Babcock Ranch - Regency

Updated September 2026 · Jesse McGreevy and Marc Comisar, Brokered by Domain Realty

Regency is one of the Babcock Ranch communities we cover in depth. If you are buying or selling here, our comparison of the best real estate agents in Fort Myers shows how local agents stack up on the public record.

Regency at Babcock Ranch is a gated Toll Brothers neighborhood on Panther Drive, Little Blue Heron Way and Wax Myrtle Street in the MidTown area of Babcock Ranch, Charlotte County, Florida 33982, and it is age-restricted. The recorded declaration, instrument 3312335, designates the community as housing for older persons and requires that at least 80 percent of the Homes be occupied by at least one person aged 55 or over, with a minimum occupancy age of 22. That is a rule about occupancy, not about title, and this page publishes the rule exactly as it is recorded, article by article and section by section, because almost every page written about this neighborhood paraphrases it and gets it wrong. The Charlotte County parcel roll stamped 7 September 2026 carries 234 parcels under the subdivision designator RBR, of which 222 are residential homesites, 116 have a building on them, and zero are condominium units. In the twelve months to 31 August 2026 those homesites produced 67 qualified arm’s-length closings at a median of $510,000, which is 45.8 percent above the Charlotte County single family and cluster median of $349,900 across 5,935 closings over the same window.

McGreevy and Comisar are a top-reviewed Babcock Ranch realtor team, and Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008. Three facts on this page are not published anywhere else, and each of them changes a decision. First, Regency is the only Babcock Ranch neighborhood we measured whose closing volume rose, up 15.5 percent from 58 to 67 closings, while its price per square foot fell 5.3 percent from $250.85 to $237.68 against a median that moved 0.3 percent, and this page decomposes that instead of summarising it. Second, the third collection is gone: the attached duet product closed out, Toll Brothers’ own de-indexed page says so, and there is therefore no longer any new-construction route to the lower price band in this neighborhood. Third, the common areas and the amenity campus have never been conveyed to the homeowners association, the declaration sets no deadline for conveying them, and consequently no dues figure for Regency exists anywhere in the public record and this page refuses to guess one. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

In This Guide

Everything below is about Regency at Babcock Ranch itself unless a sentence says plainly that it is about Babcock Ranch as a whole. Every count, median and percentage carries the denominator it was computed over and the date it was measured. Every dollar figure carries its billing period, or says in words that no billing period is published. Nothing here is carried over from another neighborhood’s page, and where a fact could not be sourced we publish the gap with an authority and a telephone number instead of an estimate.

• Why McGreevy and Comisar are the best realtor for Regency at Babcock Ranch, and exactly how this page was built

• Regency at a glance: 234 parcels, 222 homesites, 116 homes, and the numbers that describe them

• What the age restriction actually says, article by article and section by section, quoted from the recorded instrument

• The one definition nobody publishes: what “Occupy” means in this declaration, and why it makes this a residency rule rather than a visiting rule

• Who may own here versus who may live here, and why those are two different questions

• How the community keeps the exemption: the biennial survey, the ten-day reporting duty and the powers the association holds

• The two 55+ neighborhoods at Babcock Ranch, and the AI-generated answer currently naming three wrong ones

• The only Babcock Ranch neighborhood we measured where closing volume rose, and by how much

• What 67 closings show, and why a flat median with a falling price per square foot means the mix moved rather than the market

• Two collections now, and the third that closed out: every plan, every published price, and the eleven price figures that disagree

• Why there is no longer a new-construction path to the low price band, and what that does to the resale market

• The complete resale record, every recorded resale, with the outcome and the hold period, and the one row that is not a resale

• What it costs to own, layer by layer, with the billing period stated on every single line

• Three district assessment bands inside one neighborhood, and the solid waste figure the district itself flagged as unsettled

• Who pays what at closing: four recorded one-time charges, three of which fall on the buyer

• Flood: 234 of 234 parcels in FEMA Zone X, the letter of map revision that controls, and 66 elevation certificates

• Storm exposure, and why no Regency home existed when Hurricane Ian made landfall

• Toll Brothers builds the homes; a Hearthstone land bank still owns the ground and the clubhouse

• The amenity campus that has not been given to anybody yet, and the nine icons with no prose source behind them

• The recorded covenants: pets, parking, fences, shutters, signs, drones and the open-house rule that affects every listing

• Leasing and rentals, the numbered mechanics as recorded

• Who controls the association, on what vote weighting, and the outside date

• Schools, drive times, and the county seat that is farther away than downtown Fort Myers

• How Regency compares to Alta Key and to the rest of Babcock Ranch

• What we would tell you not to like about Regency

• Thinking of selling your Regency home, and buying in Regency

• How to check every number on this page yourself, and the documents you can download

• Frequently asked questions, buyer edition and seller edition, answered with numbers and sources

Why McGreevy and Comisar Are the Best Realtor for Regency at Babcock Ranch

If you are searching for the best realtor for Regency at Babcock Ranch, whether you are ready to sell your Regency home or buy your next one, McGreevy and Comisar is the team that has actually done the work on this specific neighborhood. Nearly everything published about Regency is builder marketing rewritten by somebody who has never opened the recorded declaration, and a meaningful share of it is stale, applies to a different Babcock Ranch neighborhood, or repeats an amenity icon as though it were a fact. This section says exactly how this page was built so that you can check it.

The credentials, stated plainly

Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008. They lead the #1 team in Southwest Florida since 2012, and they have won the Gulfshore Life 5-Star award for customer satisfaction for 20 straight years. As the leaders of Domain Realty Group, our team has closed over $2.5 Billion in real estate across more than 4,000 transactions, and McGreevy and Comisar alone have over $900 million in personal sales. Brokered by Domain Realty. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and the team line is 239-441-2816. More about the team is on our about page.

What we actually did before writing this page

We pulled the Charlotte County Property Appraiser’s parcel roll stamped 7 September 2026 and the county’s complete recorded deed file stamped 6 September 2026, and we selected every parcel whose short legal description carries this neighborhood’s own subdivision designator. That returns 234 parcels, of which 222 are residential homesites. From the deed file we identified 136 qualified improved closings all time with zero duplicate rows, of which 129 were first-time builder closings and 7 were recorded resales. That 129 to 7 split is the single most important structural fact about this market, and it governs several sections below, including the one that explains why this page publishes no days-on-market figure.

The recorded documents we read

We retrieved the instruments from the Charlotte County Clerk’s own public index and read them from the recorded document images rather than from a portal abstract: the 183-page Regency declaration, instrument 3312335, recorded 7 September 2023; the 146-page Second Amended and Restated Community Charter, instrument 3089149; the 19 plat sheets at Plat Book 26, Pages 17A through 17S; the 21-page cost sharing agreement with the neighbouring association, instrument 3409239; the landscape buffer easement, instrument 3409241; the perpetual access and maintenance easement, instrument 3670329, recorded 4 August 2026; and the special warranty deed, instrument 3679879, recorded 1 September 2026, which shows finished lots still moving from the land bank to the builder this month.

The index sweep, and the silence it found

We ran a legal-description index sweep across every instrument recorded against this subdivision code from the declaration date of 7 September 2023 to 8 September 2026. It returned 299 instruments: 192 deeds, 59 mortgages, 14 affidavits, 11 easements, 7 terminations, 4 powers of attorney, 3 notices of commencement, 2 agreements, 2 releases, 2 partial releases, 1 lien and 3 further mortgage categories. It returned zero restrictions, zero modifications and zero amendments. The declaration stands today exactly as it was recorded. The single lien is a construction lien filed by a contractor on 21 April 2025, not an association claim of lien, and that absence is why no dues figure appears on this page.

The public data we queried ourselves

We queried FEMA’s National Flood Hazard Layer against all 234 Regency parcel centroids and then re-ran a twelve-parcel spread across all three principal streets as individual point queries, so that FEMA did the spatial arithmetic rather than our own code. We downloaded and parsed all 234 Charlotte County Property Appraiser record cards individually. We matched the county’s published elevation-certificate layer to this neighborhood’s parcel accounts and recovered 67 certificates, 66 of them clean. We read the special district’s adopted budgets for fiscal 2025 and fiscal 2026 line by line and found this neighborhood’s own rows in both. We downloaded the district’s enabling act, Chapter 2007-306, Laws of Florida, all 45 pages of it, and read it rather than citing it.

The flood layer we deliberately did not use

We did not use Charlotte County’s published GIS flood layer at any point, in either direction. On one neighbouring Babcock Ranch neighborhood that layer understated the flood position and on another it overstated it, and it is built on a 2022 flood insurance rate map that predates the letter of map revision now controlling here. Instead we went to FEMA’s live layer and then cross-checked every result against the county Property Appraiser’s own record cards, which are populated separately. FEMA and the Property Appraiser agree with each other on all 234 parcels, which is a stronger evidentiary position than a single source could give.

What we refused to publish

We refused to publish a days-on-market figure, because roughly 95 percent of this neighborhood’s closings never produced a listing and any market-time statistic here is arithmetic performed correctly on the wrong population. We refused to publish a homeowners association dues figure, because none exists in the public record and the builder publishes none. We refused to publish any exclusivity claim about the age restriction, because the developer’s own website names two 55+ neighborhoods in this town, not one. And we refused to repeat a price band the builder still circulates for a product it no longer sells.

Why that matters to you, whichever side you are on

Because we worked from the record rather than the brochure, we can tell a seller exactly what every recorded resale in this neighborhood has done, which of the four recorded one-time charges lands on them rather than on their buyer, and why the closed-out attached product changes their position. We can tell a buyer which flood answer is current and which is three years stale, what the age article actually requires as against what a summary says it requires, what the district will bill on the tax bill for as long as they own, and which amenities have a prose source behind them and which are only an icon on a grid.

The data behind this page, in one table

What this page does differently, in one table

Talk to us about your Regency home

If you own in Regency and are thinking about selling, the two most useful things you can establish before you list are which district assessment band your homesite sits in and whether your home is one of the 47 attached homesites whose product the builder can no longer construct, because those two facts set your position. Start with a free Regency home valuation, or call Jesse McGreevy direct at (239) 898-6072. Confidential conversations welcome. If you are buying here, read how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.

Regency at Babcock Ranch at a Glance

This table is the whole neighborhood in one screen, and every row in it is expanded somewhere below with its source. Figures marked as of 8 September 2026 are builder-published or live-service figures that change; figures drawn from the parcel roll and the deed file carry the roll and file dates. Where a figure has no honest answer we have written that in the table rather than leaving the row out, because a missing row is how a reader ends up believing a number that does not exist.

The streets, and how many parcels each carries

Regency has three principal streets and two minor ones, and one street carries more than half the neighborhood. Any description of this place that names a single street has not looked at the roll. Two denominators circulate and they answer different questions: counting all 234 parcels resolves five street names, while counting only the 222 residential homesites resolves three. Both are correct and this page states which it is using every time.

What the non-homesite parcels are, and who owns every one of them

Twelve parcels inside the designator are not homesites, and the ownership column below is the most consequential single column on this page. It answers a question most buyers never think to ask, which is who actually owns the streets, the lakes and the clubhouse. In this neighborhood the answer is that the land bank owns all of them, today, and the recorded declaration sets no deadline for that to change.

Every one of those twelve rows carries the same owner name, and that owner is not the builder and not the association. It is a land bank. The section on the land bank explains what that means, and the section on the amenity campus explains why the last-but-one row is the most important thing a buyer here should understand about what they are paying into.

Who owns the homesites today

Ownership of the 222 residential homesites is split three ways as of the 7 September 2026 roll, and the split tells you how far through its build the neighborhood is. Individual owners hold the 129 homesites that have closed at least once. Toll Southeast LP Company, Inc. holds 74 parcels as builder inventory and work in progress. V2P2-Punta Gorda LP holds 18 vacant residential parcels in addition to the twelve tracts above, giving it 30 parcels in total. Roughly 92 parcels are therefore builder-held or land-bank-held, which is forward supply competing for the same buyer and is a fact any seller here should price against.

The two product lines, and the spread between them

Regency is not one product with a cheap end and an expensive end. It is two distinct products, built to two different specifications, on two different homesite widths, and quoting a single Regency median describes neither of them. In the twelve months to 31 August 2026 the two products closed as follows, and the gap between them is $230,500.

The 25 plus 20 in that table does not sum to 67 because the remaining closings in the window sit on parcels the roll classifies differently at the time of transfer, principally homes that closed before their improvement had been reclassified. The two medians are computed on the counts shown and each carries its own denominator. The important structural point is in the last column of the second row, and the section on the closed-out collection is where this page deals with it properly.

What share of Babcock Ranch this neighborhood is

Regency’s 234 parcels are 2.63 percent of the 8,908 parcels the county roll carries across the whole of Babcock Ranch as of 7 September 2026, and its 67 closings are 5.8 percent of the 1,154 qualified closings the county recorded town-wide over the twelve months to 31 August 2026. So this neighborhood punches above its parcel weight on transaction volume by better than two to one, which is consistent with a neighborhood in active build rather than one that has settled.

What the Age Restriction Actually Says, Section by Section

Data updated: September 2026. Regency at Babcock Ranch is age-restricted, and the rule is recorded in the Charlotte County official records where anyone can read it. It sits in Article XX of instrument 3312335, headed “Housing for Older Persons”, and it runs to eight sections across recorded pages 72 to 76 of 183. This section publishes what that article requires, with the section number on every point, because a summary is not a rule and the difference between them is where buyers and sellers get hurt. Nothing in this section describes any resident or class of resident. It describes a recorded document.

The 80 percent threshold, as recorded

Article XX section 1.2 defines the standard the community operates under, and the words are these: “the Act’s exemption requirement that at least eighty percent (80%) of the Homes in Community are occupied by at least one (1) person fifty-five (55) years of age or older and the Community complies with the requirements of the Act and related statutes and regulations, including but not limited to 24 C.F.R. §§ 100.305, 100.306 and 100.307, as amended.” The threshold is 80 percent of the Homes, and the test inside each of those homes is at least one occupant aged 55 or over.

The minimum occupancy age is 22

Article XX section 3.2 states that “No person under the age of twenty-two (22) shall Occupy a Home”. That is a separate rule from the 80 percent threshold and it applies to every home in the community rather than to 80 percent of them. It is also, critically, a rule about occupancy as that word is defined in the same article, and the next section of this page is about that definition because it is the thing almost every published summary omits.

Which statutes the declaration actually names, and which it does not

This is precise and slightly counter-intuitive, and it is worth stating carefully. The phrases “Housing for Older Persons Act”, “HOPA” and “1995” appear zero times in all 183 recorded pages. The declaration does not invoke the federal Housing for Older Persons Act of 1995 by name anywhere. What it does name is set out below.

We report that silence as what it is: an observation about the text of a recorded document. It is not a conclusion about whether the exemption is available, and no reader should take it as one. The builder’s own published statement, quoted further down this page, does name the federal act. The recorded declaration does not. Both facts are true at the same time and a careful buyer should know both.

The registration duty with the state commission

Article XX section 4 provides that “The Association shall register the Community with the Commission by submitting a letter to the Commission pursuant to the requirements in Florida Statutes, Section 760.29(4)(e), as may be amended from time to time.” “Commission” is defined at section 1.3 as the Florida Commission on Human Relations. So the declaration imposes a registration duty on the association. Whether that registration has actually been made is not a recorded fact and we could not establish it, so it is published on this page as an open question with the authority to call: the Florida Commission on Human Relations, (850) 488-7082, at fchr.myflorida.com.

The designation sentence itself

Article XX section 2 makes the designation in terms: “The Community is hereby designated as ‘housing for older persons’ in accordance with the terms and provisions of the Act.” The same section states that the community “is intended to be operated for occupancy by persons fifty-five (55) years of age or older and is subject to the Act, Federal Fair Housing Act, the Florida Fair Housing Act, and the regulations of the United States Department of Housing and Urban Development, as amended from time to time”. Note the verb: intended to be operated. That is a statement of the operating basis, not a certification that the threshold is met on any given day.

The declarant may sell for occupancy by persons aged 45 to 55

This is a real, recorded and very rarely reported provision. Article XX section 7, headed “Declarant Reservation”, states that “Declarant reserves the right to sell Lots and Homes for Occupancy by Persons between forty-five (45) and fifty-five (55) years of age”, subject to the proviso that such sales must not affect the community’s compliance with the exemption requirement and all applicable state and federal law, including the requirement that a minimum percentage of homes be occupied by at least one age-qualified occupant. That reservation runs to the declarant, which is the builder, and not to a resale seller.

The declarant or the board may amend the age article without a member vote

Article XX section 8, headed “Duration”, provides that “Declarant or the Association, acting through the Board, shall have the power to amend this Section, without the consent of the Members or the Owners or any person or entity except Declarant, for the purpose of maintaining the age restriction consistent with the Act”. A parallel clause gives the same unilateral power if the underlying statutory exemption is itself amended, restated or replaced. In plain terms, the article that creates the age rule can be changed without the owners voting on it, and that is worth knowing before you buy and worth disclosing if you sell.

What happens if the community falls below 80 percent

The declaration does not say. There is no provision anywhere in the 183 recorded pages that states a consequence if the 80 percent threshold is not met. The article addresses the threshold only prospectively, through the record-keeping, survey, verification and enforcement machinery described below, and through the amendment power in section 8. That is a silence in the document, and on this page a silence in a recorded instrument is reported rather than filled in. If it matters to your decision, the questions belong to a Florida community association attorney and to the association, not to a real estate page.

The hardship exception, and the floor underneath it

Article XX section 3.4 allows an owner to request in writing that the board make an exception based on documented hardship. The board “may, but shall not be obligated to, grant exceptions in its sole discretion”, provided all requirements of the Act would still be met, and further provided that no exception to the rule prohibiting occupancy by persons under the age of twenty-two shall be granted. So the discretion runs to the 55-and-over test and stops absolutely at the under-22 rule.

The indemnity every owner gives

Article XX section 6 makes each owner responsible for its own lot’s compliance by itself and by its tenants and other occupants, and requires each owner to “indemnify, defend and hold Declarant, any affiliate of Declarant and the Association harmless from any and all claims, losses, damages and causes of action which may arise from failure of such Owner’s Lot to so comply”, with those costs becoming an individual assessment against the lot. That is a real financial exposure attached to a compliance failure, and it is recorded.

A necessary caution on this whole section

Everything above is a report of what a recorded document says. It is not legal advice and it is not an opinion about whether any particular person or household qualifies under it. No page, and no real estate agent, should tell you whether you or anyone else meets an occupancy requirement. If that question matters to your transaction, the association and its counsel answer it, and the Florida Commission on Human Relations at (850) 488-7082 is the state authority on the registration side.

The One Definition Nobody Publishes: What “Occupy” Means Here

Data updated: September 2026. This is the single most useful sentence in the recorded declaration, and we have not seen it published anywhere else about this neighborhood. Every rule in Article XX turns on the verb “Occupy”, and Article XX section 1.4 defines that verb. Without the definition, the age article reads as a rule about who may be in a house. With the definition, it reads as a rule about who may live in a house, which is a very different thing and answers the question buyers and owners actually ask.

The definition, as recorded

Article XX section 1.4: “‘Occupy,’ ‘Occupies,’ ‘Occupied,’ or ‘Occupancy’ shall mean, unless otherwise specified in the governing documents of the Community, staying overnight in a particular Home for at least ninety (90) total days in the subject calendar year.” Ninety total days, in a calendar year, overnight, in a particular home. That is the whole test.

Why that makes it a residency rule rather than a visiting rule

Because the under-22 restriction in section 3.2 attaches to the word “Occupy”, and “Occupy” is defined as ninety or more overnight stays in a calendar year, the restriction attaches to residency and not to presence. The declaration nowhere restricts visits. It restricts occupancy, and it defines occupancy numerically. Anyone who has been told that this neighborhood has a rule about visitors has been told something the recorded document does not say.

How the ninety-day test works in arithmetic

The table is arithmetic on the recorded definition and nothing more. It is not permission, it is not advice, and it is not a statement about any household. The association administers this rule, the association adopts the policies that implement it under section 4, and the association is where an actual question about an actual home belongs.

The caveat sitting inside the definition itself

Read the opening words again: “unless otherwise specified in the governing documents of the Community”. The definition is expressly subordinate to anything else in the governing documents that specifies otherwise, and the governing documents include the association’s rules and regulations, which are adopted by board resolution and are not recorded. So the ninety-day figure is the recorded default and a reader should confirm the current adopted policy with the association before relying on it.

The association is required to adopt a visitor policy

Article XX section 4 requires the board to adopt “policies, procedures, and rules to monitor and maintain compliance with this Section and the Act, including policies regarding visitors, updating of age records, the granting of exceptions to compliance and enforcement, and complying with regulations regarding the periodic verification of occupancy”. Note that visitors are named in the list of things the board must have a policy about. That policy is a board document, not a recorded one, and it is one of the items on this page’s open-questions list.

Who May Own Here Versus Who May Live Here

Data updated: September 2026. These are two different questions with two different answers, and conflating them is the most common factual error made about age-restricted communities in Florida. The recorded declaration answers both, in one sentence each, and this section quotes both. If you are buying as an investment, buying for a family member, taking title in a trust, or inheriting, this is the section that matters to you.

Title is not restricted

Article XX section 3.3 states: “Nothing in this Section shall restrict the ownership of or transfer of title to any Lot; provided, no Owner under the age of fifty-five (55) may Occupy a Home unless the requirements of this Section are met nor shall any Owner permit Occupancy of the Home in violation of this Section.” Read the first clause and then the proviso. Anyone of any age may take title. What is restricted is who may occupy, and an owner who does not qualify to occupy still may not permit occupancy in violation of the section.

What that means for four common situations

The surviving-occupant provision, quoted

Article XX section 3.1 provides that each occupied home shall at all times be occupied by at least one person 55 or over, “however, in the event of the death of a person who was the sole occupant fifty-five (55) years of age or older of a Home, any Qualified Occupant (as defined below) may continue to Occupy the same Home as long as the provisions of the Act are not violated by such Occupancy.” That is a recorded protection and it is one of the questions this neighborhood’s owners ask most often.

What a “Qualified Occupant” is, and the defined term that is never defined

Article XX section 1.5 defines “Qualified Occupant” as any person (i) twenty-two years of age or older who occupies a home and was the original occupant following purchase of the home from the declarant, or (ii) a person twenty-two years of age or older who occupies a home with an Age-Qualified Occupant. Note the second limb depends on the term “Age-Qualified Occupant”, which the declaration uses three times and never defines. We report that as a drafting observation, not as a legal conclusion, and it appears again in the section on contradictions in the recorded documents.

The disclosure duty the age article puts on every lease and every contract of sale

Article XX section 3.3 imposes a drafting duty on owners: they must include a statement that the lots are intended for the housing of persons 55 or older and that occupancy by any person under 22 is prohibited, “in conspicuous type in any Lease or other occupancy agreement or contract of sale”, which must be in writing and signed by the tenant or purchaser. It goes further: “Every Lease of a Lot or Home shall provide that failure to comply with the requirements and restrictions of this Section shall constitute a default under the Lease Agreement.” If you are selling or leasing here, that clause is a documentary obligation on you, not on your agent.

How the Community Keeps the Exemption: Surveys, Ten Days, and the Powers the Association Holds

Data updated: September 2026. The age rule is not self-executing. Article XX section 4 places a set of continuing duties on the association and section 3.5 places a reporting duty on every owner, with a daily fine attached to it. This section sets out the machinery as recorded, because it is the part of the article that produces actual obligations for actual owners, and because it is entirely absent from every other page written about this neighborhood.

The biennial survey is required, and its summary is open to inspection

The declaration requires that community procedures “provide for regular updates, through surveys or other means, of the initial information supplied by the occupants of the Community”, and that “Said updates shall take place at least once every two (2) years”. It then adds a transparency provision that is worth knowing about: “A summary of occupancy surveys shall be available for inspection upon reasonable notice and request by any person.” Any person. If you want to know how the community is tracking against the 80 percent threshold, that sentence is your route to asking.

The ten-day reporting duty, and the daily fine behind it

Article XX section 3.5 requires that on any change in occupancy of any home, whether by transfer of title, a lease or sublease, a birth or death, a change in marital status, a vacancy, a change in location of permanent home, or otherwise, the owner shall immediately notify the board in writing with the names and ages of all current occupants. If the owner fails to do so within ten days, the association “may levy monetary fines against the Owner and the Lot for each day after the change in Occupancy occurs until the Association receives the required notice and information”. That is a per-day fine running from the change, not from the discovery.

What the association may do if an occupant will not verify age

The declaration supplies a fallback. If the occupants of a unit refuse to comply with the age verification procedures, the association may, if it has sufficient evidence, treat the unit as occupied by at least one person 55 or over. The evidence it may rely on is listed: government records or documents such as a local household census; prior forms or applications; or a statement from an individual with personal knowledge of the age of the occupants, which must set out the basis for that knowledge and be signed under penalty of perjury.

The enforcement powers, including a power of attorney every owner grants

Article XX section 5 is unusually broad. The association may conduct “a census of the occupants of Homes”, may require birth certificates or other proof of age “for one new Age-Qualified Occupant per Home ... on a periodic basis, in its sole discretion”, and may take “action to evict the occupants of any Home which does not comply”. Each owner “hereby appoints the Association as its attorney in fact for the purpose of taking legal or equitable action to dispossess evict or otherwise remove the occupants”. That power of attorney is granted by taking title. It is not optional and it is not negotiated.

Confidentiality of the records the association holds

The same section provides that association records on individual owners “shall be maintained on a confidential basis and not provided except as legally required to governing authorities seeking to enforce the Act”. So the occupancy information an owner is required to supply within ten days is held confidentially, with a carve-out for enforcement authorities.

The three documents a buyer should ask the association for

• The adopted age-verification policy, required by Article XX section 4 and not recorded anywhere.

• The summary of occupancy surveys, which section 4 says is available for inspection on reasonable notice by any person.

• The current rules and regulations, which carry the visitor policy, the pet criteria and the permitted number of pets, none of which appear in the recorded declaration.

None of the three is in the public record and none of the three can be read from a portal. Ask for all three in writing, early, and get the answers before your inspection period ends. The association’s registered agent is Goede, DeBoest & Cross, PLLC, (239) 331-5100, and its manager of record is Allied Property Group, (305) 232-1579.

The Two 55+ Neighborhoods at Babcock Ranch, and the Answers Getting It Wrong

Data updated: September 2026. Babcock Ranch is an all-ages town. As of 8 September 2026 the developer’s own website identifies two 55+ neighborhoods within it, and names them. This page publishes no exclusivity claim of any kind about the age restriction, in either direction, because the published sources disagree with each other and because an inaccurate exclusivity claim on an age-restricted page is a serious thing rather than a copy error. Here is what each source actually says.

What the developer publishes

The developer’s 55+ page, last modified 23 July 2026, states that Babcock Ranch offers a range of neighborhoods and home styles “including two 55+ communities”. We then audited all 17 neighborhood cards on the developer’s neighborhoods page and checked the attribute chip on each one. Exactly two carry a 55+ chip: Regency and Alta Key. Every other card on that page carries no age chip.

The seventeen-neighborhood audit, in full

Where the builder and the developer disagree, and why we publish neither claim

Toll Brothers’ own press release of 2 April 2025 describes Regency as the only gated 55+ community within the Babcock Ranch master plan. The developer’s own neighborhoods page tags Alta Key as both gated and 55+. Those two published positions cannot both be right, and this page is not the place to adjudicate them. We therefore publish no exclusivity claim at all, narrow or broad, and we point you at both first-party sources so you can read them yourself. The safer developer-published claim, and the one that is not contested by any source we found, is that Regency was the first 55+ neighborhood at Babcock Ranch.

The AI-generated answer currently naming three wrong neighborhoods

On 8 September 2026 we captured a search-engine AI answer to the question of whether Babcock Ranch is a 55 plus community. It named TerraWalk, Sabal Glen and The Sanctuary as 55+ options, attributed TerraWalk to a builder that does not build it, and omitted Alta Key entirely. Every one of those claims is refutable from the developer’s own website, and the table below does it. We name no AI surface, because the point is the correction rather than the platform.

The second name collision: Terra and TerraWalk

There is a further trap sitting directly on top of the first one, and it is worth naming because it can send a buyer to entirely the wrong neighborhood. Toll Brothers’ closed-out attached collection inside Regency was called Terra. A separate, all-ages Babcock Ranch neighborhood built by DiVosta is called TerraWalk. Search engines conflate them: a search for the Regency collection returns TerraWalk suggestions alongside it. They are different neighborhoods, built by different builders, under different rules. If a listing or an article says “Terra” at Babcock Ranch, check which one it means before you drive out.

How to check the age status of any Babcock Ranch neighborhood yourself

Two steps, and they take about four minutes. First, open the developer’s neighborhoods page and read the attribute chips on the card, because that is the developer’s own current statement about its own town. Second, if the answer matters to a transaction, pull the neighborhood’s recorded declaration from the Charlotte County Clerk’s official records and read the age article, because the recorded covenant is the rule and a chip on a card is a summary of it.

The Only Babcock Ranch Neighborhood We Measured Where Closing Volume Rose

Data updated: September 2026. Across the neighborhood-level work we have done at Babcock Ranch, every measured neighborhood’s closing volume has fallen year over year except this one. Regency’s recorded closings rose from 58 to 67, an increase of 15.5 percent, over the twelve months to 31 August 2026 against the twelve months before. That is unusual, it is checkable against the county’s own deed file, and it is the first thing an owner here should know.

The two windows, side by side

How that compares with the neighbouring neighborhoods we have measured

We have run the same county deed file, over the same twelve-month window, on other Babcock Ranch neighborhoods. The contrast is the finding.

What a volume increase does and does not mean

It means liquidity. A neighborhood where the count of recorded closings is rising is a neighborhood where transactions are getting done, and for an owner thinking about selling, liquidity is often the constraint rather than price. It does not mean values rose. The median moved 0.3 percent, which is statistical noise on a base of 67 transactions, and the price per square foot fell 5.3 percent. The next section decomposes that properly rather than letting the volume headline stand in for a price claim.

The caveat on the most recent month, stated plainly

The monthly distribution of those 67 closings runs 7, 4, 8, 5, 6, 5, 7, 9, 5, 5, 5, 1. The final month shows one closing, and that is recording lag, not a slowdown. Deeds recorded in the last weeks of the window had not been fully indexed when the file was pulled on 6 September 2026, and the clerk’s own index carries a currency stamp of 2 September 2026. No sentence on this page treats that trailing figure as a market signal, and any page that does is misreading its own data.

Why the builder drives most of this count, and what that does to the reading

Of the 136 closings this neighborhood has recorded in its entire history, 129 were first-time closings from the builder. So a rise in closing volume here is very substantially a measure of how fast the builder is delivering homes, not of how briskly the resale market is trading. Both matter, but they are different signals, and a seller reading a 15.5 percent volume increase as evidence of resale demand would be reading it wrong. The resale record, all seven rows of it, is published in full further down this page.

What the town was doing over the same window

Over broadly the same period the county recorded 1,154 qualified closings across the whole of Babcock Ranch, and the town reported crossing 5,516 homes sold with more than 15,000 residents at 31 December 2025 against an entitlement of 19,500 homes and a build-out horizon of 2053. Regency’s 67 closings are about 5.8 percent of that town-wide count. The town is large, it is still building, and this neighborhood is a small and currently fast-moving part of it.

What 67 Closings Show, and Why the Median Held While Price Per Square Foot Fell

Data updated: September 2026. A flat median with a falling price per square foot is a specific and readable pattern, and it does not mean what most people assume. It means the composition of what sold changed. Over the twelve months to 31 August 2026 the median price moved up 0.3 percent while the median price per square foot moved down 5.3 percent, from $250.85 to $237.68. This section decomposes that rather than summarising it, because the decomposition is the answer an owner needs.

The arithmetic of a mix shift, in one paragraph

If the same house sold for the same money in both windows, both the median and the price per square foot would be flat. If values fell, both would fall together. Here the total price held while the price per square foot fell, and the only way both can be true at once is if the average house that sold got bigger. Buyers paid about the same total for more square footage, which is a statement about what was on the market, not a statement about what any individual home is worth.

Why that is exactly the result you would expect in this neighborhood

Because the cheaper product ran out. The attached duet collection, which carried the $374,500 median and the smaller floor plates, closed out during the window. The two collections still selling start at $424,995 and $555,995 and run to 2,927 square feet. When the smallest product stops being built, the mix of what closes moves toward the larger product, the aggregate price per square foot falls because larger homes almost always price at a lower rate per foot, and the median holds because the larger homes cost more in total. That is the whole mechanism and it is visible in the county roll.

The two sentences that cannot honestly be written about this data

What the two products did separately, which is the only honest cut

What a seller should take from this

Price against your own product, your own square footage and your own street, not against the neighborhood median. If you own an attached home, the $510,000 figure is 36 percent above your product’s median and using it will cost you a buyer. If you own a detached home, the same figure is 16 percent below your product’s median and using it will cost you money. The single most valuable thing we can do for an owner here before a listing conversation is establish which of the two markets the house is actually in. That is a phone call: Jesse McGreevy, (239) 898-6072.

What a buyer should take from this

That the two numbers you will be shown, roughly $374,500 and roughly $605,000, are not a negotiating range inside one product. They are two separate markets under one neighborhood name, and only one of them can still be bought new. Establish which product you are looking at before you form a view on price, and read the section below on the closed-out collection before you assume the lower figure is available to you.

The price range across the window, and why the median is not enough

Across the 67 qualified closings the low was $324,000 and the high was $840,500, a spread of $516,500 inside a single neighborhood over twelve months. That is what two product lines on three homesite bands produces. A median quoted without that range is close to useless for pricing any individual house here, and it is the reason this page publishes the range every time it publishes the median.

Two Collections Now, and the Third That Closed Out

Data updated: 8 September 2026. Regency opened in August 2023 with three collections, and Toll Brothers’ own opening announcement of 24 August 2023 says so in terms: “three distinct collections of low-maintenance homes”. As of 8 September 2026 the builder’s own community page header reads “Master Plan Community Including 2 Collections” and the string “Terra” appears zero times on it. The third collection is gone, and this is the single most actionable fact on this page for anybody looking at the lower price band.

The three collections and their status today

What the builder’s own Terra page says today

The Terra collection page still resolves, but it is a stub of about 24,000 bytes carrying a noindex, nofollow robots directive, and its text reads: “Regency at Babcock Ranch - Terra Collection Is Sold Out”, followed by “We may be sold out of homes at Regency at Babcock Ranch - Terra Collection, but there are still great opportunities to purchase a beautiful Toll Brothers home in the area.” The individual Terra floor plan pages no longer exist; the Khaya plan page redirects to that stub.

The date, and the precision we can and cannot give it

Toll Brothers announced a final opportunity at the Terra collection on 14 October 2025, and that release is the beginning of the close-out rather than its completion. The date the collection actually sold out is not published anywhere we could reach, so this page gives the announcement date and says so. The Regency sales line is 321-329-8151 if you need the exact date for a valuation or a disclosure.

The builder’s own blog still advertises the closed-out product, and it is indexable

This matters because it is why the confusion persists. Toll Brothers’ own blog post announcing the final opportunity was published 14 October 2025 and last modified 30 March 2026, carries an index, follow robots directive, states that quick move-in homes in the Terra collection “are priced from the mid-$300,000s”, and hyperlinks directly to the page that says the collection is sold out. The builder touched that page five and a half months after the close-out and left the price language in it. A buyer arriving from search sees a price band, clicks, and lands on a dead end with no explanation.

What the Terra plans were called, for anyone valuing one

The attached duet designs were named Meranti, Teak and Khaya, in Coastal and Transitional elevations, and they were built on Panther Drive homesites including 4691, 4711, 4714 and 4720. Toll published them as single-storey plans up to 1,800 square feet. Their individual square footages and original base prices are not published anywhere current, and the county Property Appraiser record card is the reliable route to the actual finished area of any specific home: Charlotte County Property Appraiser, (941) 743-1498, at ccappraiser.com.

What the close-out does to the county’s $374,500 figure

The county’s trailing-twelve-month median for the attached product at Regency is $374,500 across 20 closings. Until October 2025 a share of those closings were builder sales of new duet homes. From here on, every single transaction in that product is a resale, because the builder cannot construct another one. The figure has not changed but the market underneath it has, and that reframing is the point of the next section.

There Is No Longer a New-Construction Path to the Low Price Band

Data updated: 8 September 2026. This is the sentence that changes decisions on both sides of a transaction in this neighborhood, and as far as we can establish it appears nowhere else. The two collections Toll Brothers still sells at Regency start at $424,995 and $555,995. The product that produced the $374,500 half of this neighborhood’s price picture is closed out. There is no route from a sales centre to the lower band any more, and there never will be again.

The attached product is now a closed set, and here is its size

The district’s fiscal 2026 assessment schedule counts 56 twin villa homesites on the roll. The county roll counts 47 built attached homes. So the entire attached population inside the current plat is 56 homesites, of which 47 are built, leaving nine. That is the whole supply, permanently, unless a future phase is platted and a new attached product is introduced, which nothing published contemplates.

What that means if you own one of the 47

You own a unit of a product type whose builder has stopped making it, inside a neighborhood that is roughly 45 percent through its planned build. Every buyer who wants an attached home at Regency, for as long as this community exists, has to buy one from an existing owner. That is a supply position, and it is a statement about product availability rather than about anybody who lives here. It is also the strongest single argument in any listing conversation on those 47 homes, and most of their owners have not been told it.

What that means if you are shopping the lower band

Three things, in order. First, the mid-$300,000s figure still circulating in the builder’s 2025 material is retired product and you cannot buy it new. Second, the only route to that band is a resale of one of the 47 attached homes, so the inventory is thin and it moves. Third, an attached home here carries the lowest district assessment band in the neighborhood, $1,877.53 a year, which is $526.57 a year less than the 50 ft detached band and $877.61 a year less than the 60 ft band, permanently. That carrying-cost difference is real money and it belongs in the comparison.

What happened to the entry point, in one table

Who does the close-out change things for?

The pages still presenting it as available, and what to do about them

Outdated content still shows the closed-out collection as a live product with a live price. Some of it is the builder’s own indexable blog. Some of it is syndicated newswire copy of the October 2025 announcement, still live on financial and press-release hosts. Confirm current availability and current pricing with the sales centre directly before you rely on anything you read, including this page. The Regency sales line is 321-329-8151, the sales centre is at 44453 Little Blue Heron Way, Punta Gorda, FL 33982, and the builder’s own community page is at tollbrothers.com.

Every Floor Plan the Builder Publishes Today

Data updated: 8 September 2026. Eleven home designs are currently published across the two live collections, five in Lago and six in Sol, and all eleven are single storey. The prices below are the builder’s own “starting at” base figures for a build-to-order home. They exclude the homesite premium, structural options, design studio selections and any lot premium, and the builder’s own footer states that prices are subject to change without notice. The denominator on every figure in this section is 11 published designs.

The Lago Collection, 50-foot homesites

The collection band the builder displays for Lago is 1,750 to 2,500 square feet, and the two 2.5-car garages on Sawgrass and Harcourt are unusual enough to be worth naming, because they are the two plans that give a golf cart a home without giving up a car bay.

The Sol Collection, 60-foot homesites

The collection band the builder displays for Sol is 2,250 to 3,000 square feet, and every one of the six Sol plans has a three-car garage. The Glades is the largest design published at Regency and the Sawgrass in Lago is the smallest, at 2,927 and 1,893 square feet respectively, a spread of 1,034 square feet across the published line.

Eleven designs or twelve, and the plan that has quietly gone

Local trade coverage of 12 August 2026 says twelve single-family designs are currently offered. The builder’s own two collection pages list eleven. The twelfth is almost certainly the Volusia, announced by Toll Brothers on 12 March 2026 as a new Lago design; its plan page now redirects to the Lago collection landing page and the name appears nowhere in the current plan list. This page uses eleven, which is what the builder publishes today, and records the discrepancy rather than smoothing it.

The builder’s own page description that its own plan cards contradict

The Sol collection page carries a meta description reading that the collection has “1- and 2-story floor plans of 3,000+ sq. ft.” Every Sol plan the builder publishes is one storey, and the largest is 2,927 square feet. We report that because it is a useful instruction for any reader: on a builder site, trust the individual plan cards over the marketing summaries, and trust the recorded county record card over both once a home is built.

How to read the plus sign on a square footage

Every square footage in the two tables above is published with a trailing plus sign, and that is not decoration. It means the figure is the base plan area and that structural options can add to it. Two homes of the same plan on the same street can therefore differ materially in finished area, which is exactly why an appraiser works from the county record card rather than the plan sheet, and why a seller should know their own recorded air-conditioned area before they price.

What the county roll says about the homes actually built, as against the plans on offer

The 116 homes standing at Regency have a recorded living area of 1,515 to 2,936 square feet with a median of 1,975. The lower end of that range sits below the smallest currently published design, which is consistent with the closed-out attached collection at up to 1,800 square feet. The upper end sits marginally above the largest published design, which is consistent with structural options being added. The roll is the auditable measure of what exists; the plan tables are the measure of what can still be ordered.

Eleven Published Price Figures, Four of Them on the Builder’s Own Pages on One Day

Data updated: 8 September 2026. A reader trying to establish what a home at Regency costs will meet at least eleven different published figures, four of which appear on the builder’s own website on the same day, and every one of them is technically accurate about something different. This section lists all eleven and then gives the one sentence that reconciles them, because publishing the discrepancy is more useful and more honest than picking one figure and calling it settled.

All eleven figures, in one table

The one sentence that reconciles all eleven

As of 8 September 2026, the builder’s published base price for a build-to-order home at Regency starts at $424,995 for the Lago Sawgrass and tops out at $609,995 for the Sol Glades, while standing inventory on the same pages is quoted from $510,000 to $890,000, and a “from the mid-$300,000s” figure still circulating in the builder’s own 2025 material referred to the now closed-out attached duet collection. That sentence contradicts none of the eleven rows and explains all of them.

The two figures that should never be quoted about this neighborhood

• “Homes from the $300,000s”, because that is retired product and no new home at that price can be ordered.

• “Sol homes from $700,000”, taken off the Sol page banner, because that band is standing inventory and Sol build-to-order starts at $545,995, a difference of about $154,000.

Base price versus what you will actually pay

A base price is the starting point for a build-to-order home with no homesite premium, no structural options, no design studio selections and no lot premium. On any Southwest Florida new build those four items routinely move the contract price a long way from the base, and the builder’s own inventory band, $510,000 to $890,000 against a base band of $420,000 to $610,000, is the clearest available evidence of the size of that gap. Ask for the option sheet, not the base price, and ask what is standard in the model you walked through.

Who to ask for today’s real number

The sales consultants of record on the builder’s own May 2026 offer sheet are named, and the direct Regency line published there is 321-329-8151, with the national line at 844-551-2787. The sales centre address is 44453 Little Blue Heron Way, Punta Gorda, FL 33982. If you are walking in without representation, read the buyer section of this page first, and call Marc Comisar at (239) 287-5873 before your first visit rather than after it.

Incentives Change Monthly, and Here Is the Documentary Proof

Data updated: 8 September 2026. Builder incentives at Regency are not a durable feature of the market. They change, they are capped in number, they are limited to named homesites, and the builder reserves the right to withdraw them without notice. Rather than assert that, this section gives two dated, first-party examples fourteen weeks apart on entirely different terms, so that a reader can see the volatility rather than take our word for it.

The incentive live today

As of 8 September 2026 the builder’s Regency community hub, Lago collection page and Sol collection page all display “Free Golf Cart on Select Quick Move-in Homes”, with an asterisk. The terms behind the asterisk are not published on the page: which homesites qualify, what deposit window applies and whether there is a cap are all unstated. That is an open question on this page and the number to call is 321-329-8151.

The incentive fourteen weeks earlier, with its full terms

The builder’s own Regency offer sheet for May 2026, hosted on the developer’s website, reads: “Free Swimming Pool for the Next 4 Deposits Only with Select Homes”. The footnote is the useful part, and it is quoted here as published: the offer was valid for the next four sales to new buyers who deposited between 18 May 2026 and 31 May 2026, signed an agreement of sale and closed, was “distinct and unrelated to any financing incentive” and available “regardless of choice of lender or choice to pay cash”, and carried the standing reservation that “Toll Brothers reserves the right to change or withdraw any offer at any time. Prices are subject to change without notice.”

What those two offers teach a buyer, side by side

The standing rule this produces

Incentives at Regency change on a timescale of weeks, are frequently capped at a named number of deposits, apply to named homesites rather than to the community, and are withdrawable at any time. Confirm the current offer with the sales centre in writing before relying on it, and never let a marketing incentive be the reason you sign inside somebody else’s deposit window. If you want a second opinion on whether an incentive is worth its conditions, that is precisely what buyer representation is for, and it costs a buyer nothing at a Toll Brothers sales centre if it is in place before the first visit.

The builder’s own disclaimer, worth reading once

The same offer sheet carries the line “Photos are images only and should not be relied upon to confirm applicable features”, and every Toll Brothers floor plan document carries a variant of “Photographs, renderings, and floor plans ... Prices and offers subject to change.” The contractor licence number printed on the Regency offer sheet is CBC1255158. Those are the builder’s own words and they are a fair description of how to read builder marketing anywhere.

The Resale Record, Every One of Them

Data updated: September 2026. Regency has recorded 136 qualified improved closings in its entire history, and only seven of them are second sales of a home that had already been sold once. That is a very small sample and this page says so before it says anything else. But seven is the entire population rather than a survey of it, and a complete small record is more useful than a large estimate. Here is every row, with the outcome and the hold period, and then the row that is not really a resale at all.

The seven recorded rows, in full

The row that is not a resale, and why we excluded it

The 25 November 2025 row shows a $333,000 sale followed twelve days later by an $809,100 sale on the same parcel. That is not a house appreciating by $476,100 in twelve days. It is a lot transfer or a pre-completion conveyance that passed the state qualification screen, and presenting it as a resale gain would be arithmetic performed on the wrong event. We exclude it and we tell you we excluded it, because a page that quietly leaves a row out is a page you cannot audit. Every publishable figure below is computed on the remaining six.

The six publishable resales, summarised

How that compares with the neighbouring value neighborhood, measured the same way

We have run this identical exercise on a neighbouring Babcock Ranch neighborhood, from the same county deed file, over the same period. There, twelve of fifteen resales lost money, with a median outcome of about minus $41,500. At Regency the equivalent record is two gains, two losses and two flats out of six. That is a materially better resale record than the neighbouring value neighborhood, and it should be said plainly. It is also a much smaller sample, and both of those things are true at once.

The caveat that travels with every one of these numbers

In each row the first sale is a builder closing. A builder closing bundles incentives, upgrades, a design studio bill and sometimes a lot premium into one recorded consideration, and none of those components is separable from the recorded number. So the first sale in every row is not a clean market price and the gain or loss is not a clean return. It is the difference between two recorded considerations, which is what the public record supports and no more. Anyone quoting a Regency appreciation rate off six transactions with builder first legs is over-reading the data.

What the split by product suggests, carefully

Both gains were detached and all four non-gains were attached. On a sample of six that is a pattern, not a finding, and we will not dress it as more than that. It is consistent with what the price data shows elsewhere on this page, which is that the detached market is the one that has been supported by a live builder price sheet moving upward while the attached market lost its new-construction anchor. If you own an attached home and want to talk through what that means for your own pricing, that is a conversation worth having: Jesse McGreevy, (239) 898-6072.

Hold period is not days on market, and the difference matters

The hold periods in the table above measure the time between two recorded deeds. They do not measure how long a house sat on the market. A home held for 24.2 months may have listed in month 23 and sold in three weeks, or listed in month 12 and sold in month 24. The deed file cannot tell you which and neither can we. The section on why this page publishes no days-on-market figure explains the rest of that problem.

The most recent recorded transactions in the neighborhood

For anyone wanting a sense of current activity rather than the twelve-month summary, the county record cards show 23 sale instruments dated on or after 11 May 2026, of which six are $100 nominal transfers under state qualification code 11 and are excluded from every median on this page. The qualified sales in that window run from $388,200 to $840,500, and the most recent one we can evidence is $587,000, recorded 4 August 2026. Against a clerk index verified through 2 September 2026, that means roughly a month of the index carries no Regency conveyance, which is recording behaviour rather than market behaviour.

What It Costs to Own Here, Layer by Layer, With Every Billing Period

Data updated: September 2026. There are five separate money layers stacked above a home at Regency and they are billed by four different bodies on three different cycles. Most published summaries collapse them into one number, which is how a reader ends up believing a quarterly figure is a monthly one or that a district assessment is a homeowners association due. This section separates them, states the billing period on every line, and refuses to total the ones that cannot honestly be totalled.

The five layers, named

The assembled cost stack, per unit, per year

Every figure in this table is annual unless the row says otherwise, and every row states which body levies it. The two rows at the bottom are the reason this table stops short of a total, and that is a deliberate refusal rather than an omission.

The monthly equivalents, because buyers think in months

Simple division by twelve, published only because it is how most people budget, and labelled as arithmetic rather than as a billing period. The district assessment alone works out at $156.46 a month for a twin villa, $200.34 for an SF 50 ft and $229.60 for an SF 60 ft. Adding solid waste, fire and the town master assessment brings the running total to about $344 a month, $388 a month and $417 a month respectively, before ad valorem tax and before whatever the Regency association charges. None of those is billed monthly by anybody.

A worked example on one real parcel

Account 422628300104, 44291 Panther Drive, county land use 0102 attached villa, built 2024, 1,610 square feet of air-conditioned area, homesteaded. Its 2026 preliminary just value is $274,156, assessed value $218,671, with a $25,000 homestead exemption plus a $26,411 additional homestead, giving a county taxable value of $167,260. As a twin villa its district line is $1,877.53, plus solid waste $340.58, plus the fire assessment $278.20, for $2,496.31 of non-ad-valorem assessment before any ad valorem tax and before the town master assessment.

An honest caveat on that example. It is assembled from the district’s adopted schedule and the Property Appraiser’s record card. It is not a copy of an actual tax bill and it is not reconciled to the penny. To see a real bill for any Regency parcel, go to the Charlotte County Tax Collector, (941) 743-1350, at charlottecountytax.com, and search by parcel account.

The budgeting trap that catches every owner here

The town master assessment of $408.00 per quarter, $1,632.00 per year, is billed directly and appears nowhere on the Charlotte County tax bill. A buyer who budgets from the tax bill alone is short by $1,632 a year, plus whatever the Regency association charges, before they have accounted for insurance or utilities. That is not an obscure technicality. It is the single most common budgeting error made at Babcock Ranch and it applies to every owner in this neighborhood without exception.

One line that went down for 2026

The town master assessment fell by $5 a month for 2026, while the district assessment rose $30.90 a year in every band. Netting those two movements gives a small annual increase rather than the increase a reader would infer from the district line alone. Both movements are published by the bodies that levy them, and a page that publishes only the rise is telling half the story.

Three Assessment Bands Inside One Neighborhood, and the Fee the District Flagged Against Itself

Data updated: September 2026, district fiscal year 2026. The district’s fiscal 2026 adopted budget carries Regency by name, twice, under its internal designation “Village 2 Parcel 2, The Regency, Toll Brothers”, and it splits this one neighborhood into three separate assessment bands. A single quoted “Regency district fee” is therefore meaningless, and the spread between the highest and lowest band inside the same gate is $877.61 a year, every year, permanently.

The three bands, on the roll, fiscal 2026

The increase landed entirely in one column, and that is the useful detail

Every band rose by exactly $30.90, and every cent of that increase is in operations and maintenance, which went from $617.98 in FY2025 to $648.88 in FY2026. The debt service line is identical to the cent in both years in all three bands. That is what you would expect from a fixed amortising debt schedule alongside an operating budget that moves with costs, and it means a buyer can treat the debt component as a known, scheduled figure and the operating component as the part that drifts.

The increase is not a constant, and one prior year proves it

The fiscal 2025 budget’s own comparison column shows fiscal 2024 totals of $1,817.21, $2,343.78 and $2,694.82 for the three bands, which makes the fiscal 2024 to fiscal 2025 step +$29.42, not $30.90. So the annual step has been $29.42 and then $30.90 in the two years we can measure. It is a small, consistent operating increase rather than a fixed escalator, and nobody should project it forward as though it were contractual.

How the bands map onto the two products, and how the arithmetic reconciles

The 56 twin villa homesites correspond to the attached duet product and the 166 detached-designated homesites, 75 on 50 ft plus 91 on 60 ft, correspond to the two live collections. The arithmetic reconciles exactly: 75 plus 91 plus 56 equals 222, which is precisely the county roll’s count of residential homesites, and the roll’s own 69 detached built plus 47 attached built plus 106 vacant also equals 222. Two independent authorities agree to the unit, which is a rare and reassuring thing.

What the band counts say about remaining supply

Of the 56 twin villa homesites, 47 are built, leaving nine. Of the 166 detached homesites, 69 are built, leaving 97. The attached product is therefore nearly exhausted on the ground as well as closed out in the sales centre, and that is exactly consistent with the builder’s current offering carrying no attached design at all. Two independent data sets, the county roll and the builder’s own website, tell the same story from opposite directions.

The solid waste figure the district flagged against itself

Directly beneath its own on-roll assessment table, the district’s fiscal 2026 adopted budget carries this note, quoted as published: “Solid Waste assessment of $340.58 may be applicable for single-family residential units sold to individual owners - Please note the noticed amount is $325.86-will be updated”. That is a $14.72 difference the issuing authority has flagged against its own adopted number. Any page quoting $340.58 flat, with no note, is quoting a figure the body that levies it has marked as unsettled. We publish both figures and the district’s own words.

Who actually pays the solid waste line

The same budget note limits it: the assessment applies only to single-family residential units sold to individual owners. Builder-held and vacant lots do not carry it. That is worth knowing if you are comparing a tax bill on a finished home with the assessment schedule for a lot you are about to build on, because the two will not match and the difference is not an error.

Is Regency expensive on the district line? No, and here is the comparison

Regency carries no district premium at all. Its SF 50 ft and SF 60 ft totals are identical to the same bands in Crescent Lakes, Verde and The Sanctuary, because the district sets its assessment by lot width and parcel rather than by neighborhood. And Regency is not the highest in town: Webb’s Reserve carries an SF 52 ft band at $2,532.89 and an SF 70 ft band at $2,749.91, both above Regency’s SF 50 ft. The idea that an age-restricted neighborhood must cost more in district fees is simply not what the schedule says.

On the Roll and Off It: 222 Homesites Billed on the Tax Bill, 271 Billed to the Land Bank

Data updated: September 2026, district fiscal year 2026. The district maintains two separate assessment tables, one for parcels on the county tax roll and one for parcels that are not. Regency appears in both, and the literal answer to “is Regency on-roll or off-roll” is both. But the buyer risk that phrase usually implies is absent here, and the reason is worth setting out because it is genuinely favourable.

The off-roll table for Regency, fiscal 2026

Why the off-roll rate is exactly 94 percent of the on-roll rate

Check any line and the ratio is identical: $609.95 divided by $648.88 equals 0.9400, and $1,649.91 divided by $1,755.22 equals 0.9400. That six percent difference is the gross-up the on-roll figure carries to cover the statutory early-payment discount and the tax collector’s and property appraiser’s collection costs under the uniform method of collection. The off-roll figure is the net assessment with no collection apparatus attached. It is not a discount and it is not a penalty; it is the same assessment collected two different ways.

The answer for a buyer of an existing Regency home

The on-roll count of 222 equals the county Property Appraiser’s residential homesite count exactly. Every Regency homesite that exists on the county tax roll today is on-roll, which means the district assessment on any finished home here arrives as a visible non-ad-valorem line on the Charlotte County tax bill. There is no population of finished, saleable Regency homes being direct-billed off the tax bill. That is a genuinely reassuring answer and it should be stated with the reasoning rather than hedged.

What the 271 off-roll units actually are, and who is billed for them

They are future Regency units that have not been platted onto the county roll. There is one plat for this neighborhood, Plat Book 26 Pages 17A through 17S, and we found no second plat, no phase two plat and no replat, so the 271 are unplatted. The district’s own general fund revenue schedule names the payer: an off-roll assessment line captioned “V2P2” at $165,296 for fiscal 2026. That is the land bank, by the district’s own abbreviation, and not any homeowner. Toll Brothers does not appear as an off-roll payer at all.

The district’s fiscal 2026 revenue picture, for context

The sentence that must not be shortened

It would be wrong to write that Regency is entirely on-roll, because 271 units are not. The accurate sentence is that every Regency homesite currently on the county roll is on-roll, and the 271 unplatted future units are direct-billed to the land bank rather than to any homeowner. Both halves are needed, and the second half is also the clearest available evidence of how much of this neighborhood is still to come.

What a future Regency unit will be assessed, today, in the district’s own numbers

An unusual benefit of the off-roll table is that a buyer can see today what a not-yet-built Regency home will be assessed when it reaches the roll. Grossed up by the same six percent to its on-roll equivalent, the off-roll bands correspond to the on-roll bands already published above. So there is no hidden future assessment waiting for the back half of this neighborhood; it is in a published budget, in three bands, with the debt service and operating components separated.

Who Pays What at Closing: Four Recorded One-Time Charges, Three of Them on the Buyer

Data updated: September 2026. There are four separate one-time payments recorded across the two governing layers above a Regency home, and none of them is published on any consumer website. Three fall on the buyer and one falls on the seller. This is the section of this page that most directly changes what somebody pays, and every figure in it is taken from a recorded instrument with the article and section number attached.

The four charges, in one table

The $1,500 construction fee, and the unusual thing about where it goes

Article VIII section 10 provides that “The first purchaser of each Unit at the time of closing of the conveyance from the Declarant to the purchaser shall pay the Declarant a one-time construction contribution in the amount of $1,500.00 for each Unit to reimburse Declarant for costs associated with construction of the infrastructure and improvements.” Two features deserve naming. It is paid to the builder, not to the association. And the same section states that “The construction contribution shall remain the property of the Declarant” and expressly shall not be delivered to the association at turnover. It is also waivable at the builder’s option, so it may or may not appear on any given closing statement.

The $1,000 resale contribution, and the contradiction inside its own two subsections

Article VIII section 11(b) is flatly mandatory: “the purchaser shall pay the Association a sum of $1,000.00 as a Resale Contribution”, and it adds that “No refund of a Resale Contribution will be made by any Owner upon the re-sale of a Unit.” But subsection 11(a) immediately above it is permissive: the association “is hereby authorized to establish and collect a transfer fee ... If the Association elects to establish and collect this”. A reader cannot tell from the four corners of the instrument whether the $1,000 is automatic or requires a board election. We report both texts and neither resolves the other. Confirm it with the association and with your closing agent before you sign.

Which transfers are exempt from the resale contribution

• Transfers to or by the declarant or a successor declarant.

• Transfer by an owner to a wholly owned entity, or to a trust for the owner, spouse or children.

• Transfer by an owner or the owner’s estate to a spouse or children.

• Transfer of an undivided interest to an existing co-owner.

• Transfer to an institutional lender pursuant to a mortgage or on foreclosure.

Two of those carry an anti-stacking proviso: if the immediately preceding transfer was itself exempt under the same subsection, the exemption does not apply again. And note a small drafting oddity that appears again later on this page: section 11(a) refers the reader to “Section 13(d)” for the exemption list, but Article VIII ends at section 12 and the exemption list is at section 11(d).

The working capital contribution, which is the one almost nobody budgets for

Charter section 12.10 provides that on each transfer of title to a unit to a person other than the founder, a founder affiliate or a designated builder, “the transferee shall make a contribution to the working capital of the Association in an amount equal to one-sixth of the annual Base Assessment per Unit”, and then makes three things explicit: it is in addition to, not in lieu of, the annual base assessment; it is not an advance payment of assessments; and it is due immediately on transfer. One sixth of an annual assessment is two months of dues, paid by the buyer, on top of dues, and not credited against them, on every non-exempt transfer rather than only the first.

Which association’s base assessment drives that figure, and why we cannot tell you

Section 12.10 sits in the master Charter and refers to “the Association”, which in the Charter means the master Babcock Ranch Residential Association. Read that way, the contribution is one sixth of the master annual assessment. We quote the clause exactly as recorded rather than resolving it, because the answer changes the number and because the closing agent, not this page, is the right place to settle it. The master association is reachable through its own closing information page.

The Community Enhancement Fee, the only one of the four that falls on the seller

Charter section 12.12(a): “A ‘Community Enhancement Fee’ shall be paid upon each transfer of title to a Unit ... shall be charged to the seller of the Unit, and shall be paid at the closing of the transfer.” The cap is in section 12.12(c): the board sets the amount and the method, and “the Community Enhancement Fee may not exceed one-quarter of one percent (0.25%) of the Unit’s gross sales price”, with gross sales price defined as the total amount paid by the purchaser excluding customary closing costs. It is lien-secured against the unit.

What the enhancement fee costs at real Regency prices, at the recorded cap

That table is arithmetic at the recorded ceiling. The board sets the actual amount within the cap and we could not establish what it has set, so treat the column as a maximum rather than an invoice. Confirm the current figure and the current payee with the master association before you sign a listing agreement, because on a $605,000 sale the difference between zero and the cap is $1,512.50 of your net.

Where the enhancement fee money goes, and the one thing it may not be used for

Section 12.12(b) requires a segregated account used exclusively for programmes providing a direct benefit to the community as that term is defined by the Federal Housing Finance Agency, and it expressly provides that the money “shall not be used to engage in any political activity, including lobbying, protesting, or taking or asserting a position in any zoning matter”. Section 12.12(a) makes the payee depend on the tax status of Babcock Ranch Foundation, Inc.: before the foundation obtains 501(c) status the fee is paid to the association, and thereafter directly to the foundation. Which of those applies today is an open question on this page.

The seven exempt transfers from the enhancement fee

Charter section 12.12(d) exempts transfers by or to the founder or a founder affiliate; by a designated builder that held title solely for development and resale; from co-owner to co-owner; to the estate, surviving spouse or heirs at law on death; to a wholly owned entity or family trust, with the fee becoming due on any later transfer of an interest in that entity; to an institutional lender; and a residual board discretion to classify a transfer as exempt, with estate planning given as the example.

The full picture, for a buyer and for a seller

None of those four charges appears on a listing portal, in a builder brochure or on any competitor page we reviewed. All four are in the public record and all four are checkable by instrument number. That is the difference between a page built from documents and a page built from marketing, and it is worth roughly two to three thousand dollars of clarity on a typical Regency transaction.

The Dues Figure That Does Not Exist in the Public Record, and Why

Data updated: September 2026. The highest-volume informational question about this neighborhood is what the homeowners association dues are. We could not source that figure, we will not guess it, and this section explains the mechanism that makes it unavailable, which is a far more useful thing to publish than an estimate dressed as a fact. The mechanism is also, in itself, one of the most important things a buyer here should understand.

What the declaration creates, and the one thing it never states

Declaration Article VIII section 1 creates three types of assessment: Base Assessments to fund common expenses for the general benefit of all units, Special Assessments under section 3, and Specific Assessments under section 4. Base assessments are levied “at a uniform rate for each Unit” and are “payable in quarterly installments, in advance” under section 5. So the billing period is recorded. The dollar amount is not, anywhere in 183 pages. The declaration sets the mechanism and never a figure.

Why the usual method of finding the number fails here

On other Babcock Ranch neighborhoods a real dues figure with a real billing period can be read off a recorded association claim of lien, because a lien states the assessment and the period it covers. No such instrument exists for this association. A 299-instrument legal-index sweep from the declaration date to 8 September 2026 returned exactly one lien, and it is a construction lien filed by a contractor on 21 April 2025, not an association claim of lien. A separate name-index search across all document types from 1921 to date returned six items under this association’s name and not one of them is a lien. That is a definitive negative, twice over.

What the builder publishes on dues, which is nothing usable

Toll Brothers publishes no homeowners association dollar amount on its Regency community page or on its quick move-in detail pages. A structured extraction of one quick move-in page returned an empty association array and a null district figure. The monthly figures that do appear on those listings are financing estimates, not assessments, and the builder’s own footnote says so: “Payment above excludes taxes, insurance and HOA fees, actual monthly payment will be greater.” Anyone quoting a Toll Brothers monthly payment as a dues figure is quoting a mortgage estimate.

The deeper reason the number may not be settled yet

This is the part that matters. The common areas and the amenity campus have never been conveyed to the association. The land bank owns all twelve non-homesite tracts, including the clubhouse parcel, as of 31 August 2026. An association that does not yet own the assets it will eventually maintain does not yet carry the full cost of maintaining them, and the declaration sets no deadline for the conveyance. So the current assessment, whatever it is, is being set against a pre-conveyance cost base. That is a structural fact about this neighborhood and it is set out in full in its own section below.

What the declaration warns about reserves, in its own capital letters

Article VIII section 8 carries the statutory warning: “THE BUDGET OF THE ASSOCIATION DOES NOT PROVIDE FOR FULLY FUNDED RESERVE ACCOUNTS FOR CAPITAL EXPENDITURES AND DEFERRED MAINTENANCE THAT MAY RESULT IN SPECIAL ASSESSMENTS REGARDING THOSE ITEMS.” Owners may elect to fully fund reserves under Florida Statutes section 720.303(6) with the approval of a majority of the total voting interests, and the declarant is “fully exempt from the payment of any costs and/or expenses” of any reserves the owners later establish, to the extent permitted by law.

And there is no assessment cap and no guarantee

Article VIII section 1 states it in capitals: “THE DECLARANT DOES NOT PROVIDE A GUARANTEE OF THE LEVEL OF ASSESSMENTS. AS SUCH, THERE IS NO MAXIMUM GUARANTEED LEVEL OF ASSESSMENTS DUE FROM OWNERS.” Immediately after that, the instrument reads “Section 2. INTENTIONALLY DELETED”, occupying the slot where a deficit-funding or assessment-guarantee provision would ordinarily sit. We report that as an observation about the structure of the document and draw no inference from it.

Late charges, interest and the acceleration clause

Unpaid assessments carry interest from the due date at a board-set rate not exceeding the Florida maximum, plus late charges “not to exceed the greater of $25.00 or 5 percent of the amount of each installment” paid past the due date, with an automatic uplift if Chapter 720 is ever amended to allow more. On default, the association “may accelerate the Assessments then due for up to the next ensuing twelve (12) month period”. That is a real remedy and it belongs in any buyer’s understanding of the fee stack.

Who to call for the actual number, in order

The association exists, and here is its registry record

Two neutral observations about that record, offered without editorial. The association was administratively dissolved at some point and reinstated in July 2024, which is what a reinstatement event means. And both listed officers are employees of the management company rather than resident directors, which is what you would expect before turnover. Neither fact is unusual for a neighborhood at this stage of its build.

Flood: 234 of 234 Parcels in Zone X, and the Letter That Made It So

Data updated: 8 September 2026. We queried FEMA’s National Flood Hazard Layer directly, parcel by parcel, against all 234 Regency parcel centroids, and then cross-checked the answer against all 234 Charlotte County Property Appraiser record cards, which carry their own separately populated flood block. FEMA and the county agree with each other on every parcel, in both directions. This is not a case of “mostly Zone X”. It is 234 of 234, on a single flood polygon lineage, with the same source citation on every parcel.

The FEMA result, in full

The result street by street

The result by land use, which is the cut a buyer cares about

Single family residential, 116 of 116 in Zone X. Vacant residential, 106 of 106 in Zone X. Miscellaneous parcels, 11 of 11. Non-agricultural acreage, 1 of 1. Every category returns the same answer, which is what you would expect from a neighborhood sitting entirely inside one flood polygon rather than straddling a boundary.

The flood insurance rate map panel, and why quoting it alone is the wrong answer

Every Regency parcel sits on FIRM panel 12015C0500G, effective 15 December 2022, for Charlotte County unincorporated areas, community identifier 120061. All 234 county record cards cite that same panel. But the 2022 map is not the current word. The flood polygons under this neighborhood carry the source citation of a later instrument, and any answer given from the 2022 map alone is an answer from a superseded map.

The controlling letter of map revision, named and dated

The instrument that controls every Regency parcel is letter of map revision case 24-04-2314P, effective 4 November 2025, which is eleven months after the panel date. FEMA’s own layer shows five letters of map revision touching the query window and the Regency polygons carry the citation of the newest one.

The county’s own record cards, as an independent check

The single AE row, and why it is not a home and never will be

It is account 422628300236, 16284 Hard Pine Road, legally described as Regency at Babcock Ranch Lot FD1, 61.85 acres, county use code 9900, acreage not classified as agricultural, owned by the land bank with a land value of $1,113,300. It is the undeveloped future-development tract. Its record card carries four flood rows, one AE and three X, which is a multi-zone tract whose centroid sits in the X portion. Zero of the 222 Regency residential homesites carry an AE designation on either FEMA’s map or the county’s record card.

The precise sentence, and the imprecise one

It would be slightly wrong to write that 100 percent of Regency is Zone X without the tract carve-out, because one of the 234 parcels shows a partial AE overlay on its record card. The accurate sentence is that no Regency homesite is in a Special Flood Hazard Area, and that the single parcel with any AE row is a 61.85-acre undeveloped tract. We publish the precise version because a buyer’s lender and insurer will work from the precise version.

What Zone X does and does not mean, stated carefully

Zone X removes the federal mandatory purchase requirement that applies to federally backed mortgages on property inside a Special Flood Hazard Area. It does not mean water cannot reach a house. It does not bind any individual lender, and lenders may still require coverage in Zone X. Flood is excluded from standard homeowners policies everywhere in the United States, so a Zone X home without a flood policy has no flood cover. Nothing on this page tells you that you do not need flood insurance, and any page that does is telling you something it is not in a position to know.

Letters of map amendment: a clean negative, and what it means

FEMA holds zero letters of map amendment or map revision based on fill naming Regency. A query of FEMA’s letter of map change layer for Charlotte County with a Regency project-name filter returns no records. By contrast the same query for Babcock Ranch generally returns 34 records, covering Edgewater, Babcock National phases 2, 3 and 4, Northridge, Crescent Lakes phases 1 and 2, Verde, Creekside Run, Palmetto Landing, The Preserve, The Flatwoods and several numbered phases. Regency is absent from all 34. Individual owners file map amendments to get out of a Special Flood Hazard Area, and no Regency owner has needed to, because no Regency homesite is in one. The absence is consistent with the zone finding rather than a hole in it.

One unresolved item, published rather than smoothed over

Case 24-04-2096X is cited on 215 of 234 Regency record cards by the county Property Appraiser but did not appear in FEMA’s letter of map revision polygon layer for our query window. It does not change the zone answer, which is corroborated twice over by two independent authorities, but a page listing the letters of map change should list them from one named source and say which. This one is unresolved, and the authority is the FEMA Map Information eXchange on 1-877-336-2627.

The county flood layer we refused to use, and why

We did not cite Charlotte County’s published GIS flood layer at any point. It is built on the 2022 flood insurance rate map and has not ingested the later letters of map revision, so it is stale by construction. On one neighbouring Babcock Ranch neighborhood it understated the flood position and on another it showed roughly 90 percent of parcels in Zone AE when FEMA and the county’s own record cards both said Zone X. If a buyer or an appraiser shows you an alarming county flood map for this neighborhood, send them to FEMA’s Map Service Center by address and then to the Property Appraiser’s own record card, which agrees with FEMA on all 234 parcels.

Elevation Certificates: 66 Surveyed Records, and a Median 4.69 Feet of Freeboard

Data updated: 8 September 2026. Charlotte County publishes surveyed elevation certificates, and we matched them by parcel account against the 234 verified Regency accounts. This is the counterweight to the flood section: the zone tells you what FEMA maps, and the certificate tells you what a licensed surveyor measured on the actual house. Both matter and they are different measurements.

The coverage, with its denominators

The one record we excluded, and why

Account 422628300063 on Panther Drive carries a card citing panel 0241G with a Base Flood Elevation of 9.0 feet and a lowest adjacent grade of 3.5 feet. That is impossible for a site whose neighbours all sit near 30 feet NAVD88, and it cites a panel that is not this neighborhood’s. We treated it as a data-entry error and excluded it rather than let it drag the median. We record the exclusion rather than performing it silently, which is the only way a reader can audit the result.

The freeboard distribution, n=66

Freeboard, street by street

The absolute elevations, which is what a surveyor actually recorded

Why a Zone X parcel has a Base Flood Elevation on its certificate at all

This confuses people and it deserves a straight answer. A surveyor completing an elevation certificate records the Base Flood Elevation from the governing study for the location, and Charlotte County requires certificates in this development regardless of flood zone. It does not mean the parcels are in a Special Flood Hazard Area. FEMA’s own layer and the county’s own record cards both say they are not. The right way to read the numbers is that surveyed finished floors here sit a median of 4.69 feet above the study’s modelled flood elevation, on parcels FEMA maps outside the floodplain.

What a Base Flood Elevation is, and what it is not

A Base Flood Elevation is the modelled water-surface elevation of the one percent annual chance flood. A finished floor elevation is where the house physically sits. They are different measurements and the gap between them is freeboard. FEMA’s layer returns zero published Base Flood Elevation lines inside the Regency footprint, because those lines are published for Special Flood Hazard Areas; the nearest published line is 0.39 miles away at 27.6 feet NAVD88. Across the wider query window published lines run 26.6 to 29.8 feet NAVD88. The Base Flood Elevations appearing on Regency certificates are 27.30 feet on 39 of them, 27.33 on one, 27.40 on six and 27.50 on twenty.

What to do with this if you own here

Roughly three in five built homes at Regency have a published elevation certificate, and most owners do not know theirs exists. Pull it before you list, because a buyer’s insurance quote is one of the first things that can derail a Southwest Florida contract and a surveyed finished floor a median 4.69 feet above the modelled flood elevation is a document, not a claim. Certificates are published by Charlotte County Building Construction Services, (941) 743-1201. If yours is among the other 40 percent, the same office is where you ask what it takes to get one.

The limit on this section, stated plainly

The 66 clean certificates cover 28.6 percent of parcels and 57.8 percent of built homes. The median freeboard is a median of that subset, not of the neighborhood, and this page says so every time it quotes the number. Nothing in this section is an insurance premium claim. Opening protection, elevation and zone are three of many rating inputs and we have sourced no premium for any Regency home.

Storm Exposure, and Why Every Home Here Was Built After Hurricane Ian

Data updated: September 2026. Babcock Ranch as a town has a well-documented Hurricane Ian record. Regency as a neighborhood has none, because it did not exist. That distinction is the sharpest one on this page and it cuts both ways: no Regency home can claim to have come through Ian, and no Regency home carries pre-code construction. This section sets out what the record actually supports.

The four-way proof that nothing was standing here in September 2022

What that means for any storm claim about this neighborhood

No sentence on this page says or implies that Regency homes came through Ian, weathered Ian, were tested by Ian, or that anybody here sheltered in place during Ian. At landfall the site was unplatted land. If you read that claim about this neighborhood anywhere, the county roll refutes it in one column. The town-level story is a town-level story and it belongs to the town.

What can honestly be said instead, and it is stronger

Regency was designed and permitted after Ian, and every home in it was built to the Florida Building Code edition in force after the storm. Its surveyed finished floors sit a median 4.69 feet above the modelled flood elevation and a median 1.22 feet above adjacent grade. 112 of its 116 homes carry high impact glass and a further three carry roll-down shutters, so 115 of 116, or 99.1 percent, have an engineered opening-protection system recorded on the county card. And FEMA maps every homesite outside the Special Flood Hazard Area under a letter of map revision effective 4 November 2025. Every number in that paragraph is sourced above and none of it is a survival story.

The town-level facts, and the two limits on them

Two claims circulate about Babcock Ranch that need care. First, the town did not have a boil-water notice is false: a town-wide precautionary boil-water notice ran from 24 to 26 July 2026. Second, the town kept power during Ian is well documented, but the claim that the solar array is why is not established. The developer’s own copy says the town came through with power, internet and water uninterrupted, and does not attribute that to generation. The engineering factors usually cited are buried utilities and site grading, which are separate from generation. We state the outcome and we do not supply a mechanism the record does not support.

The wind and surge designations the county assigns

The hurricane shutter rules, because they are recorded and specific

Article XII section 24 requires the shutter type to be approved in writing by the architectural review committee. Shutters may be installed or closed up to five days before an expected hurricane arrival and must be removed or opened within five days after the end of a hurricane watch or warning, and “shutters may not be left closed for any extended period”. Clear hurricane shutters are approved for all windows, entry doors, sliding glass and French doors, and are described as the only shutters approved to be on the home throughout hurricane season, typically 1 June to 30 November. Roll-down shutters are approved for the same openings. That five-day-after rule catches out seasonal owners every year.

How These Homes Are Actually Built: 116 Record Cards, One Specification

Data updated: 8 September 2026. We read the building component tables on all 234 county record cards. The construction specification across the 116 buildings standing at Regency is remarkably uniform, which is what you would expect from a single builder delivering two collections inside three years, and it lets a buyer or an appraiser reason about the stock as a set rather than house by house.

The uniform specification, every count out of 116 buildings

Shingle, not tile, and why that is worth knowing before you tour

Composition shingle on 116 of 116. Buyers moving from other Florida markets frequently assume a tile roof, and the difference affects both the look of the streetscape and the eventual replacement cost. It also affects the insurance conversation, because roof material and roof age are rating inputs. This is a factual observation about the building stock and it is one of the details that is invisible in a photograph but obvious in the county record.

All electric for heating and cooling, but gas is present in the neighborhood

This needs stating precisely because a neighbouring Babcock Ranch neighborhood is genuinely all-electric and Regency is not quite. Every one of the 116 buildings is heated and cooled by a single central electric system and no Regency home carries a gas heating component at all. But gas service reaches the neighborhood, and it shows up in exactly one place on the roll: a gas pool heater on 10 of 234 parcels. A further seven parcels carry an electric pool heater, so 17 of the 116 built homes carry a pool heater of some kind. The accurate sentence is that space heating and cooling is all electric across the neighborhood while gas is available and used for pool heating on ten parcels.

Pools, and what the record can and cannot tell you

The pool-heater counts above are the clearest pool-related signal in the county record. Separately, local trade coverage of 11 December 2024 reported that all Regency home sites can accommodate a private backyard pool, and that the attached duet homes carry a side privacy wall sized to allow one. That is a 2024 statement about a product line and it is worth re-confirming with the sales centre on 321-329-8151 before you rely on it for a specific homesite, because setbacks and easements vary lot by lot and the architectural review committee approves the plan either way.

What a pool installation actually requires under the recorded covenants

Article X section 7 requires that before any construction, remodelling, repair or improvement including installing a swimming pool or spa, the owner or its general contractor must carry workers’ compensation, employer’s liability of at least $500,000 per accident or disease, commercial general liability with a per-project endorsement naming the association and the declarant as additional insureds with minimum limits of $2,000,000 per occurrence and $2,000,000 aggregate, all-risk builder’s risk at 100 percent of full replacement cost, and automobile liability. Every contractor must be licensed, bonded and insured with evidence provided before work begins. That is a real specification and it is one reason to use a contractor who has worked in this community before.

Pool cage and fence colour are recorded, and there is only one

Article IX section 3 states that “initially, all pool screen enclosures must be brown and the only permitted fencing shall be brown aluminum fencing”, with the committee holding the right to amend that standard. If you are budgeting a cage or a fence here, the colour is not a choice at the recorded level, and any quote that assumes otherwise will need revising.

Living area across the built stock

The 116 buildings carry a recorded air-conditioned living area of 1,515 to 2,936 square feet with a median of 1,975. The lower end corresponds to the closed-out attached collection, which the builder published as up to 1,800 square feet, and the upper end sits marginally above the largest currently published design at 2,927 square feet, which is consistent with structural options. If you are pricing a home here, the county’s recorded air-conditioned area on your own card is the number an appraiser will use, and it is not always the number on your builder paperwork.

What the county record does not tell you

The record card carries components, not quality. It does not tell you the insulation package, the window manufacturer, the energy rating, the impact rating of a particular glazing unit, the age of the air handler or whether the builder’s warranty has been transferred. Those come from the builder’s own documentation, the permit file at Charlotte County Building Construction Services, (941) 743-1201, and from a home inspection. On a house three years old, the inspection is still worth every dollar.

Toll Brothers Builds the Homes; a Land Bank Still Owns the Ground

Data updated: 8 September 2026. Two entities own parcels at Regency and they are not related to each other. One is the builder. The other is a land bank that buys finished homesites and sells them on to the builder in scheduled tranches, and it currently owns the streets, the lakes, the common areas and the clubhouse. Understanding which is which explains almost everything about how this neighborhood is structured.

The builder, confirmed seven ways

Why we verified something that looked obvious

Because on two prior Babcock Ranch neighborhoods the obvious answer was wrong. One page shipped naming a builder that does not build there, and a seed file for another named two builders when a third is the sole builder. The parcel-roll owner name is not proof of the builder; it is proof of who owns the parcel. Here it happens to be correct, but only because the corporate registry chain ties the entity’s officers to the executives named in the press releases. That is the check that closes the question, and it is the check most pages never run.

What V2P2-Punta Gorda, L.P. actually is

What “PBLO” stands for, and why that single expansion answers the question

On the Florida registry itself, PBLO expands to “Public Builder Lot Option”. That is the standard structure: a land banker buys finished homesites and a public homebuilder takes them down under option as it needs them, which keeps the land off the builder’s balance sheet. The Calabasas address is the business address of Hearthstone, Inc., a residential land banking manager. V2P2-Punta Gorda, L.P. is not a Toll Brothers affiliate: different principals, different state filing, different address, unrelated officers. It is not a rival developer either. It has built nothing. It holds land.

The name is not a coincidence, and it decodes cleanly

The district’s internal designation for this neighborhood is “Village 2 Parcel 2”, and the entity is called V2P2. The district’s own revenue schedule carries an off-roll line captioned V2P2, and the entity holds only Regency parcels. The identification is secure across four independent sources: the state registry, the clerk’s index, the Property Appraiser’s roll and the district’s budget. The same series runs across the town: Village 2 Parcel 1 is The Sanctuary, Parcel 3 is Crescent Lakes, Parcel 4 is Verde, Parcel 5 is Creekside Run and Parcel 6 is Palmetto Landing.

The takedown ladder, in tranches of exactly 23 lots

The county record cards show a repeating pattern of bulk multi-parcel transfers from the land bank to the builder, and it is the mechanism behind this neighborhood’s build pace.

Eight tranches of exactly 23 lots each, roughly every three to six months from June 2023 to November 2025, at $2.21 million to $2.73 million per tranche. These are not house sales and they never enter any median on this page, because a multi-parcel bulk transfer is a wholesale land transaction. Two smaller instruments in October 2023 conveyed six and nine lots at $682,000 and $697,000.

The land bank was still selling lots to the builder this month

Instrument 3679879, a special warranty deed executed 28 August 2026 and recorded 1 September 2026, conveys Lots 4628, 4630, 4788, 4789 and 4791 from V2P2-Punta Gorda, L.P., care of Hearthstone, Inc. of Calabasas, to Toll Southeast LP Company, Inc. of Bonita Springs. The documentary stamp tax paid was $5,914.30, which at the Florida rate of $0.70 per $100 implies a consideration of $844,900 for the five lots, about $168,980 per lot. The stamp figure is recorded; the consideration is arithmetic from it and is labelled as such. The grantor side was executed through Cal Hearthstone Public Builder Lot Option, LLC.

What that one deed tells a buyer and a seller

Three things, all of them useful. The community is not built out. The developer-control clock described further down this page is still running. And a finished, entitled Regency homesite changed hands between two arm’s-length commercial parties for about $168,980 in August 2026, which is a real land-value data point in a market where land values are usually invisible. A seller comparing their home to a builder’s asking price now has some idea what the dirt underneath it cost the builder.

One ownership claim we deliberately did not publish

A corporate transaction affecting the parent of the land banking venture was announced in 2025 and is widely repeated. We could not source it to a filing on our approved list and we therefore do not publish it. The registry facts above stand entirely on their own without it: the entity, its general partner, its sole member, its address and its parcel holdings all come from the Florida Division of Corporations and the county roll, and none of them depends on the corporate story. If the ownership of the land bank’s parent matters to your decision, the place to look is the acquiring company’s own filings at the SEC’s EDGAR full-text search.

The Amenity Campus Nobody Has Been Given Yet

Data updated: 8 September 2026. This is the structural finding on this page and it is stronger than the sentence people usually reach for. It is not simply that the dues figure is unpublished. It is that the common areas, the drainage system and the amenity campus have never been conveyed to the homeowners association, and the recorded declaration sets no deadline for conveying them. Every fact in this section comes from a recorded instrument or a county record card.

What the plat dedicated, and to whom

The Regency plat, at Plat Book 26 Pages 17A through 17S, carries a Certificate of Ownership and Dedication in which the owner making the dedication is V2P2-Punta Gorda, L.P., not the builder. It dedicates Tract B-135 for private roadway, ingress and egress, sidewalks, drainage, signs and utilities to the Regency at Babcock Ranch Homeowner’s Association, Inc., while reserving a non-exclusive easement to the owner and its successors. It dedicates Tracts B-140 through U-144 inclusive and the right-of-way easements for miscellaneous improvements to the same association. And it dedicates Tracts D-138 through D-142, the lake maintenance easements and the variable width drainage easements, to the special district for drainage, surface water management, landscaping, irrigation and utilities.

What the freshest recorded instrument says about the same tracts, three years later

Instrument 3670329, a Perpetual Access and Maintenance Easement Agreement recorded 4 August 2026, has V2P2-Punta Gorda, L.P. as grantor in favour of the special district, covering Tracts B-135, D-138, D-139 and D-140. Its opening recital reads: “Grantor is the owner in fee simple of certain real property located in Charlotte County, Florida, lying within the boundaries of the District”. It grants the district a perpetual, non-exclusive access and maintenance easement so the district can access and maintain the improvements located there.

Both texts quoted, and neither resolved here

The plat dedicates use rights in Tract B-135 and Tracts B-140 through U-144 to the association, which is one of the three conveyance methods the declaration expressly authorises. Three years later, in a recorded instrument, the land bank states that it is the owner in fee simple of Tract B-135 and of three drainage tracts, and grants the district a perpetual easement in that capacity. What those two recordings together mean for fee title is a title question and no reader should take the answer from this page. Both texts are quoted above. The authorities are the Charlotte County Property Appraiser on (941) 743-1498 and a Florida title attorney.

What the declaration says about conveying common areas, and the deadline it does not set

Article III section 6 provides that “At any time as determined by Declarant in its sole discretion”, all or portions of the common areas may be dedicated by plat, created as easements, or conveyed by quitclaim deed to the association, which by its joinder “accepts such dedication(s) or conveyance(s) without setoff, condition or qualification of any nature”, in “as is, where is” condition and “WITHOUT ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, IN FACT OR BY LAW, AS TO THE CONDITION, FITNESS OR MERCHANTABILITY”. There is no date, no percentage-of-build-out trigger and no linkage to turnover. That silence is a finding.

The declarant may also redesignate the common areas without anyone’s consent

Article III section 5 lets the declarant “redesignate, modify, alter, increase or decrease ... the specified use(s) of any Common Areas in any manner deemed reasonably appropriate by Declarant without the consent of the Association, Owners, or any lenders” for as long as the declarant owns any portion of the property, recording an amendment to reflect the change. Read alongside the absence of a conveyance deadline, that is a materially different position from a neighborhood whose association already holds its own common ground.

What the plat dedicated, tract by tract

What a buyer should take from this, in plain terms

You are buying access to an amenity campus that is currently owned by a land bank, maintained under arrangements you cannot read from the public record, and scheduled for conveyance on no published timetable. That is not an allegation and it is not a red flag; it is the ordinary structure of a neighborhood before turnover, and it is why the dues figure is not settled. What it means practically is that your carrying cost has a component that is not yet fully priced, and the right response is to ask the association and the builder for the current budget in writing before your inspection period ends.

What a seller should do about it

Get ahead of it. If a buyer discovers in week three of a contract that no dues figure exists and the clubhouse is owned by a company in California, you have a problem. If you explain in week one that the common areas have not yet been conveyed, that the declaration sets no deadline, that the district maintains the drainage tracts under a recorded perpetual easement, and here is the manager’s telephone number, you have a credible seller and an informed buyer. A seller who explains a gap is trusted. A seller whose buyer finds it is not.

One more thing the declarant keeps: the community systems

Article III section 7 provides that if the declarant installs community systems, “neither the Association nor any Owner shall have any interest in the Community Systems”, they remain declarant property, and any proceeds of a transfer belong to the declarant. Owners are warned in a boxed capitalised notice that the association may be bound to a community systems contract “FOR A TERM WHICH EXTENDS BEYOND THE TURNOVER DATE” and that assessments will include those charges “REGARDLESS OF WHETHER OR NOT THE OWNER OR MEMBERS OF SUCH UNIT ELECT TO RECEIVE THE COMMUNITY SYSTEMS”. That is a recorded, capitalised warning and it belongs in any buyer’s reading.

The Veranda Amenity Center, and the Nine Icons With No Source Behind Them

Data updated: 8 September 2026. Regency’s amenity campus has a name, a completion date, an opening date and a county record card, which is more documentation than most neighborhood amenity descriptions carry. This section separates what is built and evidenced from what appears only as an icon on a marketing grid, because the difference is the difference between a fact and a graphic. Every amenity below is described by what it is.

The campus, on the county record card

The dates, from three independent sources

Construction was completed in February 2025 according to local trade coverage of 12 August 2026. The builder announced the grand opening on 2 April 2025. And the builder’s own community page today states: “The Veranda Amenity Center is now open and exclusive to Regency at Babcock Ranch residents.” That single sentence answers two questions at once, whether it is open and whether it is a neighborhood-level facility rather than a shared town one, in the builder’s own words.

What is built and has a prose source, not just an icon

Every row below is supported by at least one sentence of published prose from the builder, the developer or dated local coverage, rather than by a symbol on a grid. Each is described by what it is.

The nine icons with no prose source anywhere, and why we do not publish them as amenities

The builder’s community and collection pages carry a twenty-item amenity icon grid. Nine of those items appear only as icons. No press release, no developer page, no local coverage and no photograph supports any of them at the neighborhood level: dock, fishing pond, playground, dog park, community garden, parks, lakes, common spaces and community center. An icon grid is not a source. On a prior build in this town two amenities were published from an icon grid and turned out to need correcting, and this page will not repeat that.

Three of those icons the builder itself assigns to the town, not to this neighborhood

The builder’s own press release of 12 March 2026 draws the line in a single paragraph. It lists the private amenities for residents, and then adds separately: “Residents also have access to the broader amenities of the Babcock Ranch master plan, including parks, lakes, and a community garden.” So parks, lakes and the community garden are town-level amenities on the builder’s own account, not Regency amenities, and any page presenting them as inside this gate is contradicting the builder.

The one genuine ambiguity, about trails

Walking trails appear on both sides of that line in different releases. The 12 March 2026 release puts “scenic walking and biking trails” inside the private-amenity list; the 2 April 2025 release puts “picturesque walking trails” on the master-plan side. Both are true. Regency has internal paths and its residents also have access to the town trail network. This page says exactly that rather than picking the more flattering reading.

What is a photograph and what is a rendering

Worth knowing if you are looking at images. The builder’s Regency hero image is a video still. The lead image on the 24 August 2023 opening release shows a clubhouse and pool 19 months before the clubhouse was completed in February 2025, so it was necessarily a rendering when published. The lead image on the 2 April 2025 release is an aerial captured after completion. And the builder’s own offer sheet carries the line “Photos are images only and should not be relied upon to confirm applicable features.” Treat any 2023-vintage amenity image as pre-construction.

Is anything still coming?

No amenity at Regency is currently described anywhere as coming soon, under construction or planned. Combined with the affirmative “now open” statement on the builder’s live page and the 2025 year-built on both buildings, the amenity programme reads as complete. That is a genuinely useful thing for a buyer to know, because a neighborhood whose amenity is still a rendering carries a delivery risk that this one does not.

Two operational questions we could not close

Whether the spa is separate from the pool as an operating matter, and whether the cabanas are reservable and on what terms, are not published anywhere. Nor is the current status of the shuffleboard court. All three are questions for the lifestyle director through the Regency sales line on 321-329-8151, and they are the kind of detail worth asking on a tour rather than after a contract.

The Recorded Covenants: What You May and May Not Do With Your Own Home

Data updated: September 2026. Article XII of the declaration runs to 27 sections across recorded pages 50 to 55, and Article IX covers architectural review across pages 39 to 45. Together they are the rules a Regency owner actually lives under, and they are more specific than most people expect. Every row below carries its section number so you can check it against the recorded image yourself.

The four governing layers above your lot

There is no further sub-association below the Regency association

The declaration is a single-tier neighborhood document. Nothing in it creates or contemplates a further sub-association for the attached villa product, which is unusual for a community with two product types, and it means the attached homes are governed by the same association and the same declaration as the detached ones. What differs between the two is the party wall regime, which has its own section on this page.

Which document wins in a conflict

Charter section 1.3 sets the order: the Charter controls over the by-laws, design guidelines and rules; the by-laws control over the design guidelines and rules; and the design guidelines control over the rules. If there is a conflict between the Charter and a supplement applicable only to the property described in that supplement, the supplement controls. And if there is a conflict between the governing documents and any additional covenants recorded on property within the community, the governing documents control.

This is a Chapter 720 homeowners association, expressly not a condominium

Declaration Article II section 1 states it directly: the association “is not a condominium association and therefore shall not be governed by the provisions of Chapter 718, Florida Statutes, but rather shall be governed by Chapter 720, Florida Statutes”, and “This Declaration is not a declaration of condominium.” That independently confirms the county roll’s finding that Regency at Babcock Ranch contains zero condominium parcels, and it is the cleanest available refutation of the name confusion described later on this page.

The use restrictions, in one table, with section numbers

The open-house rule, and what it actually means for a listing here

Two provisions in Article XII section 6 govern how a home is marketed at Regency, and together they are stricter than most sellers expect. No sign of any type, including in a window, may be displayed without prior written approval of both the master reviewer and the neighborhood committee, and that approval may be withheld at discretion. And no owner may hold an open house without first obtaining board approval. A marketing plan for a Regency home therefore has to be built around those two facts rather than assume its way past them, and the approvals need starting before the listing goes live rather than after.

The vehicle rule that catches people out, and the two plans that solve it

Golf carts appear on the eight-hour list in Article XII section 17, which means a golf cart may be outside for up to eight hours but not overnight unless it is fully garaged. In a neighborhood where the builder’s current incentive is a free golf cart, that is a practical planning point. It is also why the 2.5-car garages on the Sawgrass and Harcourt plans are worth more than their half-bay sounds: they give a cart a compliant home without giving up a car space.

What is not in the declaration, and where to look instead

• Roof materials, approved paint palettes, approved plant lists, driveway and hardscape standards: these are in the architectural review requirements, which are promulgated by the committee and are not recorded. Ask the association.

• The number of pets permitted, the pet behaviour criteria and the designated pet-walking areas: these are in the association rules, adopted by the board and not recorded. Ask the association.

• Solar: the master Charter and Florida Statutes section 163.04, not this declaration.

• The visitor policy under Article XX section 4: adopted by the board, not recorded. Ask the association.

Architectural Review: Who Decides What You May Change, and Until When

Data updated: September 2026. Article IX creates the architectural review committee and gives it a wider remit than most buyers expect, including a standard that can exceed the building code and an exculpation clause that limits what an owner can do about a decision they dislike. This section reports it as recorded, because an owner planning a pool cage, a fence or an extension needs to know how the approval works before they engage a contractor.

Who sits on the committee, and who appoints them

The committee is “a permanent committee of the Association” of at least three individuals, initially named by the declarant and holding office at the declarant’s pleasure. Until the turnover date the declarant may change the number of members, appoint, remove or replace any or all of them, and names the chairman and co-chairman. One member may be a paid consultant such as an architect. And the declaration states in terms: “There is no requirement that any member of the Committee be an Owner or a Member of the Association.” After turnover the board appoints.

The standard the committee may impose, which can exceed the building code

Article IX provides that the committee “may impose standards for construction and development which may be greater or more stringent than standards prescribed in applicable building, zoning, or other local governmental codes”. Before turnover, any new or modified standard requires declarant consent, “which consent may be granted or denied in its sole discretion”. So a county permit is a necessary condition for work here, not a sufficient one.

The exculpation clause, worth reading before you plan anything

Article IX section 18 provides that the declarant, association, board, officers and committee “shall not be liable for any costs or damages ... due to any mistakes in judgment, negligence, or any action or omission” in approving or disapproving plans, that each owner agrees not to sue over it, and that the association indemnifies them. It adds specifically that “the approval of hurricane shutters shall not be deemed an endorsement or guarantee of the effectiveness of such hurricane shutters”. Read that before you treat an approval as a warranty.

The self-help remedy that attaches to unapproved work

Article XII sections 15 and 19 give the association a direct remedy: it may enter the lot, remove or replace the unapproved item, and charge the cost back as a specific assessment against the unit. The declaration requires reasonable notice and an opportunity to cure except in an emergency. In practical terms, an unapproved fence or an unapproved plant bed is not a warning letter problem, it is a billed problem, and an open violation at closing is a delay a seller can avoid for the price of a weekend.

What to do before you hire a contractor here, in order

1. Ask the association for the current architectural review requirements in writing. They are not recorded and they change.

2. Submit plans and get the approval before your contractor mobilises, not after.

3. Check the insurance specification in Article X section 7, because your contractor must name both the association and the declarant as additional insureds at $2,000,000 per occurrence.

4. Keep the approval. It is a document that transfers value to your buyer, because they inherit an approval rather than a problem.

The one party that does not have to ask

Article IX section 17 provides that improvements by the declarant or its nominees “shall not be subject to the review of the Committee, the Association, or the provisions of the Architectural Review Requirements”. That is standard in a declarant-controlled community and it is worth knowing, because it means the standard applied to a builder home under construction next door is not the standard applied to your fence.

Insurance and Maintenance: Who Insures What, and Who Cuts the Grass

Data updated: September 2026. Article X covers insurance across recorded pages 45 to 50 and Article VII covers maintenance across pages 28 to 34. Two findings in this section are materially useful and neither appears anywhere else about this neighborhood: the association maintains every owner’s yard, and the association is not required to carry flood insurance and is nowhere required to carry windstorm cover.

The association maintains your yard, and the carve-out is named

Article VII section 1 provides that, except as provided in section 2, “the Association shall maintain the yard and landscaping of each Unit and shall be responsible for irrigation and exterior pest control related to landscaping and sod treatments (which shall not include pest control for ants, palm rats, snakes, or any other rodents) and the Unit Owners shall be obligated to pay the service and maintenance costs for same as a Common Expense.” So lawn, landscaping, irrigation and landscape pest control are association-maintained and inside the assessment, with a named carve-out for ants, palm rats, snakes and other rodents. That carve-out is the sort of detail that only appears if somebody read the document.

What else the association maintains

Article VII section 1 also puts on the association the common areas and areas of common responsibility, including “all landscaping and other flora, parks, signage, structures, walls and improvements, including all roads and streets located in the Community, all sewer, potable and non-potable water infrastructure facilities, bike and pedestrian pathways/trails” to the extent not maintained by the county or a utility; landscaping, sidewalks, street lights and signage within public rights-of-way within or abutting the community; and any declarant-owned property made available for members’ use until the declarant revokes it. The association also carries any maintenance obligations under the environmental permits.

The lakes, and who maintains them

Article VII section 5 puts the lakes and littoral areas “and up to the water’s edge” on the association as a common expense, to the extent not performed by a governmental authority or under the permits. Article VI section 6 lets the declarant and the association grant the county the association’s rights, but not obligations, to maintain the lakes and drainage easements. Note the interaction with the 2026 easement: the plat dedicates the drainage tracts to the special district, and instrument 3670329 grants the district a perpetual access and maintenance easement over four of them, which routes physical maintenance of the infrastructure in those tracts to the district rather than to the association.

What the owner maintains

Article VII section 2 puts on the owner the unit itself and “all structures, parking areas, and other improvements comprising the Unit”, plus replacement of the owner’s own yard, landscaping, shrubbery and flora damaged “whether due to disease, storms, hurricane, natural disaster, cold freeze or other Act of God”, to the community-wide standard and with committee approval. If an owner fails, the association may do the work and charge it as a specific assessment after reasonable notice and an opportunity to cure, except in an emergency.

What the builder publishes about maintenance, and the two things it does not say

The builder’s release of 2 April 2025 states that “The community’s low-maintenance living ensures that lawn care and exterior home upkeep are included”, and it describes all the collections as low-maintenance homes. Nothing published by the builder or the developer says that exterior painting is included, and nothing says roof replacement is included. Nor does the declaration. If those two items matter to your budget, get the answer in writing from the association before you buy, because the difference over a fifteen-year ownership is substantial.

Flood insurance is discretionary for the association, in the declaration’s own words

Article X section 1 requires the association to obtain blanket all-risk property insurance for insurable improvements on the common area, with a fallback to fire and extended coverage if blanket cover is not available at reasonable cost, plus workers’ compensation, employer’s liability, directors’ and officers’ liability, “and flood insurance, if advisable.” Those last two words are the operative ones. The declaration does not require the association to carry flood insurance.

Windstorm is not separately named at all, and that is a finding

The declaration relies on the blanket all-risk formulation for association property with a fallback to fire and extended coverage. There is no standalone windstorm or named-storm clause for the association and no clause requiring windstorm cover. In a coastal county that is a silence worth knowing about. The only place wind damage appears by name is in the owner’s builder’s-risk requirement during construction at Article X section 7(d), which requires all-risk builder’s risk including coverage against fire, collapse, lightning, wind damage, hail, explosion, theft, riot, civil commotion and vehicles.

The owner must insure, and the association is expressly not obliged to

Article X section 2: by taking title, each owner covenants “to carry blanket ‘all-risk’ property insurance on its Unit(s) and structures thereon, providing full replacement cost coverage less a reasonable deductible, unless the Association carries such insurance (which they are not obligated to do hereunder).” The parenthetical is the important part. For party-wall homes there is a second and stricter requirement at Article VII section 6(f): “Each Owner shall be required to obtain, and maintain, ‘All Risks’ insurance for his respective Unit in an amount equal to one hundred percent (100%) of the full replacement value of their Unit, without deductions for depreciation.”

The carrier standard, the annual review and the fidelity bond

Association policies must be with a carrier rated A.M. Best A or better with financial size category IX or larger, if reasonably available, written in the association’s name as trustee, with an inflation-guard endorsement if reasonably available, and reviewed annually for sufficiency “by one or more qualified persons, at least one of whom must be in the real estate industry and familiar with construction in the County area”. A fidelity bond is required if generally available at reasonable cost, covering all persons handling association funds at not less than one sixth of the annual base assessments on all units plus reserves on hand.

Who pays the deductible on a common-area claim

The deductible is a common expense, unless the board determines after notice and a hearing that the loss resulted from the negligence or wilful conduct of an owner or occupant, in which case the full deductible may be specifically assessed to that unit. That is a real, personal exposure and it is worth an owner knowing it exists.

The rebuild-or-demolish duty, and its six-month clock

Article X section 3 requires that after a casualty the owner must either commence repair or tear the home down, remove all debris and resod and landscape as the committee requires. Repair must be completed within the period required by the master documents or six months from the casualty, whichever is shorter, and performed “in a continuous, diligent and timely manner”. In a Florida market where post-storm contractor availability is a real constraint, that is a clock worth knowing about.

The common-area rebuild vote, and the special assessment behind it

Article X section 4(b) requires damaged common area to be repaired unless members holding at least 75 percent of the total Class A votes, and the declarant while it owns a unit, decide within 60 days not to. If insurance proceeds are insufficient, Article X section 6 provides that the board “shall, without a vote of the Members, levy Special Assessments”. That is a board power exercisable without a membership vote and it is one of the reasons the reserve disclosure earlier on this page matters.

The supermajority gate on association litigation

Article VII section 7, in capitals, constrains the association’s ability to bring claims: other than to collect or enforce an assessment lien or fine, the association shall not commence any action involving amounts in controversy in excess of $25,000 without first obtaining the affirmative approval of in excess of 66 and two-thirds percent of the total voting interests of owners at a meeting at which a quorum has been attained. That is a high bar and it is worth a buyer’s attention because it applies to construction claims as well as to everything else.

The Party Wall: What an Attached Owner Shares, and What Happens When It Fails

Data updated: September 2026. Forty-seven of the 116 homes at Regency are attached, sharing a common wall with the home next door, and Article VII section 6 governs that wall in unusual detail. If you own one of the 47, or you are buying one, this is the most consequential six paragraphs of the declaration for you, and none of it appears in any marketing material.

What a party wall is here, as defined

Article I section 33 defines a party wall as “any wall common to two Units which shall be owned equally by the Owners of such Units.” Owned equally, by two separate owners, each on their own lot. That single definition is the root of everything below.

The waiver you give at closing, and it is broad

Article VII section 6(b): any owner who purchases a unit with a party wall “acknowledges that they have physically examined the Party Wall prior to closing”, and both owners “waive any and all claims, damages, demands, actions, proceedings, rights or remedies that each may have as against the other arising out of or relating to the Party Wall”, including the construction of chimneys and flues already built as of the date of closing. That waiver is given by taking title.

The duty to repair, and the fifty-fifty split

Section 6(c): on damage or destruction from any cause other than the negligence of either party, the two co-owners shall “at joint and equal expense, repair or rebuild the Party Wall on the same spot and on the same line, and be of the same size, and of the same or similar material and of like quality”. Fifty-fifty, with the rebuild specification written into the covenant.

The notice windows: twenty days, and five in an emergency

The co-owner who discovers the damage notifies the other with the nature of the damage, the work required and the estimated cost. The other co-owner then has twenty days to object or pay its share, reduced to five days in an emergency, which the declaration defines as “a condition that is immediately threatening to the safety of persons or property”. Notice must be sent by certified mail to the address in the association’s records.

Negligence shifts the whole cost

Section 6(c)(i): “If either co-owner’s negligence shall cause damage to or destruction of the Party Wall, the negligent co-owner shall bear the entire cost.” So the fifty-fifty rule is the default for non-negligent causes and it flips entirely where negligence is established.

The lien remedy one neighbour holds over the other

Section 6(c)(ii): if a co-owner refuses to pay, the other “may have the wall repaired or restored and shall be entitled to have a mechanics’ lien and lis pendens on the Unit of the co-owner failing to pay.” That is a recorded remedy exercisable by one homeowner against another homeowner’s title, and it is exactly the kind of provision a buyer should understand before, rather than after, they need it.

Cross easements, and the tenant consent requirement

Section 6(d) grants each co-owner an easement over the other’s lot to repair, restore or extend the wall, and requires each co-owner to permit entry and to secure any tenant’s permission for it. If you lease your attached home, that obligation travels with you and it needs to be in the lease.

Disputes go to arbitration, not to court

Party wall disputes are “governed by the Commercial Rules of the American Arbitration Association then in effect”, each co-owner paying its own experts and counsel and sharing other expenses equally, with a majority decision being “final and conclusive”, and any co-owner may institute arbitration on ten days’ notice. Commercial arbitration rules on a residential party wall is an unusual choice and it is worth an owner knowing that is the forum.

What the party wall regime does not cover, and this is the important limit

The provisions govern the shared wall only. Nothing in the declaration makes the association responsible for the roofs, exterior paint or building envelopes of the attached product, and nothing creates a separate villa maintenance budget or a sub-association. Combined with Article VII section 2, the recorded allocation is: the association does the yard, landscaping and irrigation for every unit; the owner does the building; and attached neighbours share the party wall equally. A buyer expecting a condominium-style envelope arrangement here will not find one in the recorded documents.

The party wall regime, summarised in one table

The stricter insurance requirement on attached homes

Repeated here because it sits inside the party wall article and is easy to miss: an attached owner must carry all-risks insurance “in an amount equal to one hundred percent (100%) of the full replacement value of their Unit, without deductions for depreciation”. That is a stricter standard than the general owner obligation elsewhere in Article X, and it is a recorded covenant rather than a lender preference.

Leasing and Rentals: The Numbered Mechanics, as Recorded

Data updated: September 2026. Leasing at Regency is governed by Article XII section 22 of the declaration and, additionally, by Article XX section 3.3 in the age article. This section publishes the numbered mechanics that a landlord or an investor buyer can act on. Where the declaration is silent, that silence is reported as a finding rather than filled in.

The leasing rules, item by item

What the three-month minimum actually rules out

A three-month floor, combined with a cap of three rentals per calendar year and a prohibition on room rentals, means the nightly and weekly rental model is not available here as a matter of recorded covenant, without any platform needing to be named. The arithmetic is straightforward: three tenancies of at least three months each is the outer edge of what the covenant contemplates in a year.

What a landlord here must actually do, in order

1. Draft the lease with the required declaration clause and the rent-diversion provision.

2. Include the age statement in conspicuous type, and the default clause required by Article XX section 3.3.

3. Get the lease fully executed, then submit a copy to the board for approval.

4. Do not rent individual rooms, and do not exceed three rentals in a calendar year.

5. Report the change in occupancy to the board in writing within ten days, with the names and ages of all occupants, or face a daily fine.

A note on the full text of the leasing clause

Article XII section 22 contains introductory language that is not itself a rule and adds nothing a reader can act on. This page publishes the numbered mechanics only. Anyone who wants the complete text of the section as recorded can pull the document image directly from the Charlotte County Clerk’s official records under instrument 3312335 and read it at recorded page 54 of 183.

What this means for an investor buyer, stated plainly

The recorded position is moderately restrictive rather than prohibitive. There is no cap on how many homes in the community may be leased, no post-purchase waiting period appears in the declaration, and no application fee is set at the neighborhood level. Against that, every lease needs board approval at the board’s sole discretion, the term floor is three months, room rentals are banned, and the age article imposes drafting duties on the lease itself. Board rules can also change without being recorded, so anyone buying to lease should get the current rules in writing before removing a financing contingency.

Who Controls the Association, on What Vote Weighting, and Until When

Data updated: September 2026. Regency is a declarant-controlled community. The builder appoints a majority of the board, holds a veto over amendments, may amend the declaration unilaterally before turnover, and there is a third veto above it held by the town’s founder. This section sets out the control structure as recorded, with the trigger dates and the outside date, because it determines who decides things for as long as you own here.

The two classes of membership

Declaration Article IV section 2 creates Class A members, who are all owners except the declarant and who are “entitled to one (1) equal vote for each Unit owned”, with only one vote castable per unit however many people hold an interest. The Class B member is the declarant, which “may appoint a majority of the members of the Board prior to the Turnover Date”, and which retains a right to disapprove board and committee actions after turnover as provided in the by-laws. Class B membership terminates on the turnover date, after which the declarant becomes a Class A member with one vote per unit owned.

Ten votes or three: the instrument disagrees with itself, and both texts are inside the same recording

This is a real and material contradiction and we report it rather than picking a side.

Both passages are otherwise near-identical in wording, each number is written out in words as well as figures, and both are inside the same recorded instrument. It is not a transcription artefact. It changes the declarant’s pre-turnover voting weight by a factor of more than three, and a reader who needs to know that weight should not rely on either number without legal advice. Quorum, per the articles at recorded page 95, is 50 percent of the total vote.

The turnover trigger, in its exact wording

Article I section 43 defines the turnover date as the date the declarant relinquishes control at a turnover meeting, being the earliest of: (1) three months after ninety percent of the units that will ultimately be operated by the association have been conveyed to owners other than the declarant; (2) twenty years from the recording date of the declaration; (3) when the declarant elects, in its sole discretion, to relinquish control; and (4) upon the declarant abandoning or deserting its responsibility to maintain and complete the amenities or infrastructure.

The outside date, and where the ninety percent trigger stands today

The declaration was recorded on 7 September 2023, so the twenty-year outside date is 7 September 2043. On the ninety percent trigger, the county deed file shows 129 of the 222 platted homesites closed, which is 58.1 percent of the current plat, and the district’s budget contemplates a total build-out of 493 units, against which 129 is 26.2 percent. Neither reading is close to ninety percent. No notice of turnover appears anywhere in the recorded index and turnover has not occurred.

The articles list eight triggers where the declaration lists four

The Articles of Incorporation at recorded page 95 give the same list with eight enumerated triggers rather than four, adding: the declarant filing under Chapter 7 of the Bankruptcy Code; the declarant losing title through foreclosure or deed in lieu unless the successor accepts an assignment of developer rights and responsibilities; appointment of a receiver not discharged within 30 days; and “As otherwise required by Section 720.307, Florida Statutes”. That last one matters, because it imports the statutory transition provisions regardless of what the declaration says.

The declarant’s veto over amendments, quoted twice in the same article

Article XXI section 2(a): “no amendment to the Declaration shall affect the rights of the Declarant unless such amendment receives the prior written consent of the Declarant, which consent may be withheld for any reason whatsoever.” And again at the end of section 2(e): “No amendment may remove, revoke or modify any right or privilege of the Declarant without the written consent of the Declarant or the assignee of such right or privilege, which consent may be withheld for any reason whatsoever.”

The unilateral amendment power before turnover, and its five limits

Article XXI section 2(b) provides that “Prior to the Turnover Date ... Declarant may unilaterally amend this Declaration and/or the Rules and Regulations for any purpose”, subject to five provisos: it must not adversely affect title to any unit without the owner’s written consent; must not be unequivocally contrary to the overall uniform scheme of development; must not be arbitrary, capricious or in bad faith; must not be prejudicial to the rights of existing non-developer members to use and enjoy the common areas; and must not materially shift economic burdens from the declarant to existing non-developer members. It then adds: “Declarant’s right to amend under this provision is to be construed as broadly as possible.” Each owner is deemed to have granted the declarant an irrevocable power of attorney coupled with an interest for those purposes.

How owners amend the declaration after turnover

Article XXI section 2(c)(ii): after the turnover date the declaration may be amended only by the affirmative vote or written consent of members representing two thirds of the total Class A votes, and the consent of the declarant for so long as the declarant owns a unit in the community. The declarant, with board majority consent, may also still amend after turnover for compliance, title-insurance, secondary-market and governmental-agency purposes.

The third veto, which sits above the declarant

Article XXI section 2(d): no amendment to the declaration or its exhibits is effective without the approval of the founder during the town-level development and sale period, and of the master association thereafter, except for amendments correcting typographical or grammatical errors or adding or modifying use restrictions and rules. So there are three consent layers above an owner amendment: two thirds of Class A votes, the declarant, and the founder or master association.

Six months to challenge an amendment

Article XXI section 2(e): “Any procedural challenge to an amendment must be made within six months of its recordation or such amendment shall be presumed to have been validly adopted.” And Article IX, the architectural review article, is separately entrenched: it “may not be amended without the Declarant’s written consent so long as the Declarant owns any lands subject to this Declaration.”

The master-level control schedule, for comparison

The Charter’s by-laws at its recorded page 124 set the town-level schedule. The founder may appoint, remove and replace at least a majority of the master board until the founder control period ends, with owner-elected minority seats phasing in not later than 90 days after owners other than the founder, founder affiliates or builders own 25 percent of the maximum units permitted by zoning, which gives one of three directors, then at 50 percent, which gives two of five. After the founder control period the board is seven, with six elected by voting delegates and the seventh appointed by the founder until it ceases to hold for sale property on which at least 5 percent of the total permitted dwelling units could be constructed.

Neither master-level period has a fixed end date

The Charter defines the development and sale period as the period during which the founder or a founder affiliate owns real property in the community or holds an unexpired option to expand it, and the founder control period as the period during which the founder is entitled to appoint at least a majority of the master board. Both are defined by condition rather than by calendar. Against a town entitlement of 19,500 units and a build-out horizon of 2053, both are long-running. The Charter’s own recitals confirm that the founder control period had not terminated when the Charter was restated in 2022.

Who decides what today, in one table

What a buyer should take from the control structure

Not alarm, but realism. This is the ordinary structure of a Florida community that is 26 percent through its planned build. What it means practically is that for the foreseeable future the builder appoints the board majority, the builder can amend the declaration for any purpose subject to five provisos, the builder or the board can amend the age article without a member vote, and the town founder holds a veto above both. If you want a community you can help govern in the next few years, this is not yet that community, and that is a fact rather than a criticism.

Eight Drafting Contradictions in the Recorded Documents, and Which Ones Change Your Money

Data updated: September 2026. Reading 183 recorded pages carefully turns up places where the instruments contradict themselves or each other. We publish the ones a reader can act on, quoting both texts, and we assert as a legal conclusion that none of them is wrong. These are observations about what the documents say, offered so that you know which questions to put to a lawyer or to the association rather than discovering them at a closing table.

One: ten Class B votes per unit, or three

Set out in full above. The declaration says ten and its own recorded articles say three, inside the same instrument. It changes who controls the association and by how much.

Two: the resale contribution is permissive in one subsection and mandatory in the next

Article VIII section 11(a) says the association “is hereby authorized to establish and collect a transfer fee ... If the Association elects to establish and collect this”. Section 11(b) says “the purchaser shall pay the Association a sum of $1,000.00 as a Resale Contribution.” It changes who pays $1,000 at every resale. Ask the association and your closing agent.

Three: the declaration calls the community two different names

The cover page of instrument 3312335 reads “Declaration of Covenants, Conditions and Restrictions of Regency OF Babcock Ranch”. The operative first page reads “Regency AT Babcock Ranch”, and Article I section 46 settles it: “‘Regency at Babcock Ranch’ is the name of the Community.” The 2024 cross-neighborhood agreement cites the declaration by the “of” version. The clerk’s name index carries only “Regency at Babcock Ranch”: a business-name search for “Regency of Babcock” returns zero items. Practical consequence for anyone searching the records: search “at”, not “of”.

Four: a cross-reference pointing at a section that does not exist

Article VIII section 11(a) excepts transfers “as provided in Section 13(d)”. Article VIII ends at section 12, and the exempt-transfer list is at section 11(d). Quoted as recorded.

Five: the age article uses a defined term it never defines

Article XX section 1 defines five terms and “Age-Qualified Occupant” is not among them, yet the phrase is used three times: in the definition of Qualified Occupant, in the hardship exception, and in the declarant reservation. The defined term therefore depends on an undefined one. Two smaller items sit alongside it: section 3.1 refers to a Qualified Occupant “as defined below” when the definition is above it, and section 2 refers to “the Act’s Age-Restriction Requirement” while section 1.2 defines “the Act’s Age-Restriction Exemption Requirement”.

Six: the freshest instrument cites the district’s enabling law two different ways in consecutive paragraphs

Instrument 3670329, recorded 4 August 2026, describes the district as established pursuant to Chapter 2007-461, Laws of Florida in one recital and then, in the very next recital, as established pursuant to Chapter 2004-461, Laws of Florida. Neither matches the correct citation. We downloaded and read the enabling act itself: it is Chapter 2007-306, Laws of Florida, Council Substitute for House Bill 1515, and the district operates under Chapter 189, Florida Statutes. Anyone needing the correct citation should take it from the Laws of Florida directly rather than from that easement or from any page, including this one.

Seven: the declaration freezes Chapter 720 in one place and adopts future amendments in another

Article II section 1 says the association is governed by Chapter 720 “as enacted on the date this Declaration is recorded” and “shall in all respects permissible not be subject to subsequent amendments”. Article VIII section 1 then does the opposite for late fees, automatically adopting any future Chapter 720 amendment allowing higher late charges “without need for amending this Declaration”. The two provisions pull in opposite directions on the same statute. Quoted as recorded.

Eight: the declaration contemplates up to 493 lots and the plat carries 222 homesites

The declaration’s own recital at recorded page 7 states an intention to develop “up to three hundred thirty-nine (339) single-family residences and up to one hundred fifty-four (154) residential duplexes/villas”, which totals 493. The recorded plat carries 222 residential homesites. Article II section 1 states that development “will occur in phases” and that any site plan is “CONCEPTUAL ONLY”, and Article II section 3 reserves the right to add land by supplemental declaration. No supplemental declaration adding land to Regency has been recorded. The gap is consistent with a planned expansion but the instruments do not confirm one, and this page says which basis it is using every time it publishes a home count.

Two smaller items, recorded for completeness

Article VII section 2 refers to charging costs as a specific assessment “in accordance with Article VII” when specific assessments are created in Article VIII. And the declaration’s Article I section 29 definition of the Master Declaration recites the Charter chain ending at instrument 3089149 of April 2022 and does not include the 1 March 2023 Charter amendment, instrument 3227763, which a contemporaneous supplement for a different neighborhood does recite. The definition does add the words “and as it may be further modified, amended, supplemented, or assigned from time to time”.

The Charter chain a buyer’s title work will reference

The 2022 restated Charter is also recorded in Lee County as instrument 2022000129701 and the 2023 amendment as Lee County instrument 2023000077713, because Babcock Ranch spans two counties.

The District Is Not a CDD, and the Enabling Act Says Why in One Sentence

Data updated: September 2026. The line on a Regency tax bill is a district assessment, and the district is not a community development district. Search engines suggest the wrong term, which means the misconception has measurable volume, so this section corrects the name and then answers the question underneath it. We downloaded and read the 45-page enabling act rather than citing it second hand.

What the district actually is

The creation language, quoted from the act itself

The act states that the district “is created and incorporated as a public body corporate and politic, an independent, limited, special purpose local government, an independent special district under section 189.404, Florida Statutes, and as defined in this act and section 189.403(3), Florida Statutes, in and for a certain portion of Charlotte County.” The creation clause cites Chapter 189, twice.

The reason it is not a CDD, in the legislature’s own words

This is better than the technical answer, and it is a fact about the place rather than about the statute. The act’s own legislative findings say: “use of this special act will provide the flexibility to include within the district, at a later date, contiguous Babcock Ranch lands within Lee County, whereas chapter 190, Florida Statutes, would prevent a single uniform community development district from crossing county lines.” Babcock Ranch spans Charlotte and Lee counties. A Chapter 190 district cannot cross a county line. So the town needed a special act, and it got one.

A caution about the Chapter 190 references inside the act

The act mentions Chapter 190 three times and each mention is comparative or incorporative. It imports future Chapter 190 power expansions, providing that amendments to Chapter 190 after 1 January 2007 granting additional general powers shall constitute powers of this district. That must not be misread as the district being a Chapter 190 CDD. The findings also state that the special act “updates the charter of a uniform community development district under chapter 190, Florida Statutes, eliminates potential for its abuse, clarifies and sets forth certain uniform procedures for liens on property, and makes other substantial reforms.”

A dating footnote on the statutory citations, for accuracy

The act cites sections 189.404 and 189.403(3), which were the section numbers in 2007. Chapter 189 was renumbered in 2014, and the equivalent provisions now sit at sections 189.031 and 189.012. If you quote the act, quote it as written and note the renumbering rather than silently modernising the citation, because a reader checking your citation against the current statute will otherwise think you made an error.

Regency has no service area number and no delegate district number, and here is why

Because the enabling act creates neither structure. A word-frequency check across the full 45-page text returns zero occurrences of “Delegate District”, “service area”, “sub-district”, “assessment area”, “improvement area” and “benefit area”. What Regency does have is the district’s internal budget designation, “Village 2 Parcel 2”, used in both the fiscal 2025 and fiscal 2026 adopted budgets and in the 2026 master assessment fee schedule.

The service-area trap in the county mapping, and how not to fall into it

Charlotte County has a GIS layer called “Service Area Delineation” which returns “In” for the Regency centroid. That is the county’s Urban Service Area, a comprehensive-plan boundary, and it has nothing whatever to do with the special district. Two things with similar names, two entirely different meanings. Do not report the first as the second.

What else the county assigns to this neighborhood

What the district actually does with the money

The operations and maintenance portion, $648.88 per unit per year in fiscal 2026, funds the ongoing operation of district infrastructure. The debt service portion, which is $1,228.65, $1,755.22 or $2,106.26 per unit per year depending on the band, amortises the bonds that paid for the infrastructure in the first place. The district also runs a Solid Waste Enterprise Fund, which is why waste collection here is Babcock Ranch Waste Services, a division of the district, rather than a county service. The county’s own waste layer returns a telephone number rather than a pickup day for this address, which is consistent with district-run collection.

Does the debt service portion ever end?

Bond debt service amortises on a schedule, and operations and maintenance does not. That is the structural answer and it is why the two components are published separately on this page. We have not obtained the specific amortisation schedule for the Regency bonds and we will not estimate an end date. The district publishes its budgets and its audited financial statements, and the authority is the Babcock Ranch Community Independent Special District at babcockranchliving.com, with its filings also available through the Florida Auditor General.

Schools, Drive Times, and the County Seat That Is Farther Than Downtown Fort Myers

Data updated: 8 September 2026. Every distance and time in this section was routed on the open road network from the Regency parcel centroid at 26.794407, -81.719015, in free-flow conditions with no live traffic and no time-of-day adjustment. Free-flow understates a weekday commute, so read these as road distance plus an uncongested driving time rather than as a commute estimate. Two findings here consistently surprise people.

Finding one: the county seat is nearly twice as far as downtown Fort Myers

Regency is in Charlotte County, whose county seat is Punta Gorda. The Punta Gorda courthouse is 33.3 road miles and 49 minutes away. Downtown Fort Myers, which is in Lee County, is 17.3 road miles and 34 minutes. Downtown Fort Myers is 16.0 miles and 15 minutes closer than the seat of the county the house is in and pays taxes to. If your errands, your doctors or your restaurants are in Punta Gorda today, that is a real change to your week, and it is the single most under-appreciated logistics fact about this address.

Finding two: every nearby emergency room is in the other county

The nearest 24-hour emergency room is 22.6 road miles away in Lee County. The nearest one in Charlotte County is 39.0 miles and 58 minutes, which is 16.4 miles farther. On a page for an age-restricted community this is a logistics fact that deserves to be published plainly rather than buried, and it is one of the first things we would raise with anyone considering this address.

The healthcare that is in town, and what it is not

Do not mistake the Babcock Ranch healthcare hub for an emergency room. A TGH Urgent Care facility opened at The Shoppes at Yellow Pine in October 2025, open seven days a week, treating common illnesses and minor injuries, alongside an innovation hub for care navigation and referrals. A Tampa General Medical Group primary care office of about 6,100 square feet was announced for 18 August 2026 in the same centre, for preventative, adult and paediatric primary care with an on-site laboratory. A multi-phase plan contemplates specialty care and eventually a hospital. None of that is a 24-hour emergency room today.

One stale county layer worth knowing about

Charlotte County’s own GIS “Major Health Facilities” layer still lists ShorePoint Health Punta Gorda as an active hospital. That facility, the former Charlotte Regional Medical Center, closed in 2022 after Hurricane Ian. The same layer carries a pre-merger name for the facility now operating as HCA Florida Fawcett. That layer is stale and should not be used for a hospital claim. Verify current emergency room status by telephone before relying on it: HCA Florida Fawcett Hospital on (941) 629-1181, Lee Health on (239) 343-2000.

The full drive-time table, from the Regency centroid

The nearest Gulf beach, and a common error to avoid

The nearest Gulf beach is Fort Myers Beach at 34.1 road miles and 59 minutes. Sanibel is 38.9 miles, Bonita Beach 43.0, Englewood Beach 63.4 and Boca Grande 69.6. Do not accept Port Charlotte Beach Park as “the nearest beach” from any source: it fronts Charlotte Harbor, not the Gulf, and they are different propositions. An honest hour to the Gulf is one of the genuine trade-offs of an inland Babcock Ranch address and this page states it rather than working around it.

Fire and EMS, and the nineteen-mile gap behind the in-town station

After Station 9 the next county station is nineteen miles away. The in-town station is not a convenience, it is the only close one, and its presence is one of the more materially valuable pieces of infrastructure at this address. One caution: the county’s older “Critical Facilities” GIS layer lists Station 9 at a different and now-stale address on State Road 31. Use the Curry Preserve Drive address, which is what the current fire stations layer and the county’s own station page carry.

Schools, as neutral logistics

This is a distance and public-grade table. It is here because school proximity affects traffic patterns, property tax structures and resale to any future buyer, and because a complete page states the logistics of an address whatever the address is.

The logistics fact inside that table

The zoned schools are 28.7 to 34.2 road miles away, all about 49 minutes, while the charter school in town is 4.0 miles and 12 minutes. That is a difference of twenty-five to thirty miles. Babcock Neighborhood School and Babcock High School are charter schools, open to all students with a preference for Charlotte County and Babcock Ranch residents. They are not the zoned schools and no page should present them as such. Charlotte County Public Schools earned an A district grade for 2026.

How to verify the zoned schools for a specific address

We did not independently re-derive the attendance-zone assignment for a Regency street address against the district’s own locator, nor the 2026 state grades for East Elementary and Charlotte High, so both are passed through and labelled. The authority is Charlotte County Public Schools on (941) 255-0808 at yourcharlotteschools.net, whose boundary locator is the only thing an appraiser or a title company will accept, and the Florida Department of Education on (850) 245-0505 for grades.

Utilities, Waste and Connectivity

Data updated: September 2026. Every Regency home is on central water and sewer, is heated and cooled electrically, and receives waste collection from a division of the special district rather than from the county. This section names each provider, because a buyer setting up accounts needs the actual names and because one of them is commonly reported wrongly.

The providers

Central water and sewer is universal, on 116 of 116

The building component “Single Family Res Water and Waste Water Service” appears on 116 of 116 buildings on the county roll. No wells and no septic systems. That is worth confirming for anyone moving from a rural Charlotte County address, where both are common, because it removes two inspection items and two long-run maintenance obligations from the ownership picture entirely.

What the 2026 easement means for the infrastructure under your street

Instrument 3670329, recorded 4 August 2026, grants the special district a perpetual, non-exclusive access and maintenance easement over Tracts B-135, D-138, D-139 and D-140 so that it can access and maintain the improvements located there. In practical terms it routes physical maintenance of the infrastructure in the roadway tract and three drainage tracts to the district rather than to the homeowners association. That is a favourable arrangement for an owner, because district maintenance is funded through a line you can see on your tax bill rather than through an association budget you cannot yet read.

How Regency Compares to Alta Key, and to the Rest of Babcock Ranch

Data updated: 8 September 2026. The comparison that actually matters here is one we have not seen made anywhere. Regency and Alta Key are the two Babcock Ranch neighborhoods the developer tags with the same age chip, and they are structurally opposite in the one way that changes what a buyer owns. This section sets that out as neutral structural fact.

Regency against Alta Key, on the points that differ

Why the land structure is the whole comparison, and not a footnote

A roughly $175,000 entry-price gap between the town’s two age-chipped neighborhoods is a big number, and a land lease explains a large part of it. A land lease changes financing, resale and what the buyer actually owns. On a fee simple purchase you own the land under the house and you sell it with the house. On a 99-year land lease you own the improvement and hold a leasehold in the ground, which lenders underwrite differently and which resale buyers price differently as the term runs down. Neither structure is better in the abstract; they are different products at different prices and the difference is not a discount.

What we did not do in this comparison, and why

We did not build a regional comparison against 55+ communities elsewhere in Southwest Florida. When we measured what people actually search for about this neighborhood, across 72 seed queries on two engines, not one out-of-town comparison string appeared. Both engines keep the comparison frame entirely inside Babcock Ranch. A section comparing Regency to a regional community would therefore be built on our assumption rather than on measured demand, and this page does not publish assumptions dressed as structure.

Where Regency sits among Babcock Ranch neighborhoods on price

Babcock Ranch is not one market. Within the same town and the same tax district, this neighborhood’s twelve-month median of $510,000 sits 45.8 percent above the Charlotte County single family and cluster median of $349,900, while a neighbouring value neighborhood in the same town sits about 3.1 percent above the same benchmark. A buyer who reads a town-level price article and applies it to this neighborhood will be wrong by a margin no amount of negotiation can close, and so will a seller who does the same.

Where Regency sits among Babcock Ranch neighborhoods on the district assessment

In the middle, and it carries no premium for the age restriction. Its 50 ft and 60 ft bands are identical to the same bands at Crescent Lakes, Verde and The Sanctuary, and both are below Webb’s Reserve’s SF 52 ft band at $2,532.89 and its SF 70 ft band at $2,749.91. The district sets its assessment by lot width and parcel, not by the character of the neighborhood, and its twin villa band at $1,877.53 is among the lower lines in the town.

The in-town neighborhoods a buyer usually shortlists alongside this one

Measured demand puts the comparison set entirely inside Babcock Ranch, and the neighborhoods that surface alongside Regency are Alta Key, TerraWalk, Willowgreen and the golf neighborhood at Babcock National. Two cautions on that set. TerraWalk surfaces mostly because of the name collision with the closed-out Terra collection, not because it is a like-for-like alternative. And Babcock National does not appear as a card on the developer’s current neighborhoods page, though it does appear in the district’s 2026 assessment schedule with condominium, coach and single-family rows, so it exists and is assessed but is not in the current new-home roster.

Our other Babcock Ranch neighborhood pages, built the same way

If you are shortlisting inside the town, our page for each neighborhood is built from the same county roll, the same deed file and the same recorded instruments as this one, so the numbers are comparable. Start with our Babcock Ranch community guide for the town as a whole, our Babcock Ranch district assessments page for the fee structure town-wide, and then the individual pages for Crescent Lakes, Webb’s Reserve, Tucker’s Cove, Verde and Palmetto Landing.

How Many Homes Is Regency? Four Published Answers, and Which One to Use

Data updated: September 2026. Four different totals are in circulation for this neighborhood, they range from 222 to 495, and one of them was on an earlier version of our own page. Rather than pick one silently, this section publishes all four with their sources and then explains the reconciliation, because the reconciliation is itself the useful content: it is a lesson in what “how many homes” even means for a neighborhood in mid-build.

The four published figures, with sources and dates

The answer this page publishes, and why

222 residential homesites are platted and on the county roll today, 271 further units are carried off-roll in the district’s budget, and the neighborhood’s contemplated build-out is therefore about 493 units. That reconciles the county, the district and the declaration’s own recital, and it explains the other published figures without contradicting them. The 485 and the 450 are plan and press figures from different moments. The county roll is the only auditable number for today, and the district budget is the only auditable number for tomorrow.

What that means for how built out this neighborhood really is

This matters more than it sounds. On the platted basis, 129 of 222 homesites have closed, which is 58.1 percent. On the build-out basis, 129 of 493 is 26.2 percent, and 222 of 493 is about 45 percent. So a page describing Regency as nearly finished would be describing the current plat rather than the neighborhood. Regency is roughly 45 percent built out by planned unit count, not 58 percent, and there are 271 units yet to be platted. A buyer should expect construction to continue here for years.

One plat, and no second one yet

All 234 Regency parcels reference Plat Book 26 Page 17 in their long legal description. We found no second Regency plat, no phase two plat and no replat. The 271 off-roll units are therefore not yet platted, which is consistent with the district billing them to the landowner rather than to any homesite, and with the declaration’s reservation of a right to add land by supplemental declaration, which has not been exercised.

What we corrected on our own page

Our previous version of this page carried a figure of about 495 homes. That figure does not match the county roll, the district budget, the recorded declaration or the only approved published trade figure, and it is corrected here. We say so rather than quietly changing it, because a page that tells you when it was wrong is a page you can trust when it tells you it is right.

Is This the Punta Gorda “Regency”? The Name Trap, Settled

Data updated: September 2026. Search for “Regency” in Charlotte County and you will find two entirely unrelated things. Search-engine suggestions carry a geographic disambiguator on seven of the ten head-term completions for this neighborhood, which is the engines’ own evidence that the name is ambiguous here. This section settles it in one table so that nobody arrives at the wrong property record.

The two different Regencys, side by side

Why this matters practically, not just tidily

Because searching the county records for “Regency” returns 316 parcels under three designators and only the 234 under RBR are this neighborhood. A valuation, a tax comparison or a market statistic that pulls in the 80 condominium parcels is measuring a different building stock from a different decade. Every figure on this page is computed on the RBR designator only, and none of the REG or RGC parcels was touched at any point.

How to search the records correctly, in three rules

1. In the county roll and the clerk’s legal-description index, search the subdivision code RBR, in the form “SUB: RBR”. The legal index does not contain the phrase “Regency at Babcock Ranch” at all.

2. In the clerk’s name index, search “Regency AT Babcock”. Searching the declaration’s own cover-page title, “Regency OF Babcock”, returns zero items.

3. Confirm any parcel you find against Plat Book 26 Page 17 and section, township, range 28-42-26, which every Regency parcel carries.

Why This Page Publishes No Days-on-Market Figure

Data updated: September 2026. Sellers ask how long a home takes to sell here, and it is a fair question. We are not going to give you a days-on-market number, because no honest one exists for this neighborhood, and this section explains exactly why rather than leaving a hole where an answer should be.

The arithmetic that kills the figure

Regency has recorded 136 qualified improved closings in its history. 129 of them were first-time closings from the builder. A builder closing happens at a sales centre and produces no listing, therefore no listing date, therefore no market time. So any days-on-market statistic for this neighborhood is computed on at most seven transactions while appearing to describe one hundred and thirty-six. That is roughly 95 percent of the market invisible to the measure. It is arithmetic performed correctly on the wrong population.

What we can tell you instead, and it is more useful

What actually determines how long a home takes to sell here

Three things, and none of them is a market-wide average. Which of the two products you own, because the attached market is now supply-constrained and the detached market competes with a live builder price sheet. How your price sits against the builder’s current sheet that week, not against last year’s closings. And how complete the house is, because a builder spec home has no lanai screen, no landscaping and no window treatments on day one and yours can. A conversation about your specific house will get you closer to a real answer than any average could: Jesse McGreevy, (239) 898-6072.

A note on the figures you may see elsewhere

Days-on-market numbers for Babcock Ranch do circulate, and they vary widely between sources because they are computed on different, small and non-comparable listing populations. We are not going to reproduce any of them here even to argue with them. If somebody quotes you one for this neighborhood, the single question worth asking is: how many transactions is that computed on, and what share of this neighborhood’s closings are in it? For Regency the honest answer is at most seven out of one hundred and thirty-six.

What We Would Tell You Not to Like About Regency

Data updated: September 2026. Every community page ever written lists the good things. This one lists the things we would raise with a client before they signed anything, and every item is sourced somewhere above on this page. None of it is a reason not to buy here. All of it is a reason to buy here with your eyes open, and a seller who knows this list is a seller who is never ambushed by it.

One: the common areas and the clubhouse are owned by a land bank, with no conveyance deadline

All twelve non-homesite tracts, including the 3.65-acre amenity campus with the clubhouse and the fitness centre, stand in the name of V2P2-Punta Gorda LP as of 31 August 2026. Declaration Article III section 6 sets no deadline for conveying them to the association, and the timing is expressly “at any time as determined by Declarant in its sole discretion”. When they do come across, they come “as is, where is” with no warranty as to condition, fitness or merchantability, and the association accepts them without setoff or qualification.

Two: no homeowners association dues figure exists in the public record and the builder publishes none

Zero association claims of lien across a 299-instrument sweep, no figure on the builder’s community page or its inventory pages, and no recorded budget. You are being asked to buy into a cost you cannot verify from any public source, and you will have to get it in writing from the manager on (305) 232-1579. The declaration also discloses that reserves are not fully funded and that there is no guaranteed maximum level of assessments.

Three: the age article can be amended without a member vote

Article XX section 8 gives the declarant or the board power to amend the age article “without the consent of the Members or the Owners”. If the age rule is part of why you are buying here, understand that the rule you are buying into can be changed by parties other than the owners. That is what the recorded document says.

Four: price per square foot fell 5.3 percent

From $250.85 to $237.68 over the twelve months to 31 August 2026. We explain that as a mix shift and we think that explanation is right, but a mix shift is an explanation, not a defence. If you are buying at the top of the size range you are buying in a segment where the rate per foot has been falling, and you should price accordingly.

Five: the entry point rose, because the attached product is gone

The attached duet collection closed out and Toll Brothers’ two remaining collections start at $424,995 and $555,995. If you came here for the mid-$300,000s figure that still circulates in the builder’s own 2025 material, you cannot buy that new, and the resale supply of it is a closed set of 47 built homes.

Six: the builder’s own pages disagree with each other by wide margins

Four different price bands on the builder’s own website on one day, a collection page whose banner shows $700K when its build-to-order product starts at $545,995, a page description claiming two-storey plans of 3,000-plus square feet when every plan is one storey and the largest is 2,927, and an indexable blog still advertising a product that its own linked page says is sold out. None of that is fatal. All of it means you have to verify rather than read.

Seven: the zoned schools and the county seat are both about 49 minutes away

The Charlotte County courthouse is 33.3 miles and 49 minutes, the zoned schools are 28.7 to 34.2 miles and about 49 minutes, and the nearest emergency room in the county you pay taxes to is 39.0 miles and 58 minutes. You are in Charlotte County and living, for most practical purposes, closer to Lee County services. That is a real feature of this address and it does not change.

Eight: it is an hour to the Gulf

34.1 road miles and 59 minutes to Fort Myers Beach, the nearest Gulf beach, and 69 miles to Boca Grande. If beach proximity is high on your list, this is an inland address and no framing changes that. What you get in exchange is a town with its own infrastructure, its own fire station 3.6 miles away and a flood position that most coastal Southwest Florida addresses cannot match.

Nine: you are buying into a community you cannot yet help govern

The builder appoints a board majority, holds a veto over amendments, can amend the declaration unilaterally before turnover, and the town founder holds a further veto above that. Turnover has not occurred, no notice of turnover is recorded, and the outside date in the declaration is 7 September 2043. The declaration and its own articles disagree on whether the builder holds ten votes per unit or three.

Ten: construction will continue here for years

93 homesites remain on the current plat, 271 further units are budgeted off-roll, and the land bank was still selling lots to the builder on 1 September 2026. Regency is roughly 45 percent built out by planned unit count. If you are buying a quiet finished street, check what is behind you and confirm the phasing at the sales centre on 321-329-8151 before you choose a homesite.

Eleven: the resale evidence base is six transactions

We publish it in full, and it is a better record than the neighbouring value neighborhood. It is also six transactions, each with a builder sale as its first leg, and it does not support an appreciation rate, a trend line or a forecast. Anyone who gives you one for this neighborhood is giving you an opinion with a number attached to it.

Twelve: the recorded rules are stricter than most people expect

No sign of any type without prior written approval from two reviewers. No open house without board approval. No shed of any kind at any time. Golf carts and eight other vehicle categories outside for a maximum of eight hours and never overnight unless fully garaged. Brown fencing only, brown pool cages only. White-lined window coverings on anything visible from the street. Holiday decorations down by 15 January. Every one of those is recorded, and none of them is in a brochure.

The twelve, ranked by how hard we would push on each

The honest summary of that list

Most of it is the ordinary condition of a well-built neighborhood that is 45 percent through its build under a national builder, and most of it resolves with time. The two items we would push hardest on before a contract are the unpublished dues figure and the unconveyed amenity campus, because those are the two that determine what you will actually pay to own here, and neither is answerable from any document you can download. Get both in writing. If you want help pushing for that, that is exactly what we do: Marc Comisar, (239) 287-5873.

Thinking of Selling Your Regency Home?

Data updated: September 2026. There are 129 households who have closed on a home at Regency, and almost nothing has been published that is of any use to them. Every seller question we could measure returned empty in the demand data, and the answers to all of them exist in the county record. This section is the seller half of the page, and it is the half that no builder brochure and no listing portal serves at all. We have represented sellers competing against an on-site builder across Charlotte, Lee and Collier counties for more than a decade, and the approach below is the one we actually use.

What sellers tell us

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Verified Google review

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review

The first thing to establish: which of the two markets your house is in

Regency is two products under one name with a $230,500 median spread between them. If your home is one of the 47 attached, your comparable set is a closed, supply-constrained group and the neighborhood median of $510,000 is 36 percent above your product’s median. If your home is one of the 69 detached, your comparable set competes against a live builder price sheet and the same median is 16 percent below your product’s median. Nothing else about your pricing decision matters until that is settled.

The argument that belongs to every attached owner, and almost none of them have been told it

The builder closed out the attached duet collection and cannot construct another one. There are 56 attached homesites in the entire plat and 47 are built. Every future buyer who wants an attached home at Regency, for as long as this community exists, must buy one from an existing owner. Your product also carries the lowest district assessment in the neighborhood at $1,877.53 a year, which is $526.57 a year below the 50 ft band and $877.61 below the 60 ft band, permanently. That is a supply position and a carrying-cost advantage, and both are stateable facts about property rather than about people.

Are you competing with the builder? Yes, and here is the actual size of it

129 of 222 platted homesites have closed, leaving 93. Toll Brothers holds 74 parcels and the land bank holds 18 more vacant residential parcels, so roughly 92 parcels are builder-controlled or builder-optioned. Beyond the current plat there are 271 further units in the district’s budget. That is the forward supply competing for your buyer, and a listing-service view of the market will not show you most of it, because the builder sells at its own sales centre and those buyers generate no listing.

What to price against, in order

1. The builder’s live sheet for your collection, that week, including standing inventory and the current incentive. Standing inventory at Regency was quoted from $510,000 to $890,000 on 8 September 2026 while build-to-order started at $424,995.

2. Recorded closings of your own product on your own street over the last twelve months, from the county deed file, not from a blended neighborhood median.

3. Your own district assessment band, because an informed buyer will price a $877.61 annual difference into their offer.

4. Not your purchase contract, and not an automated estimate that cannot see the product split.

The four recorded charges, and which one lands on you

Three of the four one-time charges at a Regency closing fall on the buyer and one falls on you: the Community Enhancement Fee, capped at 0.25 percent of gross sales price, which is up to $1,275.00 on a $510,000 sale and up to $1,512.50 on a $605,000 sale. It is board-set within that cap and lien-secured. Establish the current figure and the current payee before you sign a listing agreement, because it comes off your net.

The estoppel question, and why you probably need two of them

An estoppel letter is the association’s written statement of what is owed on your home at closing, and your closing agent will require it. At Babcock Ranch there are two association layers: the master association, which routes estoppel requests through a third-party vendor and publishes a summary cost sheet on its closing information page, and the Regency association, which is a sub-association with its own manager. Order both early. A rush fee on either is avoidable money and a late estoppel is a delayed closing.

The notice you owe the association when you sell, and the ten-day one you owe on occupancy

Two separate duties. The master Charter requires prior written notice to the board of a transfer. And Declaration Article XX section 3.5 requires that on any change in occupancy, including a transfer of title, you notify the board in writing with the names and ages of all current occupants, and if you fail to do so within ten days the association may levy daily fines against you and against the lot. Put both on your closing checklist.

The sign and open-house rules you have to plan around

Article XII section 6 requires prior written approval from both the master reviewer and the neighborhood committee for any sign, including one in a window, and approval may be withheld at discretion. It separately requires board approval before any open house. Both approvals need starting before the listing goes live. This is one of the concrete places where knowing the recorded documents changes a marketing plan rather than just decorating it.

What actually adds value here, given what a builder spec home does not have

• A completed and screened lanai, in the recorded brown specification so your buyer inherits an approval rather than a problem.

• Mature landscaping, noting that the association maintains the yard, so what you can add is the planting and hardscape a spec home lacks.

• Window treatments throughout, which the covenants require to be white-lined on the public side anyway.

• A pool, on a homesite where one can be permitted, and the seventeen pool heaters on the roll show how uncommon that still is here.

• Your elevation certificate, which exists for roughly three in five built homes and which most owners do not know they have.

• Every architectural approval you hold, and the builder’s option sheet, which is the document that explains your own arithmetic.

What to gather before you list

• Your county record card, which shows your recorded air-conditioned area, your year built and your components.

• Your elevation certificate if one is published, from Charlotte County Building Construction Services on (941) 743-1201.

• Your last two tax bills, which show your district assessment band and prove the assessment is on the roll.

• Your survey and recorded plat page, Plat Book 26 Page 17.

• Every association approval for a fence, screen enclosure, pool cage or paint colour.

• Your builder option sheet and your warranty documentation.

• Twelve months of utility statements, because buyers in an all-electric neighborhood ask.

The seller checklist, in order, in one table

The pricing inputs that actually move your number

Get a real number before you decide anything

If you own here and want to know where you stand, start with a free Regency home valuation or call Jesse McGreevy at (239) 898-6072. Tell us your address and whether you bought from Toll Brothers or from an owner, and we will come back with your product, your district band, your recorded purchase, your street’s recorded closings and the builder’s live competition on one page. Top 1% Real Estate Agents Nationally Since 2008. No obligation and no pitch attached.

Buying in Regency at Babcock Ranch

Data updated: September 2026. Buying here means choosing between two markets, one of which can only be entered through a resale, and navigating a builder whose own published figures disagree with each other. This section is the practical order of operations we would run with a client, and it is written to be useful whether or not you ever call us.

Step one: decide which of the two products you are actually shopping

Attached, at a twelve-month median of $374,500, resale only, a closed set of 47 built homes, lowest district band at $1,877.53 a year, party wall shared equally with one neighbour under an arbitration regime. Or detached, at a twelve-month median of $605,000, available new from $424,995 or $555,995 depending on collection, district band of $2,404.10 or $2,755.14 a year. Those are different decisions with different economics and the neighborhood median describes neither.

Step two: get representation before your first sales centre visit, not after

A builder’s sales consultant works for the builder, which is exactly what they are supposed to do. Most builders, including this one, require that a buyer’s representative be registered on or before the first visit for that representation to apply to the transaction. Register first. It costs a buyer nothing and it is not something that can be fixed retrospectively. Call Marc Comisar at (239) 287-5873 before you walk in.

Step three: verify which of the eleven published prices you were actually quoted

Base build-to-order, or standing inventory? On the builder’s own pages the base band is $420K to $610K and the inventory band is $510K to $890K, and the Sol collection page shows only the inventory band. Ask which one your number is, ask what is in the base and what is an option, and ask for the option sheet rather than the headline.

Step four: ask the three questions nobody asks at a sales centre

1. “What are the Regency association dues, per period, in writing?” No public source carries it. Get it on paper.

2. “When will the common areas and the amenity campus be conveyed to the association?” The declaration sets no deadline and the land bank still owns them.

3. “What is the current incentive, capped at how many buyers, in what deposit window, on which homesites?” The May 2026 incentive was capped at four deposits over thirteen days.

Step five: run the full carrying cost, not just the price

Non-ad-valorem assessments alone run $2,496.31 to $3,373.92 a year depending on your band, before ad valorem tax, and the town master assessment adds $1,632.00 a year billed separately and invisible on the tax bill. Add the unpublished Regency dues on top. Two homes at the same price in different bands can differ by $877.61 a year in district assessment alone, every year, permanently.

Step six: do the document diligence inside your inspection period

Ask the association in writing for the current adopted budget, the current rules and regulations, the architectural review requirements, the adopted age-verification policy, the summary of occupancy surveys, and the association’s certificate of insurance. Pull the declaration, instrument 3312335, from the clerk yourself and read Articles VII, VIII, X, XII and XX. That is a couple of hours and it is the best-value diligence available on this purchase.

Step seven: check the parcel, not the brochure

Pull the county record card for the specific parcel account and confirm the year built, the recorded air-conditioned area, the components, the flood block and the sale history. Then check the address on FEMA’s own map service centre. Everything on this page is neighborhood-level; your house is parcel-level, and the two are checked in different places.

What is actually available right now, and where to see it

If you want to see current Regency listings and inventory rather than read about the neighborhood, our brokerage keeps a live listings page for this community at Regency at Babcock Ranch listings, and it is the fastest way to see what is on the market today alongside everything this page has established about how to read it. When you have a shortlist, call Marc Comisar at (239) 287-5873 or reach the whole team through our contact page.

The buyer checklist, in order, in one table

Six questions worth asking about any specific homesite