and the builder’s price sheet with you before you sign.
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:
What the HOA typically does NOT cover at the master level (but may be in builder sub-HOAs):
Master HOA fee amounts: Not announced. Neither the builders nor the association had published HOA dues as of September 26, 2026, even with sales open. Ask for the HOA budget in writing before you sign.
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. Ask your builder in writing.
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.
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 | Segment | Status | Timeline |
|---|---|---|---|
Phase 1 | Ben Hill Griffin Pkwy to Bella Terra Blvd | COMPLETE | Done (2022–2023) |
Phase 2 | Bella Terra Blvd to Alico Road | UNDER CONSTRUCTION | Expected end of 2026 |
Phase 3 | Alico Road to Verdana Village | PLANNED | Projected start 2031, complete ~2035 |
Phase 4 | Verdana Village to Kingston | PLANNED | 2031–2035 horizon; dates not yet set |
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.
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.
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.
Destination | Estimated Drive Time | Route | Notes |
|---|---|---|---|
RSW Airport (Southwest Florida International) | 30–40 min | Corkscrew Road west → I-75 North → Daniels Pkwy | One of Kingston's genuine location advantages; non-stop service to 60+ cities |
Miromar Outlets | 20–30 min | Corkscrew Road west to I-75 Exit 123 | Right at the I-75/Corkscrew interchange |
Publix at Verdana Village (nearest grocery) | 10–15 min | West on Corkscrew Road | Kingston's primary neighborhood grocery; opened April 2024 |
Coconut Point (Estero) | 20–30 min | Corkscrew Road west → US 41 south | Major lifestyle/retail center; movie theater, restaurants, department stores |
Gulf Coast Town Center (Fort Myers) | 25–35 min | I-75 North to Alico Road exit | Bass Pro Shops anchor; additional retail |
Bonita Beach / Bonita Beach Park | 25–35 min | Corkscrew Road west → US 41 south → Bonita Beach Rd west | Closest Gulf beach option |
Fort Myers Beach | 40–50 min | Corkscrew Road west → I-75 south → Estero Blvd | Fort Myers Beach traffic is notorious during peak season; plan more time |
Downtown Fort Myers / River District | 35–50 min | Corkscrew Road west → I-75 North; improves to 30–40 min via SR 82 once Spine Road opens | Spine Road route saves meaningful time for northward trips |
Downtown Naples (5th Ave S) | 45–60 min | Corkscrew Road west → I-75 south → Naples exits | I-75 is the faster option vs. US 41 through Estero/Bonita |
Corkscrew Swamp Sanctuary (Audubon) | 15–20 min | East/southeast on Corkscrew Road | Kingston's proximity to the Sanctuary is a genuine differentiator, western Estero residents drive 45+ min to get here |
Old Corkscrew Golf Club | 10–15 min | Corkscrew Road west, short distance | Closest golf course to Kingston |
FGCU (Florida Gulf Coast University) | 30–40 min | Corkscrew Road west → I-75 North → Alico Road → FGCU Blvd | Relevant for FGCU-affiliated buyers |
Koreshan State Park | 10–15 min | Directly on Corkscrew Road between Kingston and US 41 | Underrated nearby state park for hiking and history |
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.
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
Middle: Three Oaks Middle School
High School: Estero High School
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:
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:
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:
School | Type | Grades | Tuition (2025–26) | Distance from Kingston (est.) |
|---|---|---|---|---|
Canterbury School of Florida | Private K–12 | PreK–12 | ~$33,015/year | ~30–40 min via I-75 |
Bishop Verot Catholic High School | Private Catholic | 9–12 | $16,995/year | ~30–40 min via I-75 |
Evangelical Christian School | Private Christian | PreK–12 | ~$13,100/year | ~35–45 min |
Grace Classical Academy (Bonita Springs) | Private classical K–8 | K–8 | $11,700/year | ~20–25 min |
Royal Palm Academy (Naples) | Catholic K–8 | PreK–8 | ~$19,200/year | ~30–40 min via I-75 |
Everyday and emergency care for Kingston South sits west toward I-75: Lee Health’s freestanding Coconut Point Emergency Department in Estero is open 24 hours, Gulf Coast Medical Center in Fort Myers is the nearest trauma center, and Lee Health’s new Challenger Boulevard hospital campus is targeted for fall 2028.
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
Level II Trauma Center:
Gulf Coast Medical Center (Lee Health)
New Lee Health Hospital, Opening Fall 2028:
Lee Health New Hospital at 4453 Challenger Boulevard, Fort Myers
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
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.
Kingston’s environmental record is documented and mixed: Cameratta states more than 3,750 acres are designated preserve and wildlife habitat, Audubon Florida settled its federal lawsuit over the project on August 13, 2026, and the federal wetland permitting record remains unresolved. Read the permitting status before you sign.
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:
Cameratta's environmental commitments:
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.
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):
Esplanade at Kingston (Taylor Morrison):
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.
Top 1% Real Estate Agents Nationally Since 2008. Questions about Kingston South versus Esplanade? Call Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. We read the contract, the CDD disclosure and the builder’s price sheet with you before you sign.
Use your own buyer’s agent at Kingston South because each builder’s sales team represents the builder, most builders will not let you add an agent after your first visit, and on most new-construction purchases the builder pays the buyer’s agent commission. Name your agent at your very first registration.
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.
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 that sales are open. Register with us before your first builder visit so your representation is recorded, and we will compare all three builders’ price sheets with you before you choose a homesite.
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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.
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.
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.
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.
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.
At the public grand opening on Saturday, October 17, 2026, from 11 a.m. to 2 p.m. per Cameratta and Lennar. Lennar and Pulte already sell by appointment on Kingston Southern Parkway.
No builder publishes a first move-in date as of September 26, 2026. Early 2027 is the date most often repeated; ask for the estimated completion date of your homesite in writing.
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.
From $329,999 for a Lennar villa to $739,999 for Lennar’s Wynwood and the upper $700,000s for Pulte’s Roseland, with Neal from the $400,000s (builder sites, September 26, 2026). These are base prices before lot premiums and options.
Yes, as builder asking prices: each figure is read from the builder’s own Kingston page on September 26, 2026. The November 2025 groundbreaking range of about $300,000 to $700,000 is superseded. No Kingston home has closed, so no sale price exists yet.
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.
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.
Thirteen plans in three collections: Scenic (Flagstone, Drayton, Morris, Trailside), Executive (Highgate, Mystique, Concord, Mystique Grande, Serena) and Echelon (Ashby, Easley, Easley Grande, Roseland), from the upper $300,000s to the upper $700,000s, per Pulte’s Kingston page on September 26, 2026. Pulte confirms about 320 homes in Phase 1.
320 homes in Phase 1 of Kingston South (confirmed by Josh Graeve, Pulte's Southwest Florida Division President, at the November 2025 groundbreaking).
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). Neal publishes pricing from the $400s and is selling to its VIP list. Neal builds under the Cruise, Celebration, Cove, and Coastal series.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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).
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.
No. The court denied the request for a preliminary injunction. Construction began November 2025 and is actively proceeding.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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).
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.
Yes, a splash pad is confirmed in the amenity marketing materials.
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.
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.
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.
Now, and before your first builder visit, because sales are open and the first homesites are being chosen. Register with us first so your representation is recorded. Contact us at (239) 898-6072 or [email protected].
Monitor each builder's website directly:
Or contact us, we track new construction opening dates across Southwest Florida as part of our practice.
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.
Approximately 30–40 minutes via Corkscrew Road west to I-75 North, then Alico Road exit to FGCU Boulevard.
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.
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.
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.
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.
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.
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.
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.
The records below are the Kingston-wide primary sources behind the master plan, district, permitting, roads, schools and corridor facts on this page. They are the same government, agency, court and developer records that support our Kingston hub page, and none is a competitor portal or lead-capture site.
Lee County: legislative, entitlement, zoning and roads
Kingston One Community Development District
State and federal environmental record
FEMA, flood and corporate registries
School district record
Roads, utilities and regional infrastructure
Developer, builder and first-party sources
Regional reporting and civic tracking
Proprietary data
Kingston’s governing record lives in nine primary documents, and every one of them is public. This table links each to its official primary source rather than to a copy. If you want any of them read and explained against your specific situation, that is what we do, and it is why this page exists.
Document | Issuing body | Date | Authority link |
|---|---|---|---|
Ordinance No. 23-26, establishing the Kingston One Community Development District | Lee County Board of County Commissioners | Adopted 2023-10-03, effective 2023-10-06 | |
Kingston One CDD Notice of Establishment | Kingston One CDD and the Florida Secretary of State | 2023-10-26 | |
Kingston One CDD boundary map | Kingston One CDD | undated on the district site | |
FY 2027 Kingston One Proposed Operating Budget, with the per-unit assessment schedule | Kingston One CDD | 2026-05-20 | |
Kingston One CDD finances and budget document index | Kingston One CDD | ongoing | |
Minutes approving Pod 1, Pod 2 and Pod 3 record plats and confirming Bond Series 2025 | Kingston One CDD Board of Supervisors | 2025-12-17 | |
Public meeting notice, Kingston state 404 permit application, DEP File No. 423130 | Florida Department of Environmental Protection, South District | Meeting 2024-01-16 | |
Flood Insurance Rate Map lookup for a specific Kingston address | FEMA | ongoing | |
School attendance zone lookup for a specific Kingston address | School District of Lee County | ongoing | |
Lee County meeting and agenda portal, including the June 2022 Kingston development order file | Lee County | ongoing | |
Series 2025 bond official statement and continuing disclosure | MSRB EMMA | issued 2025 |
Two of these records are incomplete in the public file as of 2026-07-29. No recorded conservation easement over the Kingston conservation area has been located in the Lee County Clerk’s official records, and no recorded Declaration of Covenants for the Kingston master association has been located. When either records, this table gets a new row.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
