Neal Communities at Kingston South, Estero, is now selling to its VIP list, from the $400s, with roughly 1,100 homes planned across five collections from about 1,433 to 4,443 square feet. Model homes open October 17, 2026. Buy or sell with McGreevy and Comisar.
Published by McGreevy and Comisar | mcgreevyandcomisar.com | Updated September 2026
Neal Communities at Kingston is one of the neighborhoods inside Kingston in Estero, and other neighborhoods in Kingston on our site include Kingston South and Esplanade 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. Neal Communities’ Kingston South page now reads “Now Selling to VIPs! Become a VIP NOW!” with “New Homes in Estero From the $400’s.” Neal is selling first to buyers on its VIP list, which is the one priority mechanism any Kingston builder publishes. The sales address is 20145 Fieldcrest Terrace, Estero, FL 33928, with a new home consultant team reachable at (239) 300-9031. Neal still publishes a starting price only: no plan names, no plan-level prices and no homesite prices. Its May 2026 page also showed an upper figure of $1M; the current page does not, so we treat $1M as a May 2026 indication, not a current published price. Cameratta credits Neal with roughly 1,100 homes at Kingston across five collections, spanning about 1,433 to 4,443 square feet.
Neal Communities at Kingston 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 Neal’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 Neal Communities at Kingston? 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
Neal Communities is bringing its most ambitious Southwest Florida product lineup to Kingston South, the 7,600-acre master-planned community rising along the Corkscrew Road corridor in Estero, Florida. With 24 floor plans, the widest selection of any builder at this development, published pricing from the $400,000s (Neal’s May 2026 page showed an upper figure of $1 million), sales now open to VIPs, and a confirmed October 17, 2026 model home grand opening, Neal’s arrival here is the single most significant new-home announcement on the Corkscrew corridor in years.
If you’ve been researching Kingston and trying to decide which builder is right for you, this page is the most detailed, confirmed, sourced guide to Neal at Kingston South available anywhere. We’ve cross-referenced Neal’s official website, the Priority Marketing groundbreaking press release from November 14, 2025, KingstonLiving.com’s master community data, and Jome.com’s confirmed pricing to build a complete picture of what Neal is bringing to this landmark development.
This is not a sales brochure. This is the resource buyers need before they walk into a model home or call the 888 number. Read it in full, your purchase decision will be better for it.
Not all builders at Kingston South are created equal. Lennar is here. Pulte is here. Taylor Morrison Esplanade is coming north of Corkscrew. But Neal Communities occupies a category of its own, and the differences matter deeply to buyers who care about quality, customization, and choosing a builder who has deep institutional roots in this very market.
Here is why Neal’s position at Kingston South is distinctive:
Widest floor plan selection. Neal confirmed 24 floor plans (2 villa + 22 single-family) across four named series. No other builder at Kingston South offers this breadth. The range spans from an efficient 1,433-square-foot paired villa to a sprawling 4,443-square-foot two-story estate, a range that covers first-time buyers, move-up families, empty nesters, and luxury purchasers within a single builder relationship.
Largest pricing band. Neal’s May 2026 range of $400s to $1 million was the widest price window announced by any of the three Kingston South builders. This is not an accident, it reflects Neal’s deliberate multi-series architecture, which allows them to serve buyers at nearly every price point within the same community.
A privately held, family-owned builder with 50+ years in this exact market. Neal Communities was founded in 1970 and has built more than 27,000 homes from Tampa to Naples. They are not a national production builder answering to shareholders in another time zone. They are a Southwest Florida company, built by a Southwest Florida family, whose legacy is directly tied to the health of this region. Pat Neal, the founder, is a former Florida State Senator who literally helped shape the legislation, infrastructure, and environmental policy that governs the land Kingston sits on.
Six model homes. Neal is building six model homes, two villas and four single-family, which open for touring at the October 17, 2026 grand opening. That is more model homes than any competitor at Kingston South, giving buyers an immersive, tangible experience of the product before committing.
Full vertical integration. Neal does not hand you off to outside vendors. Their in-house brands, Waterscapes Pools & Spas, Neal Communities Funding, Allegiant Title Professionals, and Charlene Neal PureStyle design studio, cover the entire ownership journey from contract to closing to move-in to backyard pool. This is an operational advantage that national builders cannot replicate.
Top 1% Real Estate Agents Nationally Since 2008. Questions about Neal Communities at Kingston? 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.
Before diving deep into Neal’s specific offering, it is important to understand the scale of what Cameratta Companies has built here, because the community context is a major part of what makes any Neal home purchase at Kingston South valuable.
Kingston is a master-planned community of more than 7,600 acres per Cameratta’s current description along the Corkscrew Road corridor in Estero, Florida 33928. Developed by Cameratta Companies, founded by Joe Cameratta, with his son Nick Cameratta actively involved, Kingston represents one of the most ambitious master-planned community launches in Southwest Florida history.
The total plan calls for approximately 10,000 homes and roughly 700,000 square feet of commercial space. Of the total land, approximately 3,300 acres, nearly half the entire footprint, is designated for conservation. A dedicated wildlife underpass beneath Corkscrew Road has been designed specifically for the Florida panther, and the project includes more than $100 million in wetlands restoration. This is not a developer using conservation language for marketing purposes, it is engineered into the infrastructure of the development itself.
Kingston One Community Development District (CDD) was established to manage the infrastructure investment, and the Cameratta family groundbreaking was celebrated on November 13, 2025, with Pat Neal present and describing the community as a fulfillment of the “American dream.”
Nick Cameratta, speaking at the groundbreaking, confirmed the level of pre-launch buyer interest: “We have found that our residents and their families have become repeat purchasers in our communities and there has already been a tremendous amount of interest in Kingston.”
Joe Cameratta captured the vision plainly: “We’re proud to work alongside local officials and partner with the best homebuilders to bring our novel vision for Kingston to life.”
The three builders currently confirmed at Kingston South (south of Corkscrew Road) are Neal Communities (1,100 homes and villas), Lennar (1,358 homes), and Pulte (320 homes). Taylor Morrison’s Esplanade brand is positioned north of Corkscrew. Neal’s confirmed 1,100-unit commitment makes it the second-largest builder at the entire Kingston master community by volume.
First residents are projected to arrive in 2027.
Neal Communities is a privately held, family-owned builder founded in 1970 by Pat Neal and based on Florida’s Gulf Coast, which makes it the only Kingston South builder that is not a national public company. At Kingston it is selling to its VIP list from the $400s as of September 26, 2026.
Neal Communities brands itself as “Southwest Florida’s premier, private homebuilder”, and by any reasonable measure, that claim holds up.
Founded in 1970 by Pat Neal, the company has built more than 27,000 homes (per their current website; the November 2025 press release cited 24,500+, reflecting growth since then) across 90+ acclaimed communities. Their footprint runs from Tampa to Naples, covering the full spine of the West Florida Gulf Coast market. Revenue for fiscal year 2024 reached $800 million, placing them consistently in the Top 100 national builders despite being privately held and regionally focused.
That private, family-owned structure is not a footnote, it is a competitive advantage. Neal makes decisions based on the long-term health of their brand and their communities, not on quarterly earnings reports. When a national builder hits margin pressure, the first cuts typically come from material quality, specification levels, and customer service staff. Neal’s incentive structure runs in the opposite direction: their reputation in a market they’ve inhabited for over 50 years is their most valuable asset, and they protect it.
Neal Communities has been recognized at the highest levels of the homebuilding industry:
The 2024 Hearthstone Award is particularly relevant to Kingston buyers: it recognizes Pat Neal’s career-long commitment to environmental stewardship in Florida, a commitment that is literally built into the Kingston master plan through its conservation lands, wildlife corridors, and wetlands restoration.
Neal’s main corporate headquarters is at 5800 Lakewood Ranch Boulevard, Sarasota, FL 34240, in the heart of Lakewood Ranch, the nation’s top-selling master-planned community for several consecutive years. Their Southwest Florida South Region office, which oversees Estero, Bonita Springs, and Naples projects, is located at 28100 Bonita Grande Drive, Bonita Springs, FL 34134. Builder License: CBC 1256375.
Their tagline: “Where You Live Matters.”
One of Neal’s most significant operational advantages is the ecosystem of affiliated brands they have built around the core homebuilding business. When you buy a Neal home, you are not just buying four walls and a roof, you are buying into a vertically integrated system designed to deliver a better ownership experience at every stage.
The main residential builder brand. Over 27,000 homes built. Four active product series: Cruise, Celebration, Cove, and Coastal.
Neal’s ultra-luxury brand, operated under nealsignaturehomes.com. These are custom and semi-custom estate homes at significantly higher price points, serving a different buyer profile than standard Neal Communities product. Not the brand delivering homes at Kingston South, but important context for understanding the full Neal capability spectrum.
The interior design studio operated by Pat Neal’s wife, Charlene Neal, who has been his partner for 40+ years. PureStyle provides professional interior design services to Neal buyers who want a curated, cohesive look beyond what the standard design center offers. For buyers who care about the finished look of their home, and in a community priced from the $400,000s, most buyers should care, this is a meaningful resource.
Neal’s in-house pool design and construction company. This is a rare differentiator among builders at this price point. Most builders at Kingston South partner with third-party pool contractors, creating coordination delays, warranty ambiguities, and aesthetic mismatches. Waterscapes is Neal’s own team, meaning the pool is designed in concert with the home, built on the same schedule, and covered under a unified warranty relationship. More on this in a dedicated section below.
An affiliated mortgage lending company that allows Neal buyers to bundle their financing into the same ecosystem. Neal Communities Funding often offers competitive rates and can simplify the closing timeline by keeping all parties in close communication during the build process.
Neal’s affiliated title company. Again, the operational advantage is coordination: when the builder, lender, and title company are all operating within the same corporate family, closings are tighter, communication is faster, and the chance of last-minute surprises at the closing table is lower.
A newer brand launched by Neal in 2026. Less information is publicly available on this brand at this time, but it signals that Neal is actively expanding its product architecture and reaching toward new buyer segments.
Pat Neal founded Neal Communities in 1970 and has built across the West Florida Gulf Coast for more than five decades, alongside a long public career in Florida. For a Kingston buyer, the relevance is continuity: a builder whose reputation in this market is tied to one family’s name.
To understand Neal Communities, you need to understand Pat Neal, because the company is, in many meaningful ways, a direct extension of his personal values, his public record, and his institutional relationships in this state.
Pat Neal attended the Wharton School of Finance at the University of Pennsylvania, one of the top business programs in the country, before returning to Florida to build both a business and a political career. He served as a Florida State Legislator and later as a Florida State Senator, chairing the Senate Appropriations Committee, the Natural Resources Committee, and the Judicial Nominating Commission. He was also Chairman of the Florida Commission on Ethics.
In those roles, Pat Neal won every environmental award given to members of the Florida Legislature during his chairmanship of the Natural Resources Committee, a record that is directly relevant to how Neal Communities approaches land development. This is not a builder who treats environmental compliance as a bureaucratic checkbox. It is a builder whose founder has a personal, political, and award-documented track record of prioritizing natural resource stewardship.
Pat Neal served on Governor Rick Scott’s transition team and played a similar advisory role for Governor Ron DeSantis. He currently chairs TaxWatch, a nonpartisan research institute focused on Florida’s fiscal policy. These relationships give Neal Communities a level of access to state-level planning and policy that no national builder can match.
The Neal Family structure at the company is generational: Pat’s son John Neal serves as President of Neal Land & Neighborhoods, and son Michael Neal handles building management. Charlene Neal runs PureStyle, the interior design studio. This is a family business in the truest sense, with the second generation actively engaged in carrying forward the brand.
In 2024, Pat Neal received the Hearthstone BUILDER Humanitarian Award for Exemplary Environmental Stewardship in Florida, the capstone recognition of a career-long commitment to building responsibly in the Florida landscape. His comments at the Kingston groundbreaking described the community as a fulfillment of the “American dream”, language that reflects genuine personal investment in what Kingston is intended to become.
Neal announced the widest plan range at Kingston South: 24 plans, two paired villas of 1,433 to 1,530 square feet and 22 single-family plans of 1,682 to 4,443 square feet. As of September 26, 2026 Neal publishes a starting price from the $400s but no plan names or plan prices.
The November 14, 2025 Priority Marketing groundbreaking press release confirmed the following about Neal’s product offering at Kingston South:
“Neal Communities, Southwest Florida’s premier, private homebuilder, will offer paired villas and single-family homes from its Cruise, Celebration, Cove and Coastal series available to build, including two villa floor plans and 22 single family options. Villas will range from 1,433 to 1,530 square feet of living space, while single family homes will range from 1,682 to 4,443 square feet, offering both one- and two-story floor plans. Neal Communities plans to build six model homes, including two villas and four single family offerings.”
This is the authoritative confirmed data on Neal’s Kingston South product line. The breakdown:
Category | Plans | Square Footage Range |
|---|---|---|
Paired Villas | 2 | 1,433 – 1,530 sq ft |
Single-Family (4 Series) | 22 | 1,682 – 4,443 sq ft |
Total | 24 | 1,433 – 4,443 sq ft |
Neal’s official website read “New Homes from the $400’s to $1M” in May 2026; on September 26, 2026 it reads “New Homes in Estero From the $400’s” with no upper figure. Jome.com independently confirms a starting price of $400,000.
No other builder at Kingston South offers 24 floor plans across a single build-site. This is a meaningful operational fact for buyers: having 24 options means you are far more likely to find a plan that fits your life without compromise, rather than choosing the least-bad option from a shorter menu.
Top 1% Real Estate Agents Nationally Since 2008. Questions about which Neal series fits your budget? 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.
Neal’s villa offering at Kingston South represents their most efficient, lowest-maintenance product, but “entry-level” would be the wrong frame. These are attached/paired villas designed for buyers who want a quality Neal home with reduced exterior maintenance obligations, positioned within the broader Kingston South community alongside single-family homes and the full amenity campus.
Two villa floor plans are confirmed. Specific plan names for Kingston South have not yet been released by Neal at the time of publication. Based on Neal’s active villa portfolio at comparable Southwest Florida communities, including through their nealvillahome.com brand, villa buyers can expect:
The villa collection at Kingston South will be priced at the entry end of Neal’s $400K+ range. For buyers who are rightsizing, purchasing a second home, or entering the Southwest Florida market with a disciplined budget, the Neal villa represents one of the most compelling new-construction values in this corridor.
Important note on HOA and maintenance: Paired villas in master-planned communities like Kingston South typically include exterior maintenance (lawn care, landscaping) in their HOA or villa association fee structure. Confirm the specific fee breakdown and what’s included with Neal’s sales team when the VIP list opens for villa selections.
The 22 single-family floor plans at Kingston South are distributed across four named series: Cruise, Celebration, Cove, and Coastal. These are established product lines from Neal’s active portfolio, they are not Kingston-specific naming conventions, but rather the same four series Neal deploys across their Southwest Florida communities.
Critical transparency note: Neal has not yet released individual floor plan names for Kingston South. The information below on series characteristics, typical sizes, and representative plan names from the portfolio is drawn from Neal’s active communities at comparable SW Florida locations, including SkySail and others. This is presented clearly as portfolio proxy data, not confirmed Kingston-specific plans. When Kingston’s individual plan names are released (anticipated closer to the October 17, 2026 grand opening), this page will be updated. Buyers should verify directly with Neal’s sales team.
The Cruise Series represents Neal’s most accessible single-family product. At comparable Neal communities, Cruise Series homes range from approximately 1,400 to 2,956 square feet of living space. This is the series most likely to represent the lower end of Neal’s single-family pricing at Kingston South, likely entering in the $400,000s to low $500,000s.
Cruise Series homes in Neal’s active portfolio carry names with a generational or aspirational quality. Representative plan names from comparable Neal communities include: Valiant, Imagination, Dream, Heritage, Vision, often with generational suffixes (e.g. “II,” “III”) indicating evolved versions of existing layouts.
The Cruise Series is designed for buyers who:
For a $400K–$500K new-construction buyer in the Estero market, the Cruise Series at Kingston South is likely to represent exceptional value relative to resale alternatives in the corridor, because it comes with one of the most ambitious amenity packages in the region and a builder warranty.
The Celebration Series is Neal’s mid-range single-family product, specifically developed for the Southwest Florida market. At comparable Neal communities including SkySail, Celebration Series homes range from approximately 1,812 to 3,486 square feet.
Representative plan names from Neal’s active SkySail community include: White Star, Brilliance, Fresh Spring, Meadow Brook, Triumph, Lighthouse, Artistry. These names reflect the lifestyle-focused branding Neal deploys for this series, aspirational without being ostentatious.
Celebration Series homes at Kingston South will likely fall in the mid-range of Neal’s pricing band, roughly the $500,000s to $700,000s, depending on lot selection, elevation, and design studio choices. This is the series most likely to generate the highest volume of sales at Kingston South, as it aligns with the broadest segment of the Estero/Corkscrew corridor buyer profile.
Buyers drawn to the Celebration Series typically:
The Cove Series represents Neal’s step into the upper-mid range of the single-family market. At comparable communities, Cove Series homes range from approximately 1,904 to 3,483 square feet. The Cove Series typically offers more premium features at the base specification level and greater customization latitude in the design studio.
Representative plan names from Neal’s active portfolio for the Cove Series include: Eventide, Endless Summer, Bright Meadow, Harvest, Sea Star, Festival, Sea Glass, Sea Mist, Ocean Front. The nautical and coastal naming convention reflects Neal’s deliberate positioning of this series within the Southwest Florida lifestyle brand.
Cove Series homes at Kingston South are expected to price in the $600,000s to $800,000s depending on configuration, elevation, and options. Buyers in this range will be comparing Neal Cove homes against comparable Lennar and Pulte product at Kingston South, and in that comparison, Neal’s design studio customization options and local builder expertise typically show to Neal’s advantage.
The Coastal Series is Neal’s top-tier single-family product in the standard Neal Communities brand (distinct from the ultra-luxury Neal Signature Homes brand). At comparable communities, Coastal Series homes range from approximately 2,559 to 4,443 square feet, and the confirmed upper bound of 4,443 square feet at Kingston South aligns exactly with the published Coastal portfolio.
Coastal Series homes are characterized by:
Representative plan names from Neal’s active Coastal Series portfolio include: Sanibel, Captiva, Savannah, Kiawah, Santa Catalina, Azure. The naming convention draws on prestigious barrier island and coastal destination geography, aspirational but appropriate for the premium price point.
Coastal Series homes at Kingston South will represent the upper range of Neal’s Kingston pricing, which Neal publishes only as “from the $400’s,” likely entering at $750,000 and reaching $1 million or above depending on lot premium, elevation choices, and design studio selections. Buyers at this level will also have the option to explore Neal Signature Homes for fully custom product, though that falls outside the Kingston South master builder program.
For the buyer who wants the most home on the most land, within a master-planned community with resort-level amenities and a trusted local builder, the Coastal Series at Kingston South makes a compelling case.
Series | Approx. Size Range | Typical Pricing | Who It’s For |
|---|---|---|---|
Cruise | ~1,400–2,956 sq ft | From the $400s | First-time buyers, seasonal homes, right-sizers |
Celebration | ~1,812–3,486 sq ft | Mid $500s–$700s | Relocating families, move-up buyers |
Cove | ~1,904–3,483 sq ft | $600s–$800s | Upper-mid buyers, premium specification seekers |
Coastal | ~2,559–4,443 sq ft | $750K–$1M+ | Luxury buyers, 3-car garage requirement |
Note: Pricing ranges are informed estimates based on Neal’s published “from the $400’s” starting price, its May 2026 $1M upper figure and comparable community data. Exact pricing is contingent on Neal’s Kingston South specific base prices, lot premiums, and design studio selections. Confirm with Neal sales team.
What is confirmed for Neal at Kingston is the plan count, the size range, the series names and six model homes, all from the November 2025 groundbreaking release, plus a published starting price from the $400s. Plan names and plan prices below are portfolio proxies from other Neal communities, clearly labeled.
Buyers deserve transparency. Here is exactly what is confirmed and what is informed inference:
Sources: Priority Marketing groundbreaking press release (Nov 14, 2025); nealcommunities.com/new-homes/kingston/ (May 2026); Jome.com.
Neal had not published these details as of September 26, 2026, even with VIP sales open; expect them at the sales table or at the October 17, 2026 grand opening. The VIP/Insider List (available now at nealcommunities.com) is the mechanism by which early buyers gain first access to plan information, lot selection, and pricing sheets before the public launch.
The Kingston grand opening is Saturday, October 17, 2026, 11:00 a.m. to 2:00 p.m. no RSVP required, a community-wide date confirmed by developer Cameratta Companies, covering all four Kingston builders. Correction, September 8, 2026: earlier versions of this page cited “Coming this September” language from Neal’s own Kingston page as confirmation of a September opening. That language is gone. Neal’s Kingston page on September 26, 2026 reads “Now Selling to VIPs” and “New Homes in Estero From the $400’s,” with no model opening date of its own. Treat October 17 as the public model date.
Six model homes will open:
Model homes serve a specific function in the new-construction purchase process that buyers underestimate. They are not just marketing tools, they are the most reliable way to assess a builder’s real-world quality at the finish level you will actually receive. Walk the model. Touch the cabinets. Look at the grout lines. Inspect the trim work at the corners. These details tell you more about a builder’s commitment to craft than any brochure can.
Neal’s track record across 27,000+ homes means the Kingston model homes will be representative of what buyers can realistically expect in their finished homes. National builders sometimes build out models with specification upgrades that inflate the visual impression of a base-price purchase, Neal’s sales team is trained to walk buyers through what is standard vs. what is an upgrade in the models they see.
Pre-registering for the VIP/Insider List at nealcommunities.com/new-homes/kingston/ now, with Neal already selling to VIPs before the Grand Opening, puts buyers in priority position for model home appointments and lot selection ahead of October 17, 2026.
Neal’s design studio offers more choice than Lennar’s bundled Everything’s Included® model and more structural latitude than most production builders, with selections across flooring, cabinetry, countertops, elevations and structural options. More choice also means more cost added to the base price, so budget for the studio visit.
One of the most meaningful differences between Neal Communities and the national production builders at Kingston South is the depth of customization available through Neal’s design studio process.
Lennar’s signature business model is the “Everything’s Included” approach, a curated, largely fixed package of features that simplifies the purchase decision but limits personalization. Pulte offers more flexibility than Lennar but operates within the same general production builder framework. Neal, as a privately held regional builder, operates differently.
The Neal design studio process, anchored by Charlene Neal’s PureStyle brand and the company’s professional design center staff, allows buyers to make meaningful selections across:
For buyers who have strong aesthetic opinions about their home, the Neal design studio is a meaningful advantage. For buyers who find the decision-making process overwhelming, Neal’s PureStyle design professionals provide guided consultation that reduces the cognitive load while producing a more cohesive result.
This customization advantage is most pronounced at the upper end of Neal’s series, Cove and Coastal buyers will have the greatest range of structural and finish options available. Cruise and villa buyers will have meaningful but more curated option menus.
Top 1% Real Estate Agents Nationally Since 2008. Questions about Neal’s design studio? 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.
Southwest Florida living is outdoor living, and no outdoor living feature matters more than the pool. Neal Communities recognized this decades ago and built a solution that no national builder at Kingston South can match: Waterscapes Pools & Spas, their proprietary in-house pool design and construction company.
When you build a home with Lennar or Pulte and want a pool, you are working with a third-party pool contractor who was not part of the original home design process. The result is often:
With Waterscapes, the pool is designed in concert with the home from the initial plan selection forward. The Waterscapes team works directly with Neal’s construction managers, meaning the pool timeline is integrated into the build schedule rather than bolted on afterward. The design team can optimize pool placement for solar orientation, lanai overhang clearance, and sightline from the primary living spaces, considerations that an after-the-fact pool contractor cannot address.
For Kingston South buyers who are planning to add a pool, which, in Southwest Florida, is effectively everyone, Waterscapes is a compelling reason to choose Neal over the alternatives.
Neal offers its own mortgage lender, Neal Communities Funding, and title company, Allegiant Title, so financing and closing can stay under one roof. Builder incentives such as rate buydowns are often tied to the affiliated lender, so compare its rate and fees against at least one outside lender before you commit.
Neal’s affiliated mortgage lender is designed to smooth the transition from contract to close. In a rising-rate environment or volatile credit market, having a lender who understands the builder’s construction timeline, knows the project intimately, and communicates in real time with the Neal sales and construction teams is a material advantage.
Neal Communities Funding can also participate in builder incentive programs, for example, when Neal offers rate buydowns or closing cost contributions as purchase incentives (common in new construction), a builder-affiliated lender is often the required or preferred vehicle for capturing those benefits. Buyers should always compare Neal Communities Funding rates and fees against outside lenders to ensure they are receiving competitive terms, but the operational benefits of the in-house lender are real.
Neal’s affiliated title company completes the vertical integration picture. Title insurance and closing coordination are rarely the most exciting part of a home purchase, but they are among the most consequential. A title issue discovered late in the closing process, or a miscommunication between the title company and the lender, can delay a closing by weeks.
Allegiant Title’s integration with Neal Communities and Neal Communities Funding means that all three parties are operating from the same information set on the same timeline. For a new construction buyer who may be coordinating a simultaneous sale of their existing home, this coordination can make a meaningful difference in the stress level of the closing experience.
All Kingston South builders, Neal, Lennar, and Pulte, draw their homeowners into the same master community amenity campus. This is one of the defining features of the Kingston value proposition: regardless of which builder you choose or which price point you occupy, you have access to the same extraordinary amenity package.
The Kingston South amenity campus is planned at 25 to 30 acres in size. It is managed by Troon, the global resort management company whose portfolio includes some of the most prestigious golf and resort properties on earth. Having Troon operate a residential community’s amenity campus is a significant operational commitment, it means professional hospitality management, not volunteer board-run facilities.
Aquatic Facilities
Racquet Sports, 32 Pickleball Courts - 12 indoor courts - 20 outdoor courts This is one of the largest pickleball complexes in any Southwest Florida residential community, a deliberate design choice that reflects the demographic profile of Kingston’s anticipated buyer base and the nationwide explosion in pickleball participation.
Fitness and Wellness
Social and Entertainment
Outdoor Recreation
Convenience Icons Confirmed on Neal’s Website Pool, Trails, Bike Share, Fitness Center, Clubhouse, Park, Community Center, Playground, Social Events, World Class Dining nearby, Premier Shopping nearby, Activities Coordinator, Recreation Centers, Dog Park.
Troon, a hospitality and club management company, is named to operate the Kingston South amenity campus that Neal, Lennar and Pulte owners share. For a Neal owner that means staffed programming and resort-style operations, paid for through an HOA budget that had not been published as of September 26, 2026.
The decision to bring Troon in as the amenity management company for Kingston South is worth unpacking, because it is not a common choice in residential master-planned development.
Troon’s core business is managing golf and resort properties at the highest service level. Their residential community management division applies the same hospitality philosophy: professional staff, defined service standards, consistent programming, and accountability metrics that a volunteer board cannot replicate.
For Kingston South homeowners, Troon management means:
This is a material differentiator versus communities whose amenity campuses are managed by a resident volunteer HOA board.
A Neal home at Kingston South carries two costs beyond property taxes: a Kingston One CDD assessment on the tax bill, adopted for FY2027 at $1,244.68 to $2,563.83 a year depending on product, and HOA dues, which neither Neal nor the association had published as of September 26, 2026.
Kingston South operates under the Kingston One Community Development District (CDD). A CDD is a special-purpose governmental entity created under Florida Statute 190 to finance, construct, and maintain community infrastructure. CDDs are common in large Florida master-planned communities and allow the developer to issue bonds to fund infrastructure, roads, utilities, amenities, that are then repaid over time through an annual CDD assessment levied against homeowners.
How it works for buyers:
The benefit side: CDDs allow for a higher level of infrastructure investment than most communities can achieve through standard HOA funding. The amenity campus, road network, conservation infrastructure, and wildlife underpass at Kingston are all funded through a mechanism that distributes the cost over time rather than requiring front-loaded HOA reserves.
Kingston South will also have a standard Homeowner Association covering community maintenance, common area landscaping, rules and standards enforcement, and potentially some shared amenity operating costs beyond what the CDD covers. HOA fees at Kingston South had not been published as of September 26, 2026. At comparable Southwest Florida master-planned communities, HOA fees for single-family homes in this size and amenity tier typically range from $150 to $400+ per month.
Buyers should request the full CDD disclosure statement, HOA governing documents, and budget prior to contract. Florida law requires this disclosure and gives buyers a designated review period.
Top 1% Real Estate Agents Nationally Since 2008. Questions about the CDD on a specific Neal 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.
One of the most frequent buyer concerns about the Corkscrew Road corridor is traffic and infrastructure timing. This is a legitimate concern for a development of this scale, and it is being addressed with a series of confirmed public investments.
Corkscrew Road, the primary east-west connector for Kingston, is scheduled for a widening project estimated at $27 million, with construction targeted for late 2026. This is not a proposed improvement awaiting funding, it is a scheduled project with a confirmed budget.
A new road connection linking Kingston Village Parkway to State Road 82 is planned for Winter 2027/2028. This will provide a critical north-south relief valve for traffic that would otherwise route through Estero and Bonita Springs arterials.
The Alico Road extension was approved in May 2025 with a budget of $26.8 million. This extension improves access from the north, connecting Kingston more directly to the I-75 corridor and the Fort Myers business district.
The infrastructure investment at Kingston is not happening in a vacuum, it reflects a coordinated relationship between Cameratta Companies, Lee County, and state transportation planners. Pat Neal’s background as a former chair of the Florida Senate Appropriations and Natural Resources Committees, and his ongoing advisory roles in state government, gives Neal Communities a level of institutional connectivity to these planning processes that buyers should understand.
The Kingston master plan includes land designated for True North Classical Academy, a K-12 tuition-free public charter school anticipated to serve approximately 3,100 students. The projected opening is the 2028-2029 school year. This will be the first major educational institution purpose-built within the Kingston development footprint.
You can buy from Neal now if you are on its VIP list: Neal’s Kingston page reads Now Selling to VIPs, from the $400s, as of September 26, 2026. Register as a VIP with your agent named, book an appointment at 20145 Fieldcrest Terrace, and expect the public model opening on October 17, 2026.
As of September 26, 2026, Neal Communities at Kingston South is selling to its VIP list. This means:
Neal, Lennar and Pulte all build in Kingston South and share one amenity campus. Neal offers the widest plan range and the most customization; Lennar has the lowest entry at $329,999 for a villa and the most included; Pulte has the lowest detached-home price in the upper $300s.
Every serious Kingston South buyer will conduct this comparison. Here is an honest, data-driven assessment:
Factor | Neal Communities | Lennar | Pulte |
|---|---|---|---|
Floor plans | 24 (widest) | Not yet fully confirmed | 320 homes (fewest units) |
Price range | From the $400s (May 2026 page showed up to $1M) | Entry-level oriented | Mid-range |
Builder type | Private, family-owned, SW Florida local | National public builder | National public builder |
Customization | High, 4 series + design studio | Lower, “Everything’s Included” | Moderate |
In-house pool builder | Yes (Waterscapes) | No | No |
In-house lender | Yes (Neal Communities Funding) | Yes (Lennar Mortgage) | Yes (PulteGroup Financial) |
In-house title | Yes (Allegiant Title) | Yes | Yes |
Model homes | 6 (most at Kingston South) | Not published | 2 (Easley, Easley Grande) |
Builder history in SW FL | 50+ years, 27,000+ homes | National, decades in FL | National, decades in FL |
Award recognition | Builder of the Year; America’s Best Builder; Humanitarian Award | Various national awards | Various national awards |
Series/product names | Cruise, Celebration, Cove, Coastal | Varies by collection | Varies by collection |
Units at Kingston South | ~1,100 | ~1,358 | ~320 |
Bottom line on the comparison:
If you are a buyer who values the ability to personalize your home, who wants the broadest range of floor plan options, who wants an in-house pool builder on the same team as your home builder, and who places a premium on working with a locally rooted company whose institutional knowledge of Southwest Florida is unmatched, Neal is your builder at Kingston South.
If you are a buyer whose primary decision driver is Lennar’s “Everything’s Included” pricing transparency and you do not need extensive customization, Lennar may be the right fit. If you want a smaller community footprint within Kingston South, Pulte’s 320-home presence may appeal.
But for the buyer who wants the most of everything, the most floor plans, the widest price range, the deepest product knowledge, the most model homes, and the most established local builder relationship, Neal is the answer at Kingston South.
Top 1% Real Estate Agents Nationally Since 2008. Questions about Neal versus Lennar, Pulte or 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.
Yes, use a buyer’s agent at Neal Kingston: Neal’s new home consultants represent Neal, and on most new-construction purchases the builder pays the buyer’s agent commission. Your agent must be named at your VIP registration or first visit, then reads the purchase agreement, deposit terms and CDD disclosure with you.
This is one of the most important practical questions a new-construction buyer can ask, and the answer is clear: yes, you need a buyer’s agent at Neal Kingston, and it costs you nothing extra.
Neal Communities, like all major builders, pays the buyer’s agent commission out of the builder’s proceeds. The buyer does not pay the agent’s fee. There is no price premium for using an agent. You pay the same price for the home whether you walk in solo or walk in with representation.
What you get with representation from McGreevy and Comisar:
Pre-contract guidance. We advise on lot selection, floor plan comparison, and series positioning before you sign anything. A poor lot selection in a new community is a multi-year problem that is very difficult to correct after closing.
Contract review. New construction contracts are builder-drafted and heavily favor the builder. Having an experienced agent, and ideally a real estate attorney, review the contract before you sign is essential. We flag clauses around deposit forfeiture, construction timeline, specifications, and closing date flexibility.
Negotiation and incentives. While Neal’s base prices are relatively fixed (unlike resale properties), builders do offer incentives, rate buydowns, closing cost contributions, design studio credits, lot premium waivers, especially in the VIP phase and at specific inventory moments. An experienced buyer’s agent with a relationship at Neal knows when those incentives are available and how to position your offer to capture them.
Independent advocacy. Neal’s sales team works for Neal. They are professionals and they are not trying to deceive you, but their job is to sell Neal homes. Our job is to represent you. These are different roles with different loyalties.
Post-contract walkthroughs and orientation. We attend the pre-drywall walkthrough, the builder orientation, and the final walkthrough with you. Our job is to be the second set of eyes catching issues the builder needs to address before closing.
Neal offers the widest plan range at Kingston South, deep customization and a locally owned builder. Against that, Neal publishes no plan prices yet, no Kingston home has closed, the amenity campus is not built, HOA dues are unpublished, and no builder publishes a move-in date.
No community is perfect. Here is an honest look at the Kingston South investment from a buyer’s perspective.
McGreevy and Comisar are the Estero team that reads Kingston’s documents, not just its brochures. 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.
McGreevy and Comisar have served Southwest Florida buyers and sellers since 2004. Why they’re the right team to guide you at Kingston:
We have been on the ground in the Estero, Bonita Springs, and Naples markets since 2004. We know the Corkscrew corridor, we know Neal Communities, and we know what it takes to navigate a new-construction purchase from VIP registration to closing. We are here to represent you, at no additional cost, since the builder pays our fee.
Contact:
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Jesse McGreevy is a top-reviewed Estero realtor.
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Verified Google review
Kingston South sits on Corkscrew Road east of Alico Road in Estero, FL 33928, so daily errands, medical care and the airport all run west toward I-75. The Publix at The Shoppes at Verdana Village is the nearest grocery; Coconut Point and Miromar Outlets carry the larger retail.
Kingston South sits on the Corkscrew Road corridor in Estero, FL 33928. For buyers evaluating the practical lifestyle implications of this location, the following distances are relevant:
No school assignment is final for a Kingston address until the School District of Lee County zones it, so verify any home through the district’s zone finder. Cameratta states a K-12 True North Classical Academy charter campus will open inside Kingston, with Phase 1 scheduled for 2028.
Kingston South falls within the Lee County School District. Current school assignments for the corridor include:
Important note: School boundaries in rapidly developing areas can change as Lee County adjusts attendance zones in response to population growth. Families with school-age children should verify current boundaries directly with the Lee County School District at the time of purchase and periodically thereafter.
Walkability: Walk Score 0 (car-dependent). Bike Score 32 (somewhat bikeable on the shared-use pathway system within Kingston). This is a standard characteristic of new-development communities in this part of Lee County.
Verdana Village is Cameratta’s community four miles west on Corkscrew Road, already built with open amenities and a Publix-anchored center; Kingston South is selling but has no closed homes. Verdana’s trailing 12-month closed median was $609,000 at $258.41 a square foot; Neal at Kingston publishes from the $400s.
Verdana Village is the other major new-construction community on the Corkscrew corridor in this general area, built by Pulte. For buyers who are comparing both:
Factor | Kingston South (Neal) | Verdana Village |
|---|---|---|
Builder(s) | Neal, Lennar, Pulte | Pulte |
Community scale | ~10,000 homes (full master plan) | Smaller scale |
Amenity campus | 25-30 acres, Troon-managed | Amenity campus included |
Pickleball | 32 courts (12 indoor, 20 outdoor) | Courts available |
Pricing | Neal: from the $400s | Varies |
Conservation | 3,300+ acres (60% of land) | Less conservation focus |
On-site school | True North Classical Academy (2028-2029) | Not confirmed |
Road infrastructure investment | $80M+ approved and scheduled | Not at this scale |
Builder diversity | 3 builders, multiple product types | Single builder |
Kingston is larger, more ambitious, and better capitalized from an infrastructure standpoint. Verdana Village has the advantage of being further along in its development timeline, the community has active residents, established landscaping, and operational amenities now, whereas Kingston’s amenity campus and homes are still under development. For buyers who want to move in now, Verdana Village may offer near-term inventory that Kingston cannot. For buyers willing to wait for 2027 occupancy in exchange for ground-floor pricing in a community of Kingston’s scale, the calculation shifts toward Kingston.
Neal Communities is Southwest Florida’s premier private homebuilder, founded in 1970 by Pat Neal. With more than 27,000 homes built across 90+ communities from Tampa to Naples, $800 million in FY2024 revenue, and a Top 100 national builder ranking, Neal is the most established locally rooted builder operating at Kingston South. Unlike Lennar and Pulte, which are national public companies, Neal is privately held and family-owned, meaning decisions are made with a long-term Southwest Florida perspective rather than quarterly shareholder expectations.
Neal has confirmed 24 floor plans: 2 paired villa plans (1,433–1,530 sq ft) and 22 single-family plans (1,682–4,443 sq ft) across four series: Cruise, Celebration, Cove, and Coastal. Individual plan names within those series have not yet been released for Kingston South specifically. The October 17, 2026 grand opening is when full plan details will become available.
Neal publishes Kingston South pricing from the $400s (Neal’s page, read September 26, 2026), and it is selling to its VIP list. Its May 2026 page showed a range to $1 million; the current page shows only the starting figure, and Neal has published no plan-level or homesite prices. For comparison, Pulte starts in the upper $300s, Lennar at $329,999 for a villa and $429,999 for a detached home, and Esplanade at Kingston at $369,900.
Neal’s four series, Cruise, Celebration, Cove, and Coastal, represent tiers of product from entry single-family (Cruise) through premium single-family (Coastal). The series names reflect a lifestyle orientation appropriate for Southwest Florida’s outdoor and coastal culture. Each series has distinct square footage ranges, feature levels, and price points. The Coastal Series is distinguished by three-car garages as a standard feature.
The smallest villa at Neal Kingston South is 1,433 square feet of living space (confirmed). This is a paired/attached villa designed for efficient, low-maintenance living with full access to the Kingston South amenity campus.
The largest confirmed floor plan reaches 4,443 square feet (confirmed from the November 2025 press release). This is a Coastal Series single-family home, likely two-story, with a three-car garage as a standard feature. It represents the top end of Neal’s Kingston lineup; Neal has not published its price.
Neal offers substantially more customization than Lennar and more than Pulte. Lennar’s “Everything’s Included” model is specifically designed to minimize customization complexity, most selections are made for you at the base price. Pulte offers more flexibility but operates within a standard production builder framework. Neal’s design studio, anchored by Charlene Neal’s PureStyle brand, allows meaningful structural and finish selection across all four series. The Cove and Coastal Series offer the greatest range of options.
Yes. Waterscapes Pools & Spas is Neal’s proprietary in-house pool design and construction company. This is a significant advantage over Lennar and Pulte at Kingston South, both of which use third-party pool contractors. The in-house relationship means the pool is designed with the home, built on the same schedule, and covered under a unified warranty relationship.
Yes. Neal Communities Funding is the affiliated mortgage lender and Allegiant Title Professionals is the affiliated title company. These in-house services offer coordination advantages, all three parties (builder, lender, title) operate with shared information and timelines. Buyers should compare Neal Communities Funding rates against outside lenders to ensure competitive terms.
The Kingston community grand opening is Saturday, October 17, 2026, 11:00 a.m. to 2:00 p.m., confirmed by developer Cameratta Companies, with models open for touring. Neal’s own Kingston page no longer carries the “Coming this September” language quoted in earlier versions of this page, as of September 26, 2026 it reads “Now Selling to VIPs.” VIP registration is open now, and VIP buyers get priority access to homesites and pricing ahead of the public.
Six model homes: 2 villa models and 4 single-family models. This is more model homes than any other builder at Kingston South, giving buyers the most comprehensive in-person product experience before committing to a purchase.
Neal has earned recognition that no national builder at Kingston South can match in the Southwest Florida market specifically: Builder of the Year (Professional Builder Magazine, 2015), America’s Best Builder (BUILDER Magazine, 2012), and the 2024 Hearthstone Humanitarian Award for environmental stewardship. Their 50+ year track record in this specific market, 27,000+ homes, is the most meaningful quality signal. Resale values of Neal homes in their established communities provide real-world confirmation of build quality.
It reflects Neal’s philosophy that the community context, the neighbors, the natural environment, the amenities, the schools, the walkways, is as important as the home itself. This is why Neal invests in conservation lands at their communities, why they fought for the wildlife underpass at Kingston, and why they are building six model homes instead of two or three. It is a brand statement backed by 50 years of operational decisions in this market.
Lennar’s “Everything’s Included” model is explicitly designed to reduce customization. It simplifies the purchase decision and can provide strong value at the base level, but buyers who have specific aesthetic opinions about their home will find Lennar’s options constrained. Neal’s design studio gives buyers meaningful choices across flooring, cabinetry, countertops, fixtures, exterior elevations, and structural options. For a buyer who cares about the finished look of their home, Neal is the better fit at Kingston South.
Register as a VIP at nealcommunities.com/communities/kingston/ or call the Kingston South team at (239) 300-9031, then book an appointment at 20145 Fieldcrest Terrace. Neal is selling to VIPs now. Name McGreevy and Comisar as your buyer’s agent at that first registration; it costs you nothing extra and ensures you have representation when homesites are selected.
1,433 square feet, the smaller of the two confirmed villa floor plans. For single-family homes, the smallest confirmed plan is 1,682 square feet (the Cruise Series entry point).
Yes. The press release confirms “both one- and two-story floor plans” within the 22 single-family options. Two-story plans are most likely to be found in the Celebration, Cove, and Coastal Series at the upper end of the square footage range. Two-story Coastal Series homes at comparable communities can reach the confirmed 4,443-square-foot maximum.
Neal Communities, with 24 confirmed floor plans (2 villa + 22 single-family). No other builder at Kingston South has confirmed a comparable number of plan options.
In multiple concrete ways: (1) Established subcontractor relationships in this specific market mean better quality control and construction timeline reliability. (2) Knowledge of the local climate, soil conditions, and building code nuances that come from 50 years of construction in SW Florida. (3) Pat Neal’s governmental relationships have contributed to the infrastructure investment, road widening, extension approvals, that makes Kingston viable long-term. (4) Resale buyers in the future will know the Neal brand, it carries premium connotations in this market that support resale values.
No. Kingston South is an all-ages community. There are no age restrictions at Neal’s Kingston South section. This is consistent with the other builders at Kingston South and with the master community’s intent to serve multigenerational buyers.
Neal’s specific deposit structure for Kingston South had not been published as of September 26, 2026, even with VIP sales open. At comparable Neal new-construction communities in Southwest Florida, initial deposits are typically 1–3% of the base purchase price, with additional milestone payments during construction. Ask for the deposit and refundability terms in writing at your VIP appointment or at the October 17, 2026 grand opening. McGreevy and Comisar can advise you on what to look for in the contract deposit and refundability terms.
Yes. Neal’s design studio, anchored by Charlene Neal’s PureStyle interior design brand, is one of the most professionally staffed in the regional new-construction market. PureStyle designers provide guided consultation to help buyers make cohesive selections across all finish categories. This is especially valuable for buyers who find the volume of design choices in new construction overwhelming.
Neal at Kingston South is best for buyers who: (a) value customization and want meaningful choices in their home’s finish and layout; (b) want the widest possible floor plan selection to find the right fit; (c) prefer a locally rooted, privately held builder over a national public company; (d) are planning to add a pool and want it built by the same team as the home; (e) are purchasing at a price point from the $400,000s up; or (f) want the builder at Kingston South with the deepest institutional knowledge of Southwest Florida’s land, climate, and regulatory environment.
Kingston South operates under the Kingston One Community Development District (CDD), a Florida Statute 190 special-purpose government entity that finances community infrastructure through bond issuance. Homeowners pay an annual CDD assessment as part of their property tax bill. Specific CDD assessment amounts for Kingston South have not been publicly released. Buyers are entitled to full CDD disclosure documents and a review period under Florida law.
HOA fees at Kingston South had not been published as of September 26, 2026. At comparable Southwest Florida master-planned communities with similar amenity packages (resort pool, pickleball, fitness, trails, activities programming), HOA fees for single-family homes typically range from $150 to $400+ per month. Villa fees may be higher if they include exterior maintenance. Request the full HOA budget and governing documents as part of your due diligence.
Currently, Kingston South is served by Lee County public schools. Elementary options include Mirror Lakes Elementary or Three Oaks Elementary; middle school options include Lehigh Acres Middle or Three Oaks Middle; high school options include East Lee County High School or Bonita Springs High School. Boundaries are subject to change as the community grows. True North Classical Academy (K-12, tuition-free) is planned within Kingston and anticipated to open for the 2028-2029 school year.
Approximately 20 minutes from Kingston South to Southwest Florida International Airport (RSW). This is a genuine lifestyle advantage, RSW offers nonstop service to major hubs including Atlanta, Chicago, Dallas, New York, Philadelphia, and Washington DC, making Estero a practical home base for frequent travelers.
Approximately 25 to 30 minutes to Bonita Beach and Barefoot Beach Preserve County Park. Barefoot Beach is one of the last undeveloped barrier island beaches in Lee County and is consistently ranked among Florida’s top beaches. Naples’ beach access (Fifth Avenue South area) is approximately 35 to 40 minutes.
Three major confirmed projects: (1) Corkscrew Road widening, $27 million, late 2026 construction start. (2) Kingston Village Parkway to SR-82 connection, Winter 2027/2028. (3) Alico Road extension, $26.8 million, approved May 2025. Combined, these investments represent over $80 million in dedicated road infrastructure serving the Corkscrew corridor, directly improving access to and from Kingston South.
Verdana Village is an established active community on the Corkscrew corridor; Kingston South opened sales in September 2026 but has no closed homes yet. Kingston is larger in scale, more ambitious in amenity design (32 pickleball courts vs. Verdana’s courts; The Saloon entertainment venue; Troon management), and carries a much larger conservation footprint. Verdana offers the advantage of existing residents, mature landscaping, and operational amenities now. Kingston offers the advantage of ground-floor pricing, the widest builder selection (Neal, Lennar, Pulte), and a larger long-term community investment.
Yes, absolutely. Neal Communities compensates buyer’s agents through the builder’s proceeds, this means you pay nothing extra for representation. Walking into any new-construction sales office without a buyer’s agent is one of the most common and expensive mistakes buyers make. An experienced agent reviews your contract, helps with lot selection, advises on negotiation timing, and attends critical build milestones with you. Call McGreevy and Comisar before you register or visit the sales office to ensure your representation is documented.
The Cove Series is Neal’s mid-to-upper single-family product, with plans from approximately 1,904 to 3,483 square feet. It is designed for buyers who want meaningful living space, premium base specifications, and greater design studio options than the Cruise or Celebration Series, without stepping all the way up to the full Coastal premium tier. Coastal, nautical naming (Eventide, Endless Summer, Sea Star, Ocean Front) reflects the SW Florida lifestyle orientation of this series. Pricing at Kingston South will likely fall in the $600,000s to $800,000s.
The Coastal Series is Neal’s premium standard builder product, with plans from approximately 2,559 to 4,443 square feet. Three-car garages are standard. These are the largest, most feature-rich homes Neal builds outside of the custom Neal Signature Homes brand. Plan names from comparable communities include Sanibel, Captiva, Savannah, Kiawah, Santa Catalina, and Azure. Pricing at Kingston South will range from approximately $750,000 to $1 million and above depending on lot premium and options.
The Cruise Series is Neal’s entry single-family product, with plans from approximately 1,400 to 2,956 square feet at comparable communities. At Kingston South, the overall single-family floor plan range starts at 1,682 square feet, consistent with the Cruise Series entry. Pricing will begin in the $400,000s range. This series is designed for buyers who want Neal quality and Kingston South’s amenity access at the most accessible price point.
Yes. True North Classical Academy is planned as a K-12 tuition-free public charter school within the Kingston development, anticipated to serve approximately 3,100 students. The projected opening is the 2028-2029 school year. This school is a major long-term value driver for families purchasing at Kingston South, the presence of a quality on-site school materially affects resale values in family-oriented communities. Buyers purchasing in 2026 or 2027 will be established in the community when True North opens.
All data on this page is sourced from primary or highly authoritative sources. No competitor realtor sites were referenced in the preparation of this content.
This page is maintained by McGreevy and Comisar, a team of Domain Realty Group in Bonita Springs, FL. Last updated September 26, 2026 (sales status and pricing). Information is sourced from confirmed primary data and is updated as new details are released by Neal Communities. For the most current pricing, plan availability, and lot information, contact Neal’s sales team directly or reach out to us for buyer representation guidance.
McGreevy and Comisar are not affiliated with Neal Communities, Cameratta Companies, or any builder or developer referenced on this page. We represent buyers.
Ready to buy from Neal at Kingston South while VIP sales are open?
Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873. We will walk you through the registration process, advise on lot selection strategy, and make sure you are positioned for the best available homesite selection now that VIP sales are open.
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.
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