Best Realtor for Kolter at Kingston, Estero FL

Kingston Phase 2 is the next chapter of the most ambitious residential development in Southwest Florida’s history. Located on approximately 2,700 acres on the eastern portion of the Kingston master-planned community along Corkscrew Road in Estero, Lee County, Florida, Phase 2 is being developed by Kolter Homes — the Palm Beach Gardens-based national homebuilder who brought WildBlue to life just a few miles west on the same Corkscrew Road corridor.

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.

A caution specific to Kolter

Kolter Homes was named as a Kingston builder at the November 13, 2025 groundbreaking. As of September 8, 2026, Kolter appears nowhere on Cameratta’s kingstonliving.com builder section and is absent from Cameratta’s September 1, 2026 press release, which names only Lennar, Pulte, Neal Communities and Taylor Morrison. Cameratta’s interactive master site map does carry a region labeled Estates at Kingston with no published builder, home count or product, which may well be this parcel. We cannot confirm that from any primary source. Our reading is that Kolter is a later phase rather than a withdrawal, but that is an inference and we are labeling it as one. Do not treat a Kolter home at Kingston as something you can buy, reserve or price today. If Kolter matters to your decision, ask us and we will call the developer.

As of May 2026, Kolter has closed on the land, construction is in early stages on the broader Kingston development, and Phase 2 is in pre-announcement mode. Pricing has not been released. Floor plans have not been published. The community name has not been announced. What has been confirmed — by the November 2025 Kingston groundbreaking press release, by county records, and by $92.8 million in recorded land transactions — is that Kolter Homes is the builder for Phase 2 and that this is one of the most significant new home opportunities in Southwest Florida over the next several years.

This page is your pre-sales intelligence briefing. We cover everything known as of May 2026: who Kolter is, what their track record tells us, what product type they are most likely to deliver, what fees to expect, what the road access reality looks like, which schools serve the area, and how Phase 2 fits into the broader Kingston master plan. We tell you clearly what is confirmed, what is reasonable inference, and what to watch for when the announcement comes.

Want to be on the priority list when Kolter Phase 2 opens?

Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135
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What Is Kingston Phase 2?

Kingston Phase 2 is the second major residential build-out phase of the Kingston master-planned community — one of the largest residential development approvals in Florida history. Where Phase 1 (currently under construction by Lennar, Pulte, Neal Communities, and Taylor Morrison) will deliver the community’s first homes by early 2027, Phase 2 represents the continuation and expansion of Kingston’s vision into its eastern 2,700-acre parcel.

The Kingston master plan — key facts:

Kingston was approved by the Lee County Board of County Commissioners in June 2022 through a unanimous 5-0 vote, authorizing development of more than 7,600 acres per Cameratta’s current description (a 2024 state environmental filing describes a 7,600-acre project area) in unincorporated Lee County. The master plan calls for:

~10,000 total homes at full build-out
~700,000 square feet of commercial and retail space
240-room hotel (confirmed in county approval records)
~3,287 acres of conservation and restoration land — approximately 50% of the total site
Spine Road infrastructure connecting Corkscrew Road north to State Road 82
Maximum density of 1.5 dwelling units per acre

The developer of the overall Kingston master plan is Cameratta Companies, an Estero-based development company founded in 1978 by Angelo Cameratta and now led by his son Nicholas Cameratta. Cameratta has built 11 previous communities along the Corkscrew Road corridor, including The Place at Corkscrew, The Preserve at Corkscrew, Verdana Village, and Corkscrew Shores — all currently active or completed. Kingston is by far their most ambitious project.

Kingston Phase 2 specifically covers the eastern portion of this master plan — the approximately 2,700-acre parcel acquired by Cameratta in the $92.8 million land transaction whose deed was recorded on June 5, 2025. That transaction was the largest recorded residential land sale in Southwest Florida in 2025. It was this parcel that Cameratta then contracted Kolter Homes to develop.

The 7,600-acre total Kingston site is in unincorporated Lee County — not within the incorporated Village of Estero, despite carrying Estero (FL 33928) mailing addresses. Residents pay Lee County property taxes and are served by Lee County utilities, Lee County schools, and the Lee County Sheriff.

The Builder — Kolter Homes

Kolter Homes is a privately held national homebuilder headquartered in Palm Beach Gardens, Florida. Unlike Lennar (NYSE: LEN), PulteGroup (NYSE: PHM), or D.R. Horton (NYSE: DHI), Kolter is not publicly traded — which means its executives make decisions based on their own long-range vision rather than quarterly earnings reports. This private ownership model is part of why Kolter’s communities tend to have a more intentional design character and a more consistent lifestyle positioning than the largest public production builders.

Kolter’s Florida footprint:

Kolter is one of the most active builders in the Florida market, with active communities in Palm Beach Gardens, Port St. Lucie, Parrish, Deland, Wesley Chapel, Lady Lake, and the Panhandle, in addition to its Southwest Florida presence. The company builds at price points ranging from the high $300,000s to over $2 million, with general-market communities as well as the Cresswind 55+ brand (discussed in detail below).

Kolter’s Corkscrew Road corridor presence:

Kolter is no stranger to the Corkscrew Road corridor. The company has established a meaningful position in this market:

WildBlue (Estero / Fort Myers, FL) — a 3,560-acre lake-centric community located approximately 3 miles east of I-75 on Corkscrew Road, featuring 800 acres of freshwater lakes, 1,329 acres of nature preserve, a boating lifestyle, and homes from leading builders. WildBlue represents the general-market, all-ages, resort-lifestyle model that Kolter has refined in this corridor.
Kingston Phase 2 — the eastern parcel of the Kingston master plan, approximately 12 miles east of I-75 on Corkscrew Road. This is Kolter’s second major Corkscrew corridor commitment.

The geographic proximity of these two projects — both on Corkscrew Road, within roughly 8 miles of each other — is not coincidental. Kolter has made a strategic bet on the Corkscrew Road corridor as one of the most important residential growth vectors in Southwest Florida over the next decade.

Two brand lines:

Kolter builds under two distinct brands:

1. Cresswind — 55+ Active Adult Communities. Cresswind is Kolter’s age-qualified brand for buyers 55 and older. Cresswind communities are characterized by: a full-time Lifestyle Director (a brand requirement across all Cresswind locations); SmartFIT or EGYM-branded fitness centers; organized social programming around fitness, relationships, education, and entertainment; floor plan collections named with female first names (the Carson Collection, the Hepburn Collection); home sizes typically ranging from 1,434–2,800 sq ft (optimized for single-story, low-maintenance living); and starting prices from approximately $370,000 to $550,000+ depending on market. Active Florida Cresswind communities include Cresswind Lakewood Ranch (Sarasota/Bradenton, from $487,990), Cresswind at Hammock Oaks (Lady Lake, from $369,990), Cresswind DeLand (from $369,990), and Cresswind Palm Beach at Westlake (from $546,990). Every existing Cresswind community is a standalone, self-contained, age-restricted development — its own gated campus with its own management and amenity infrastructure.

2. General Market Communities. Kolter’s general-market (non-age-restricted) communities target the full adult buyer spectrum and are positioned as quality-tier communities above production builders (Lennar/D.R. Horton) but typically below fully custom. General-market communities in Kolter’s Florida portfolio range from the mid-$300,000s (inland/smaller markets) to over $2 million (premium waterfront locations in Palm Beach and the Panhandle). Home sizes typically range from approximately 1,434 to 3,500+ sq ft in this product tier. Representative general-market Kolter communities include NatureWalk at Watersound (Panhandle, from $557,990), The Cove at Park Trace (Stuart, from $591,990), Mosaic (Port St. Lucie, from $482,990), Woodland Preserve (Parrish, from $428,990), and The Reserve at Victoria (DeLand, from $423,990).

The Critical Question: Cresswind 55+ or General Market?

If you are doing serious research on Kingston Phase 2, this is the question you are most likely asking. Everything about positioning, marketing, community character, buyer profile, and resale dynamics flows from the answer.

As of May 2026, Kolter has not officially announced whether Kingston Phase 2 will be a Cresswind 55+ community or a general-market Kolter community.

Neither kolterhomes.com, cresswind.com, kingstonliving.com, nor any news source contains a brand announcement for Kingston Phase 2 as of this writing. No Cresswind-Kingston connection appears in Lee County permit records. Kolter executives made no public statements at the November 2025 groundbreaking about product type.

Our honest assessment: the evidence strongly favors general market.

Four independent factors point toward general-market Kolter rather than Cresswind 55+:

Factor 1 — Cresswind communities are standalone, never embedded in multi-builder master plans. Every existing Cresswind community in Florida and across Kolter’s national portfolio is its own dedicated, self-contained age-restricted development with its own address, its own gated entrance, its own board, and its own management infrastructure. There is no precedent — anywhere in Kolter’s history — for embedding a Cresswind community inside another developer’s multi-builder master-planned community. The structure of Kingston Phase 2 (one contracted builder within Cameratta’s larger master plan) is not consistent with how Cresswind communities are built and operated.

Factor 2 — Taylor Morrison’s Esplanade already occupies the lifestyle-oriented, older-skewing buyer niche. Esplanade at Kingston is explicitly positioned as a “wellness resort club” experience under Troon management — a product that appeals strongly to active retirees and pre-retirees who want curated amenity programming, a full spa, culinary events, and social infrastructure. Placing a dedicated 55+ Cresswind community within the same master plan would create direct product competition that Cameratta has no incentive to introduce. Multi-builder master plans work when each builder serves a distinct buyer profile — not when two builders overlap.

Factor 3 — Cameratta’s track record is mixed-age, not age-restricted. Cameratta’s 11 prior Corkscrew Road communities — The Place at Corkscrew, The Preserve at Corkscrew, Verdana Village, Corkscrew Shores, and others — have been all-ages communities without 55+ restrictions. Kingston’s stated positioning as a community “for everyone” from starter homes to luxury is inconsistent with a significant age-restricted component.

Factor 4 — Kolter’s WildBlue precedent is general market. WildBlue, Kolter’s immediately adjacent Corkscrew Road project, is an all-ages, general-market resort community. Given Kolter’s existing SWFL footprint and the corridor’s established all-ages buyer base, replicating the general-market resort lifestyle model at Kingston Phase 2 is the highest-probability outcome.

What to watch for: When Kolter announces Kingston Phase 2, the community name will signal the product type. A name like “Cresswind at Kingston” would confirm 55+. A name without “Cresswind” would confirm general market. Call us at (239) 898-6072 — we will notify you the moment the announcement is made.

What We Know About Phase 2 Homes and Pricing

No floor plans, no pricing, and no community name have been released as of May 2026. What we can offer is contextual intelligence:

Scale: Kolter’s ~2,700-acre Phase 2 parcel is projected to yield approximately 2,000+ homes, though this figure has not been confirmed by Cameratta or Kolter in any public statement. The overall Kingston master plan calls for approximately 10,000 homes across all phases — Phase 1 accounts for approximately 1,200+ units across the Lennar/Pulte/Neal/Taylor Morrison parcels.

Expected home types: Based on Kolter’s general-market communities in comparable Florida markets, expect a mix of: - Single-family detached homes (the dominant type in Kolter’s Florida portfolio) - Possibly attached villas (depending on density and land plan) - Likely no condominiums (Kolter’s general-market communities in this price tier do not typically include condo products)

Expected pricing benchmark: Kolter’s general-market communities in Florida currently range from the low $400,000s (entry-tier, inland Florida) to over $1 million (premium waterfront/amenity-rich locations). Given Kingston Phase 2’s location 12 miles east of I-75 on Corkscrew Road — inland, no direct waterfront, strong amenity access, new construction in a premier master plan — comparable communities suggest an entry point in the $450,000–$600,000 range, with larger homes potentially reaching $800,000 to $1 million+. This is contextual inference only — not confirmed Kingston Phase 2 pricing.

Kingston South and Esplanade context: For calibration, Kingston South (Phase 1, Lennar/Pulte/Neal) has published a community-wide range of approximately $300,000 to $700,000+. Neal Communities starts from $400,000. Esplanade at Kingston (Taylor Morrison) starts from the low $400,000s for single-family and mid $300,000s for condos. Kolter’s Phase 2 product, if general market, would likely be positioned at or above the upper end of the Kingston South range based on comparable community data.

Sales timeline: Based on Phase 1’s trajectory (groundbreaking November 2025, model homes late 2026, first deliveries early 2027), and assuming Phase 2 follows 12–18 months behind Phase 1, a reasonable estimate for Kolter Phase 2 sales opening is 2027–2028, with first home deliveries in 2028–2029. These are estimates only.

Kingston Master Community Amenities

Kingston Phase 2 residents will have access to the full Kingston master community amenity campus. These amenities are shared by all Kingston residents across all phases — Kingston South, Esplanade at Kingston, and Phase 2.

The master amenity campus has been described and confirmed at the November 2025 groundbreaking ceremony, with renderings released publicly. As of May 2026, amenities are still under construction.

Confirmed master community amenities:

32 pickleball courts (12 indoor, 20 outdoor) — one of the largest pickleball facilities in Southwest Florida; confirmed directly by Cameratta CEO Nick Cameratta at the groundbreaking
Indoor and outdoor basketball courts
Kingston Sports Complex & Social Club — a dedicated building for competitive sports programming and social events
Resort pool complex — rendering released, full multi-pool resort design
Saloon Stage — a live music and dining venue designed for community-wide entertainment programming
Fitness center and aerobics studio
Tennis courts
Bocce courts
Bark Park (dog park)
Walking and biking trails throughout the 3,287-acre conservation corridor

What is not confirmed: The master amenity center opening date. The master community gate configuration (whether Kingston is gated at all, or gated by sub-community only). Whether Phase 2 will have its own neighborhood amenity center in addition to master community access.

Esplanade at Kingston amenities (Taylor Morrison, separate from master): While not part of the Phase 2 offering, Esplanade at Kingston next door has its own amenity package under Troon management: full spa and wellness center, culinary center, Bahama Bar pool bar, Toasted Café, event lawn, and a dedicated Lifestyle Manager. These are available to Esplanade residents only — not included in master Kingston access.

No golf course: Kingston is explicitly a non-golf community. No on-site golf is planned. The nearest golf is Old Corkscrew Golf Club (Jack Nicklaus Signature Design), approximately 7 minutes east on Corkscrew Road.

CDD and Fee Structure

Kingston One CDD — Phase 1 Context

The Kingston One Community Development District was established by Lee County Ordinance 23-26 on October 6, 2023. It covers 2,429.13 acres in Sections 24–26, 34–36, Township 46S Range 27E — the western portion of the Kingston master plan that encompasses Phase 1 construction areas.

Kingston One CDD FY2026 assessments (O&M portion, on the tax roll):

Lot Width	Annual O&M Assessment
19’ lot	~$143/yr
52’ lot	~$299/yr
62’ lot	~$356/yr
72’ lot	~$412/yr

These are operations and maintenance assessments. Debt service is billed separately by the CDD — Phase 1 CDD bond amounts have not been published on the Kingston One CDD website as of the research date for this page.

CDD assessments appear as a separate line item on the annual Lee County property tax bill, collected via the Lee County Tax Collector (Uniform Method). They are not included in monthly HOA fees.

Current Kingston One CDD Board (all Cameratta family/affiliates): - Nicholas Cameratta — Chair, Seat 1 (term Nov 2028) - Anthony Cameratta — Vice Chair, Seat 4 (term Nov 2028) - Russell Cameratta — Seat 2 (term Nov 2026) - Laura Youmans — Seat 3 (term Nov 2026) - Cheryl Smith — Seat 5 (term Nov 2026) - District Manager: Bryan Radcliff, Inframark IMS, (813) 873-7300

Phase 2 CDD Status — What Buyers Must Know

Kingston Phase 2’s ~2,700-acre parcel is OUTSIDE the boundaries of Kingston One CDD. Kingston One covers only the western 2,429 acres (Phase 1 area). Kolter’s eastern 2,700-acre Phase 2 parcel requires its own CDD ordinance to enable bond financing for infrastructure (roads, utilities, stormwater).

As of May 2026, no Phase 2 CDD ordinance has been filed with Lee County. A separate “Kingston Two CDD” or equivalent has not been established. When it is established (which will be required before Kolter can build Phase 2 infrastructure), buyers should expect a CDD assessment structure similar to Kingston One — debt service assessments on the tax bill for infrastructure bonds, plus O&M assessments for ongoing maintenance.

Practical implication: Phase 2 buyers will carry a three-layer fee structure when all are operational: 1. Phase 2 CDD debt service assessment — annual bond repayment (amount TBD, pending CDD establishment) 2. Phase 2 CDD O&M assessment — operations and maintenance of community infrastructure 3. Master Kingston HOA fee — community-wide maintenance, amenities (managed by Troon for amenity operations)

Understanding CDD fees is critical to budgeting your total cost of ownership at Kingston Phase 2. CDD debt service can add $1,000–$3,000+ per year to your tax bill depending on the bond structure. We strongly recommend working with a local real estate attorney to review the CDD documents before contract.

HOA Fees

As of May 2026, the master Kingston HOA fee structure and any Phase 2 sub-HOA fees have not been publicly released. Troon, the leading golf and club management company, was confirmed as the master amenity manager at the groundbreaking.

What buyers should anticipate: Master-planned communities with resort amenities in the Corkscrew Road corridor have historically carried total HOA/fee loads of $300–$700+ per month. The combination of CDD O&M + CDD debt service + master HOA at Kingston Phase 2 is expected to be in this range, though exact amounts will not be known until the CDD is established and Kolter finalizes its community management documents.

Location

Kingston Phase 2 occupies the eastern portion of the Kingston master plan on Corkscrew Road in unincorporated Lee County — approximately 12 miles east of I-75 Exit 123 (Corkscrew Road interchange). The site address is approximately in the 22000-23000 block of Corkscrew Road.

ZIP code: 33928 (Estero) for western Kingston parcels; eastern parcels in the deeper Phase 2 area may carry a different ZIP. Verify your specific parcel’s ZIP with Lee County prior to purchase.

Governing jurisdiction: Unincorporated Lee County. Not within the Village of Estero, which begins on the west end of Corkscrew Road. This means Lee County property taxes, Lee County services, Lee County Sheriff, and no Village of Estero assessment overlay.

The Corkscrew Road Reality Check

This is important context that every Kingston Phase 2 buyer must understand. Corkscrew Road east of Alico Road is currently a two-lane road. At Kingston’s buildout density, traffic will be the single largest quality-of-life variable for early residents.

Lee County’s Corkscrew Road widening project is phased: - Phase 1 (Bella Terra to Three Oaks Parkway): Complete - Phase 2 (Three Oaks to Alico Road): Under construction, expected completion late 2026 - Phase 4 (Alico Road east — serving Kingston directly): Not scheduled until 2031–2035

Kingston Phase 2 buyers should plan on a two-lane Corkscrew Road commute for approximately 5–10 years after move-in.

Improving secondary access:

Kingston Village Parkway (Spine Road): A north-south arterial road Cameratta is building (at a cost of $40M+ funded by Cameratta) connecting Kingston’s main Corkscrew Road entrance north to State Road 82. Traffic signal at Corkscrew Road by Fall 2026. Full connection to SR 82 targeted for Winter 2027/2028. This will give Phase 2 residents a second egress route — particularly valuable for northbound commuters to Fort Myers.
Alico Road Extension to SR 82: Under construction by Lee County, expected completion 2032.
I-75 widening (FDOT): Starting 2026, all segments complete by 2032.

These improvements will progressively reduce the Corkscrew Road congestion burden over Kingston’s build-out timeline.

Drive Times from Kingston Phase 2

Destination	Estimated Drive Time
RSW Airport (Southwest Florida International)	18–25 min
Miromar Outlets (Estero)	10–15 min
Verdana Village Publix (nearest grocery)	10–15 min
Coconut Point Mall (Estero)	20–25 min
Bonita Beach	30–40 min
Fort Myers downtown	30–40 min via I-75; 35–45 min via SR 82
Downtown Naples	40–55 min
WildBlue (Kolter’s adjacent community)	8–12 min
Old Corkscrew Golf Club (Jack Nicklaus Signature)	7–10 min
Hertz Arena	15–20 min
FGCU (Florida Gulf Coast University)	20–25 min
Lee Health Coconut Point ED (nearest ER)	20–25 min

Drive times are estimates using current road conditions on Corkscrew Road. Commute times during peak hours may be longer due to the current two-lane configuration.

Schools

Public school zoning for Kingston depends on the specific parcel’s location within the 7,600-acre site. Western Kingston parcels (closer to Alico Road) fall in the following zones; eastern Phase 2 parcels may fall in different zones — verify with the Lee County School District (leeschools.net) using your specific lot address before purchasing.

Public school zones — western Kingston/Corkscrew Road 33928 ZIP:

Elementary: Pinewoods Elementary School — GreatSchools 8/10, top 5% statewide, strong test scores
Middle: Three Oaks Middle School — GreatSchools 7/10
High School: Estero High School — A-rated by Florida DOE, Cambridge IB program, 24 varsity sports, 93% graduation rate, average GPA 3.5

Important caveat for Phase 2 (eastern parcels): The deeper eastern sections of the Kingston site — particularly Phase 2 parcels in the SR 82 corridor direction — may fall into the Lehigh Acres school zone rather than the Estero zone. Lehigh Acres elementary and middle schools carry lower ratings (Mirror Lakes Elementary 6/10; East Lee County High School 1/10 on GreatSchools). Always verify your specific parcel’s school assignment with the Lee County School District before making a purchase decision.

True North Classical Academy — Coming August 2028:

A National Blue Ribbon-winning, tuition-free public charter school (K–12, 3,100 students) called True North Classical Academy is contracted to open in August 2028 within the Kingston development corridor. True North is one of the highest-performing K–12 schools in Florida — a rare charter school with a National Blue Ribbon designation. When it opens, it will provide Kingston Phase 2 families an on-site, tuition-free alternative to the district school assignment. Charter school enrollment is typically by application; proximity is advantageous but not guaranteed admission.

Planned K-12 district school: A dedicated K-12 school site has been designated by Cameratta in the Kingston master plan. The timeline is subject to Lee County School District capital budget approval and has not been publicly confirmed.

Healthcare

Lee Health Coconut Point Freestanding ED (Estero) — The nearest full-capability emergency department, approximately 20–25 minutes from Kingston Phase 2. This is a freestanding ED with Level II trauma transfer capability.
Gulf Coast Medical Center (Fort Myers) — Level II Trauma Center, approximately 25–35 minutes from Kingston Phase 2. Full-service hospital with 24/7 emergency medicine.
Lee Health Flagship Hospital — Opening Fall 2028: Lee Health is constructing a new $824 million flagship hospital at 4453 Challenger Blvd in Fort Myers, expected to open in Fall 2028. This facility will significantly reduce drive times to full-service hospital care for Kingston Phase 2 residents and will be approximately 20–30 minutes from the community when open.
NCH Bonita Springs: Naples Community Health’s Bonita Springs campus, approximately 35–45 minutes (primarily used by southern Estero/Bonita Springs residents).

Flood Zone, Hurricane Posture, and Insurance

FEMA Flood Zone

Kingston’s inland location — more than 10 miles from the Gulf of Mexico — places it well outside the coastal storm surge zones that devastated Fort Myers Beach, Cape Coral, and Fort Myers waterfront communities during Hurricane Ian (September 28, 2022). Kingston’s buildable areas are expected to be primarily in FEMA Flood Zone X (minimal flood risk), with potential Zone AE designations along wetland flowway corridors within the conservation areas.

Important qualification: Flood zone designations apply at the parcel level. Buyers should verify the specific FEMA flood zone for their lot via the FEMA Map Service Center (msc.fema.gov) using the lot’s parcel coordinates prior to purchase. The 2026 FEMA FIRM revision for Lee County reflects updated data from Hurricane Ian — the current map should be the primary reference for any purchasing decision.

What Zone X means for insurance: Properties in Zone X are NOT required by federally backed mortgage lenders to carry flood insurance. However, Zone X does not mean zero flood risk — approximately half of all flood insurance claims nationally are filed by properties outside high-risk zones. Inland stormwater flooding from heavy rainfall events is a risk on any Florida property.

Lee County CRS Class 5 — 25% NFIP Discount: Lee County holds a Community Rating System Class 5 rating from FEMA, entitling properties in unincorporated Lee County to a 25% discount on NFIP (National Flood Insurance Program) flood insurance premiums. This rating was confirmed retained in November 2024 after FEMA’s post-Ian review. Kingston Phase 2 sits in unincorporated Lee County and should qualify for this discount.

Hurricane Ian — The Kingston Perspective

At the time Hurricane Ian made landfall (September 28, 2022), the Kingston site was entirely undeveloped agricultural land — the former Corkscrew Plantation Orange Grove. No structures existed on the property, and no damage record exists for the site. Kingston’s inland position means it is categorically separated from the 10–15 foot storm surge that destroyed coastal communities.

The primary hurricane risk at Kingston is sustained wind damage — identical to any property in Lee County regardless of coastal proximity. New construction at Kingston will be built to post-2021 Florida Building Code standards, which are among the strongest hurricane-resistant building codes in the nation, requiring reinforced roof-to-wall connections, impact-resistant window and door systems, and enhanced structural fastening.

Homeowners Insurance

Florida’s homeowners insurance market has stabilized modestly following Hurricane Ian and subsequent legislative reforms (HB 837, SB 2-A), but remains elevated relative to national averages. New construction homes carry a premium advantage in Florida’s insurance market: newer roofing systems, current building code compliance, and certified impact-resistance for openings. Budget for homeowners insurance as a material cost of ownership — work with a Florida-licensed SW Florida insurance broker for current quotes specific to the Phase 2 ZIP code and construction type.

The Environmental Context

Every buyer considering Kingston Phase 2 should understand the environmental and legal context of the broader Kingston development. This is not a reason to avoid the community — construction is proceeding, Cameratta has enormous financial and legal resources invested, and the project has survived multiple legal challenges. But it is a material fact that belongs in any honest buyer’s due diligence.

The DC Circuit Court ruling — March 27, 2026:

On March 27, 2026, the U.S. Court of Appeals for the DC Circuit upheld a 2024 ruling by Judge Randolph Moss that voided Florida’s state Section 404 wetlands permitting authority. The practical effect: Kingston must obtain a federal Army Corps of Engineers Section 404 permit for any wetlands-affecting construction, rather than the Florida state permit it had previously sought. This ruling also affected Bellmar Villages (Collier County) and other large Florida developments.

What this means for Phase 2: Construction is currently proceeding on the upland (non-wetland) portions of the Kingston site that do not require the contested Section 404 permit. Phase 1 homes, roads, and utilities on high-ground portions of the site are progressing as planned. The Army Corps permit will be required for activities affecting the 12.87 acres of wetland fill identified in FDEP File No. 423130. The permit process adds timeline uncertainty and potential conditions to certain portions of the site.

Cameratta’s conservation commitments:

3,287 acres of conservation and restoration land — approximately 50% of the total site
$2 million panther wildlife crossing under Corkscrew Road (confirmed commitment)
$100 million+ in total conservation-related commitments across the Kingston approval
Hydraulic connection commitments benefiting adjacent Wildcat Farms neighborhood for stormwater management

The conservation adjacency: Corkscrew Swamp Sanctuary (National Audubon Society) is located directly across Corkscrew Road from portions of the Kingston site — one of North America’s largest remaining old-growth bald cypress forests. The CREW (Corkscrew Regional Ecosystem Watershed) preserve, a ~60,000-acre watershed managed by the South Florida Water Management District, abuts Kingston’s eastern border directly. This means Phase 2 residents will live adjacent to significant natural areas with active wildlife, including Florida panthers, wading birds, and potentially black bears.

For buyers who value proximity to nature — conservation land views, trails, wildlife sightings — Phase 2’s eastern location within Kingston is a feature. For buyers who are concerned about the underlying environmental controversy, the relevant disclosures are the Army Corps permit requirement, the Earthjustice lawsuit history, and the US Fish & Wildlife projections (3–22 Florida panther vehicle deaths per year from the fully built-out Kingston community and its associated traffic).

Kingston Phase 2 vs. Kingston South vs. Esplanade at Kingston

	Kingston South	Esplanade at Kingston	Phase 2 (Kolter)
Builders	Lennar, Pulte, Neal	Taylor Morrison	Kolter Homes
Side of Corkscrew Rd	South	North	Eastern parcel
Starting price	~$300K (Pulte community-wide)	Low $400s (SF), Mid $300s (condo)	TBD — est. $450K–$600K+
Age restriction	No (all ages)	No (all ages)	Unknown — likely no
HOA management	TBD	Troon	TBD
Gated	TBD	Yes (Esplanade)	TBD
Own amenity center	Shares master	Yes (Troon resort model)	TBD
CDD	Kingston One CDD	Kingston One CDD	Phase 2 CDD (not yet established)
Sales open	Late 2026	Late 2026	~2027–2028 (est.)
First deliveries	Early 2027	Early 2027	~2028–2029 (est.)
Home types	SF, villas	SF, condos	SF, possibly villas
Phase	Phase 1	Phase 1	Phase 2

Kolter’s WildBlue — A Window Into Phase 2?

WildBlue, located approximately 3 miles east of I-75 at the intersection of Corkscrew Road and Alico Road, is the closest comparable Kolter-adjacent corridor community to Kingston Phase 2. While WildBlue’s primary builders are Lennar, Pulte, WCI (Lennar’s luxury brand), and Stock Development — not Kolter directly — the community established the template for what resort-style, all-ages, amenity-rich community living looks like in this specific Corkscrew Road market.

WildBlue key stats: 3,560 acres total; ~1,100 homes; 800 acres of freshwater boatable lakes; 1,329 acres of preserve; resort pool, clubhouse with restaurant/bar, fitness center, pickleball, tennis, basketball, bocce; home sizes from ~1,850 to over 5,000 sq ft; pricing from low $400,000s to over $4 million across all builders.

The WildBlue market validation is significant for Phase 2 investors: the Corkscrew corridor can support premium all-ages resort lifestyle communities at price points well above the Kingston South entry range. If Kolter brings a similar resort-character community to Phase 2, the price floor will likely be higher than Kingston South’s $300,000 base — potentially starting where WildBlue’s entry-level segment begins (low $400s to low $500s), with move-up homes in the $600s–$900s range.

Honest Pros and Cons for Phase 2 Buyers

Strengths (data-backed):

First-mover advantage. In multi-phase master-planned communities, Phase 1 and 2 buyers historically capture the strongest appreciation as the community builds out and demand increases. WildBlue’s price trajectory since launch supports this pattern.
Kolter’s quality positioning. Kolter builds above production-builder quality in finishes, architectural character, and design intent. Buyers looking for a step up from the mass-builder aesthetic will find it.
Master amenity package. 32 pickleball courts including 12 indoor, resort pool, Sports Complex, live music venue — among the most comprehensive amenity programs in any new Southwest Florida community.
Conservation adjacency. Half the site preserved. Corkscrew Swamp across the road. CREW lands on the eastern border. The natural environment is a genuine selling point for nature-oriented buyers.
Future infrastructure. By 2027–2028 (when Phase 2 sales open), the Spine Road to SR 82 should be open, providing meaningful road access relief.
True North Classical Academy. An on-site K–12 National Blue Ribbon charter school (opening Aug 2028) within the Kingston corridor — rare for any Southwest Florida community.

Honest risks:

Two-lane road for years. Corkscrew Road serving Kingston Phase 2 will not be widened until 2031–2035. Early residents face a real commute burden during peak construction and traffic periods.
Phase 2 unknowns. Product type, pricing, floor plans, and CDD structure are all TBD. Committing emotionally or financially before these are announced means buying into uncertainty.
Environmental legal cloud. The Army Corps permit requirement adds complexity and potential timeline risk to portions of the Phase 2 parcel that affect wetlands.
Construction timeline. Phase 2 homes are 2–3+ years out. Buyers must be willing to commit early and wait. Carrying costs for land contracts or deposits are real.
Cell coverage gap. The eastern Corkscrew corridor has documented cellular coverage gaps. Major carriers have added towers, but coverage at the outer Phase 2 parcels should be verified before committing.

Your Kingston Phase 2 Real Estate Experts

When Kolter opens Phase 2 sales, the first buyers in will have the best lot selection, best pricing, and best long-term appreciation positioning. That’s not marketing language — it’s how every major Southwest Florida master-planned community has played out, from WildBlue to Verdana Village to The Place at Corkscrew.

Getting into Phase 2 early requires two things: knowing the moment sales open, and having experienced representation who has tracked Kingston from the beginning and understands how to navigate new construction contracts.

We have tracked the Kingston project since before the groundbreaking. We know the builder relationships, the community structure, the CDD history, and the Corkscrew corridor market better than virtually any other brokerage in Southwest Florida.

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

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

Using a buyer’s agent at Kingston Phase 2 costs you nothing — Kolter pays buyer’s agent commissions. Having your own representation protects your interests throughout contract negotiation, structural option selection, upgrade selections, construction milestone inspections, and the closing process. Register your agent before making first contact with the builder’s sales office. Once you walk into the sales trailer unrepresented, you may waive your right to representation.

Frequently Asked Questions — Kingston Phase 2

When does Kingston Phase 2 open for sales?

As of May 2026, Kolter Homes has not released a sales opening date for Phase 2. Based on Phase 1’s timeline (groundbreaking November 2025, model homes late 2026, first keys early 2027) and typical Phase 2 lag times, a reasonable estimate is sales opening in 2027–2028, with first deliveries in 2028–2029. We will notify you immediately when Kolter makes an announcement — register at (239) 898-6072.

Is Kingston Phase 2 a 55+ community?

As of May 2026, this has not been officially announced. Multiple factors strongly suggest it will be a general-market (all-ages) community rather than a Cresswind 55+ community — most importantly, Cresswind communities are never embedded inside a multi-builder master plan, and Taylor Morrison’s Esplanade at Kingston already serves the active-adult-lifestyle buyer niche. We will update this page the moment an announcement is made.

What will homes cost in Kingston Phase 2?

Pricing has not been released. Based on Kolter’s comparable general-market communities in Florida ($450K–$1M+ range) and the WildBlue corridor precedent, Phase 2 pricing is likely to start above Kingston South’s entry level. Call us at (239) 898-6072 for the most current pricing intelligence.

Who is the builder for Kingston Phase 2?

Kolter Homes — a privately held national homebuilder headquartered in Palm Beach Gardens, FL. Kolter was confirmed as the Phase 2 builder at the November 13, 2025 Kingston groundbreaking, reported by Gulfshore Business and confirmed in the official Cameratta press release.

What is Kolter Homes’ track record?

Kolter is one of Florida’s most active builders, with communities from the Panhandle to Miami. In Southwest Florida, Kolter is known for their work in the WildBlue corridor and their Cresswind 55+ brand. They build above production-builder quality — more design detail, better site planning, and stronger community lifestyle programming than the largest national production builders.

What is the difference between Kolter’s Cresswind brand and general-market Kolter?

Cresswind communities are 55+ age-restricted, require all residents to be at least 55 years old, include a full-time Lifestyle Director as a brand standard, and feature EGYM or SmartFIT-branded fitness centers. General-market Kolter communities have no age restriction and serve the full adult buyer spectrum. All indicators point to Phase 2 being general market.

Does using a buyer’s agent at Kolter Phase 2 cost me anything?

No. Kolter pays buyer’s agent commissions as part of the transaction. Your representation is free to you. Call (239) 898-6072 before making any contact with the Kolter sales office.

What is the Kingston One CDD and does it cover Phase 2?

Kingston One CDD was established by Lee County Ordinance 23-26 on October 6, 2023, covering 2,429.13 acres of the Phase 1 western portion of Kingston. Phase 2 (Kolter’s ~2,700-acre eastern parcel) is outside Kingston One CDD. A separate Phase 2 CDD ordinance will need to be filed and approved by the Lee County BOCC before bond financing for Phase 2 infrastructure can proceed. That ordinance had not been filed as of May 2026.

What is a CDD and what does it mean for my taxes?

A Community Development District is a special-purpose local government that issues bonds to fund infrastructure (roads, utilities, stormwater). The bond repayment (debt service assessment) and ongoing maintenance (O&M assessment) appear as a separate line item on your annual Lee County property tax bill. At Kingston Phase 2, CDD assessments will be in addition to — not part of — your HOA fee. The dollar amount won’t be known until the Phase 2 CDD is established.

What schools serve Kingston Phase 2?

For western Kingston parcels (33928 ZIP): Pinewoods Elementary (GreatSchools 8/10), Three Oaks Middle (7/10), Estero High School (A-rated by FL DOE). For eastern Phase 2 parcels, the zone may shift to the Lehigh Acres corridor schools — verify with Lee County School District using your specific lot address. True North Classical Academy, a National Blue Ribbon K–12 charter school, is contracted to open August 2028 within the Kingston corridor.

Is Kingston Phase 2 close to Estero High School?

Estero High School is approximately 10–15 miles west on Corkscrew Road. Drive time estimates are 15–20 minutes from eastern Kingston parcels, though this depends on Corkscrew Road traffic, which is currently two lanes.

What is the flood risk at Kingston Phase 2?

Kingston’s inland location (10+ miles from the Gulf) places it outside coastal storm surge zones. The site is primarily expected to be FEMA Flood Zone X (minimal flood risk). Individual lot flood zone should be verified via the FEMA Map Service Center before purchase. Zone X properties are not required to carry NFIP flood insurance, though it may be advisable. Lee County holds a CRS Class 5 rating = 25% NFIP premium discount.

How did Kingston hold up in Hurricane Ian?

At the time of Ian (September 28, 2022), Kingston was entirely undeveloped agricultural land. No structures existed. Ian’s catastrophic storm surge (10–15 feet) affected coastal communities miles away — Kingston’s inland position was well outside the surge zone. Wind damage in the eastern Corkscrew corridor occurred as expected for any Lee County property during a major hurricane, but Ian’s surge was not an inland threat.

Will I need flood insurance at Kingston Phase 2?

Properties in FEMA Flood Zone X are not required to carry flood insurance by federally backed lenders. However, Florida’s insurance landscape makes it advisable for many homeowners regardless of flood zone. Given Lee County’s CRS Class 5 discount (25% off NFIP premiums), obtaining NFIP coverage is more affordable here than in most Florida counties. Consult a SW Florida insurance broker for current quotes.

What is the Audubon lawsuit and does it affect Phase 2?

The “Audubon lawsuit” refers to an Earthjustice suit filed in January 2021 on behalf of 7 environmental organizations challenging the EPA’s transfer of Section 404 wetlands permitting authority to Florida. Judge Randolph Moss ruled for the plaintiffs in February 2024, and the DC Circuit Court upheld that ruling on March 27, 2026. The practical effect for Kingston: it must obtain a federal Army Corps of Engineers permit for the 12.87 acres of wetland fill in the site. Construction on upland areas is proceeding. This is a real legal complexity but not a construction stop on the majority of the site.

Is construction on Kingston proceeding in 2026?

Yes. Phase 1 construction (Kingston South and Esplanade at Kingston) is proceeding on upland areas as of May 2026. The groundbreaking was November 13, 2025. Model homes are targeted for late 2026, first home deliveries for early 2027. Phase 2 preparations are in early stages.

How far is Kingston Phase 2 from RSW Airport?

Approximately 18–25 minutes under normal Corkscrew Road traffic conditions. RSW (Southwest Florida International Airport) is accessible via Corkscrew Road west to I-75, then south to Daniels/Metro Parkway/Ben Hill Griffin interchange.

What grocery stores are near Kingston Phase 2?

The nearest grocery is Publix at the Shoppes at Verdana Village, approximately 10–15 minutes west on Corkscrew Road. Additional grocery options are available at Estero (Publix, Target, Whole Foods-adjacent) and Bonita Springs, approximately 20–25 minutes away.

Does Kingston have its own school being built?

A school site has been designated in Cameratta’s master plan, subject to Lee County School District capital budget approval. Timeline is not confirmed. True North Classical Academy (K–12, tuition-free charter) is contracted to open August 2028 — the more certain near-term option.

Is there a hospital being built near Kingston?

Lee Health is constructing a new $824 million flagship hospital at 4453 Challenger Blvd in Fort Myers, expected to open Fall 2028. This will be the primary hospital serving the Kingston corridor and will be approximately 20–30 minutes from Phase 2.

Can I buy land and bring my own builder at Kingston Phase 2?

No. Kingston is a builder-specific community — Kolter Homes is the contracted builder for Phase 2. Custom lot purchases with outside builders are not part of the development model.

Is Kingston Phase 2 good for remote workers?

The eastern Corkscrew corridor has cellular coverage gaps that have been documented. Major carriers have added infrastructure, but remote-work buyers should confirm broadband and cell coverage at the specific Phase 2 parcel location before committing. Fiber internet buildout timelines for Phase 2 have not been announced.

What wildlife might I see near Kingston Phase 2?

The eastern Phase 2 parcels border the CREW (Corkscrew Regional Ecosystem Watershed) preserve — approximately 60,000 acres managed by the South Florida Water Management District. Florida panthers, black bears, white-tailed deer, sandhill cranes, roseate spoonbills, wood storks, and many other native species are active in this corridor. Corkscrew Swamp Sanctuary is directly across Corkscrew Road — one of the premier birding destinations in North America.

How many homes will Kingston Phase 2 have?

Approximately 2,000+ homes are planned for Phase 2 across Kolter’s ~2,700-acre parcel, though this figure has not been confirmed in any official public statement. The overall Kingston master plan calls for ~10,000 homes across all phases.

How does Kingston compare to Verdana Village?

Verdana Village (Lennar and Pulte, on Corkscrew Road approximately 5 miles west of Kingston) is Phase 1 of the Corkscrew corridor’s recent development wave. Kingston is significantly larger (7,600+ vs. ~1,300 acres), further east, more inland, with a more ambitious amenity program (32 pickleball courts vs. Verdana’s comparable facility). Kingston Phase 2 pricing is expected to start above Verdana’s current entry levels, reflecting later-phase land cost basis and an upgraded amenity package.

Can I tour Kingston Phase 2 model homes?

As of May 2026, no Kolter Phase 2 model homes exist. Phase 1 model homes (Lennar, Pulte, Neal, Taylor Morrison) are expected to open late 2026. When Kolter’s Phase 2 models open — estimated 2027–2028 — we will schedule tours. Register at (239) 898-6072.

Ready to Get Ahead of Kingston Phase 2?

Phase 2 has not opened sales yet — which is exactly the right time to get positioned. When Kolter releases floor plans and pricing, the best lots go in the first days to buyers who are already prepared.

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