Babcock Ranch - TerraWalk

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

McGreevy and Comisar are the team TerraWalk homeowners call first when it is time to sell, and the team buyers call when they want the recorded facts before they sign a builder contract or write an offer on a resale. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in Sales between us, and our Domain Realty Group team has been the #1 team in Southwest Florida since 2012.

TerraWalk at Babcock Ranch is a gated, all-ages DiVosta new-construction neighborhood in Babcock Ranch, Florida. It sits in the southwest corner of the town, in unincorporated Lee County, with an Alva 33920 mailing address, not in Charlotte County and not in Punta Gorda. About 1,000 homes are planned; 468 homesites are platted on three recorded plats, and 202 of them had closed to buyers when we read every Lee County record card on 26 September 2026. The builder is still selling, so today’s price list is DiVosta’s own, from $299,990 to $826,990 before options and lot premiums, dated 26 September 2026.

This page is built from the Lee County public record: the recorded plats, the Property Appraiser’s cost cards, a real 2025 Lee County tax bill, the special district’s adopted assessment schedule, the homeowners association’s own budget, FEMA’s flood layer on every platted lot, and the builder’s own price list on the day we read it. If you are choosing an agent here, see our comparison of the best real estate agents in Babcock Ranch. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

One correction up front, because search engines and AI answers keep getting it wrong: TerraWalk is not a 55+ community. No age restriction appears in the recorded plats, deeds or the builder’s pages as of 27 September 2026. Babcock Ranch’s age-restricted neighborhood is Regency at Babcock Ranch, a Toll Brothers community in Charlotte County, and the full comparison is further down this page.

Best Realtor Babcock Ranch TerraWalk: Who Should You Hire?

The best realtor for Babcock Ranch TerraWalk is McGreevy and Comisar, leaders of Domain Realty Group, the #1 team in Southwest Florida since 2012, with over $2.5 billion sold. We track TerraWalk deed by deed: of 1,000 planned DiVosta homes, 202 have closed on the recorded deeds, and every TerraWalk parcel sits on the Lee County roll, not Charlotte County.

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

If you’re searching for the best realtor for TerraWalk at Babcock Ranch, whether you’re ready to sell your TerraWalk home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

Recent TerraWalk track record (last 12 months): 106 TerraWalk closings recorded in Lee County · $73,232,333 in TerraWalk dollar volume · median sale price $651,352.50 · highest-priced sold: $1,276,761 · 105 were DiVosta sales and 1 was a resale. These figures are Lee County Property Appraiser qualified sales with their Lee County Clerk instrument numbers, read 26 September 2026, for the twelve months 1 September 2025 to 31 August 2026. Days on market and sale-to-list ratio come from the Southwest Florida MLS, pulled 3 October 2026, and are in the Market Snapshot below. In the last 12 months we tracked every one of those 106 TerraWalk closings in the county record, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.

For TerraWalk sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion and off-market capability when needed. In a neighborhood where the builder still owns 266 platted homesites and runs incentives of up to $133,000 on its standing homes, the job is to price you against the builder’s current quick move-in list, plan for plan, and to show a buyer why a finished home with its landscaping grown in, window treatments hung and no construction wait is not the same purchase as a contract on a lot.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your TerraWalk home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome).

Buying a home in TerraWalk? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Babcock Ranch, including on new construction, where the builder’s sales agent represents the builder.

McGreevy and Comisar is a top-reviewed TerraWalk at Babcock Ranch realtor team. Read every review on our Google Business Profile. Two of them, word for word:

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening...” Verified Google review

Key Takeaways

TerraWalk at Babcock Ranch is an active DiVosta new-construction neighborhood in Lee County where the builder still sets the market. These are the ten findings on this page that a buyer or seller cannot get from a builder brochure or a listing sheet, each one taken from a named public record or the builder’s own page and dated.

Data updated: September 2026. Lee County Property Appraiser cost cards and GIS layers for all 636 TerraWalk and surrounding parcels read 26 September 2026; Lee County Clerk plats and deeds read by instrument number 26 September 2026; DiVosta’s TerraWalk page read 26 September 2026; FEMA’s flood layer intersected with all 468 platted lots 26 September 2026; road distances routed 26 September 2026; the recorded TerraWalk declaration and its three amendments read in full 30 September 2026.

• Lee County, not Charlotte. Every TerraWalk parcel is on the Lee County roll, in Sections 6 and 7, Township 43 South, Range 26 East, with an Alva 33920 address. Taxes, schools, fire district and flood panels are all Lee County’s.
• Not 55+. No age restriction appears in the recorded declaration, its amendments, the plats or the deeds. The recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023) runs 86 pages, and neither it nor its three amendments contains an age restriction or a housing-for-older-persons provision.
• About one fifth sold. 1,000 homes planned, 468 platted, 202 closed (146 on Plat One, 56 on Plat Two), 266 still owned by the builder. The first closing was 25 April 2024.
• Builder prices, dated. DiVosta’s base prices on 26 September 2026 ran from $299,990 (Colton villa, 1,321 sq ft) to $826,990 (Layton Grande, 3,970 sq ft) across 19 plans in three collections. An incentive of up to $133,000 on select move-in-ready homes was advertised through 28 September 2026.
• What homes actually close at. 106 recorded closings in the twelve months to 31 August 2026 at a $651,352.50 median, flat against $652,697 the year before on 79 closings. Base price and closing price are different numbers here.
• One resale, and it lost. The only recorded TerraWalk resale, an attached villa, sold for $357,500 in August 2026 after costing $442,380 new in April 2024, minus 19.2 percent. One sale is one data point, not a trend.
• Dues by lot width. The TerraWalk homeowners association budget set $901.99, $1,021.99 or $1,063.99 a quarter (34.5-, 50- and 64-foot lots) for 2024 and 2025, and the HOA mows and irrigates every private lot. The developer still controls the HOA and funds no reserves.
• A real Lee County tax bill. A 50-foot lot’s 2025 bill was $9,795.58 on $520,018 of assessed value with no homestead, including the special district’s $1,934.44 and the Bayshore Fire and Rescue District’s 3.5 mills.
• All 468 lots are Zone X. No platted lot touches a FEMA Special Flood Hazard Area; the nearest one is 2,689 feet away.
• The Babcock neighborhood closest to Fort Myers measured so far. I-75 Exit 141 is 9.28 road miles from the neighborhood’s center, downtown Fort Myers 13.38 and the airport 22.94. Tuckers Grade is 21.13.

Table of Contents

This table of contents lists every section of the TerraWalk at Babcock Ranch guide in reading order, from what TerraWalk is and the 55+ question through the builder’s prices and the recorded closings, the fee stack and a real tax bill, flood, schools and drive times, to the seller module, both FAQ editions, the sources and the downloadable documents.

What TerraWalk is: What TerraWalk is · Is TerraWalk 55+? · Lee County or Charlotte County · TerraWalk, TownWalk and Regency · Living in TerraWalk as a buyer

The market: Market Snapshot · Base price and closing price · The one resale

The neighborhood itself: History and build-out · Builder, plans and prices · How the homes are built · The recorded plats · Gate and roads · The amenity campus and The Porch

Governance and money: Who governs TerraWalk · The Fee Stack · A real Lee County tax bill · Annual cost · Closing costs · Recorded restrictions

Risk and daily life: Flood by lot · Storms and insurance · Schools · Drive times · Utilities and internet · Who lives here

Deciding: Comparable neighborhoods · TerraWalk vs Regency · Pros and cons · Due diligence · What this page could not verify

Selling, contact and reference: Selling your TerraWalk home · Your local experts · Buyer FAQ · Seller FAQ · Sources · Downloadable Documents

What Is TerraWalk at Babcock Ranch?

TerraWalk at Babcock Ranch is a gated neighborhood of about 1,000 planned homes being built by DiVosta, a PulteGroup brand, in the southwest corner of Babcock Ranch in unincorporated Lee County. It has its own developer-controlled homeowners association, an 8.68-acre amenity campus with a restaurant, and sits inside the Babcock Ranch special district.

The identity card below is built from records. Where a marketing figure disagrees with a record, the record wins, and the disagreement is explained further down the page.

TerraWalk is large by Babcock Ranch standards and still small against its own plan. The 468 platted homesites are less than half of the 1,000 homes the builder, the developer, the association and the special district all describe. About 532 homesites have not been platted yet; they sit on tracts the plats reserve “for purposes of further development”, part owned by Babcock Property Holdings, L.L.C. (the town developer’s land company) and part by Pulte. Anyone buying today is buying into a neighborhood that will be under construction for years.

The streets are named for minerals and stones, which is the fastest way to tell a TerraWalk address from the rest of Babcock Ranch: Basalt, Citrine, Dolomite, Ekanite, Feldspar, Howlite, Moonstone, Nickel, Obsidian, Pyrite and Quartz, plus TerraWalk Circle. Nickel Trail alone carries 96 of the 468 lots.

Is TerraWalk at Babcock Ranch a 55+ Community?

No. TerraWalk at Babcock Ranch is not a 55+ community. No age restriction appears in the recorded declaration, its amendments, the plats or the deeds. The recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023) runs 86 pages and contains no age restriction and no housing-for-older-persons provision, neither do its three recorded amendments, and the builder and developer market it to all ages.

The question matters because it is asked constantly and answered wrongly. Search engines complete “babcock ranch 55 plus” and “regency 55+ community babcock ranch” when you type TerraWalk, an AI answer we logged in September 2026 called TerraWalk a “Del Webb” 55+ option, and an older internal planning note of our own had it as “age-qualified”. None of that survives the record.

What the record says

How a Florida community becomes 55+, and what the record shows

A neighborhood is legally “housing for older persons” only if it qualifies under the federal Housing for Older Persons Act exemption (42 U.S.C. 3607(b)(2)(C) and 24 CFR 100.304 to 100.307): it must be intended and operated for occupancy by people 55 or older, at least 80 percent of occupied homes must have at least one occupant 55 or older, it must publish and follow policies showing that intent, and it must verify ages. Florida communities that claim the exemption register with the Florida Commission on Human Relations under section 760.29(4)(e), Florida Statutes.

The operative record is the declaration, and we have read it. Every page of the recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023) and of its three amendments (instruments 2024000342493 and 2024000342494, recorded December 20, 2024, and 2025000173718, recorded June 26, 2025) was searched for “55 years”, “fifty-five”, “older persons”, “age restrict”, “housing for older” and “years of age or older”, with no match. The declaration does not designate TerraWalk as housing for older persons, and it contains none of the 80 percent occupancy or age-verification provisions such a designation requires. For an independent second check, the Florida Commission on Human Relations keeps the register of housing for older persons at fchr.myflorida.com; it is a confirmation route, not an open question.

We are careful about the wording. The record supports “no age restriction appears in the recorded declaration, its amendments, the plats or the deeds”, and it supports “marketed and sold to all ages”. It does not support a claim that the covenants can never change, since the declaration itself provides for amendment (Section 14.3), and this page does not make that claim.

Where the “Del Webb” and “55+” confusion comes from

PulteGroup owns three brands: Pulte, DiVosta and Del Webb, and Del Webb is the company’s active-adult brand. DiVosta’s TerraWalk page carries the corporate footer that lists all of them, including “Pulte Homes Active Adult”. A machine reading that footer can pair TerraWalk with Del Webb. The association manager’s 2024 budget notice also contains a template slip: it says the meeting will adopt “the 2025 operating budget for Del Webb Oak Creek Homeowners Association, Inc.”, in a notice headed Terra Walk Homeowners Association, Inc. That is a copy-and-paste error in a mailing, not evidence of a Del Webb or age-restricted association. Every TerraWalk deed and plat names Pulte Home Company, LLC, and the recorded declaration’s grantors are TerraWalk, Pulte Home Company and Babcock Property Holdings, with no active-adult terms in its text.

Is TerraWalk in Lee County or Charlotte County?

TerraWalk at Babcock Ranch is in Lee County. Babcock Ranch straddles the Charlotte and Lee county line, and most of its neighborhoods are on the Charlotte side with Punta Gorda 33982 addresses. TerraWalk is the exception: every one of its parcels is on the Lee County roll and pays a Lee County tax bill, with an Alva 33920 address.

The evidence is not close:

• The plats say so. Plat One is titled as “lying in Sections 6 and 7, Township 43 South, Range 26 East, Lee County”, approved by the Lee County Board of County Commissioners on 13 July 2023, and recorded by the Lee County Clerk.
• The roll says so. The Lee County Property Appraiser carries 636 parcels whose legal description names TerraWalk or the surrounding “Babcock Ranch Community Lee County” tracts.
• The tax bill says so. A 2025 bill for Lot 3648 was issued by the Lee County Tax Collector under millage code 202, “Bayshore Fire/Co Mosquito”.
• Charlotte’s roll says so, by absence. Charlotte County’s parcel file dated 10 September 2026 returns zero rows for TerraWalk and zero addresses on any TerraWalk street.

What changes because of it: property tax is Lee County millage, fire service is the Bayshore Fire and Rescue District, public schools are Lee County School District choice zones, flood maps are Lee County panels, recorded documents are Lee County Clerk instruments with 13-digit CFN numbers, and emergency evacuation follows Lee County’s zones. Most published summaries of “Babcock Ranch” assume Charlotte County on every one of those points. For TerraWalk, each of them is wrong.

Our own former page for this neighborhood said “Punta Gorda, Florida”. That was wrong, and this page says Lee County everywhere it matters: in the text, the short description, the title and the meta description.

Is TerraWalk the Same as TownWalk, Regency or Verde?

No. TerraWalk is DiVosta’s all-ages, gated Lee County neighborhood. TownWalk is the townhome neighborhood in the Park Square part of Babcock Ranch, in Charlotte County. Regency is Toll Brothers’ age-restricted 55+ neighborhood in Charlotte County. Verde is a separate gated Pulte neighborhood in Charlotte County. Four names, four plats, four associations.

Spelling is the other trap. The builder writes “TerraWalk”; the Lee County Property Appraiser’s legal descriptions and the association’s own budget notice write “Terra Walk”. Both refer to the same land. If you search county records, search both.

What Is It Like to Live in TerraWalk as a Homebuyer?

Living in TerraWalk means a gated, amenity-heavy, mostly one-story neighborhood that is still being built, with lawn care and irrigation handled by the association, a resort-style campus and restaurant inside the gate, Lee County taxes and schools, and the shortest drive to Fort Myers and I-75 of any Babcock neighborhood we have measured.

What a buyer actually gets, measured rather than marketed:

• A construction zone for years. 266 platted lots are still builder-owned and about 532 homesites are not yet platted. Trucks, noise and dust are part of daily life for the foreseeable future, and the view across the street can change.
• An amenity campus inside the gate. The 8.68-acre Tract A holds a heated saltwater pool and spa, eight pickleball courts, two tennis courts, four bocce courts, a fitness center, a spin studio, a golf simulator, card rooms and The Porch, an indoor and outdoor restaurant and bar. The association’s site says the clubhouse and amenities are open.
• Yard work done for you. The 2025 association budget prices landscape maintenance, irrigation, mulch and plant replacement on every private lot, by lot width.
• Mostly one-story living. 149 of the 159 homes posted on the county cards are one-story; the ten two-story homes are the “Grande” plans with a loft.
• Block, tile and impact glass. All 159 posted homes are concrete block and stucco, 158 have concrete tile roofs, and 156 have impact glass.
• Pools on about half the homes. 88 of the 159 posted homes have a private pool.
• A Lee County address. Fort Myers is 13.38 road miles away, I-75 Exit 141 is 9.28, and the airport is 22.94. Founder’s Square in the town center is 3.75 road miles by car.

Three things surprise buyers. The association is still run by the developer and funds no reserves. The special district assessment of $1,523.06 to $2,294.40 a year sits on the tax bill. And the builder’s base price is often far below what a finished home closes at.

Buying or Selling in TerraWalk? Talk to Jesse and Marc Before You Sign a Builder Contract

TerraWalk is a builder-led market where a recorded closing runs, at the median, about $240,000 above the cheapest single-family base price ($410,990), so the options, lot and incentive you negotiate matter more than the sticker. Selling? Get a free TerraWalk home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or see how we represent buyers in Babcock Ranch. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008.

What Do TerraWalk Homes Sell For Right Now?

TerraWalk homes closed at a median of $651,352.50 in the twelve months to 31 August 2026, on 106 recorded Lee County closings between $357,500 and $1,276,761. 105 were DiVosta sales and one was a resale. The median was essentially flat against $652,697 on 79 closings in the year before, while volume rose 34 percent.

Data updated: September 2026. Source: Lee County Property Appraiser qualified sales on the current cost card of every TerraWalk homesite, each with its Lee County Clerk instrument number, read 26 September 2026. The twelve-month window is 1 September 2025 to 31 August 2026; the prior window is 1 September 2024 to 31 August 2025. Tracts are excluded; a tract is not a homesite.

Southwest Florida MLS, pulled 3 October 2026, for the twelve months 1 September 2025 to 31 August 2026: 42 TerraWalk closings carry an MLS record, every one a DiVosta sale, at a median of $606,330, from $365,000 to $1,199,647, on a median 2,082 square feet of MLS living area, or $270.29 per square foot on that MLS measure. Twenty were entered after closing with no days on market; the 22 listed sales sold in a median of 64.5 days at a median 98.1% of their final list price. The one recorded resale, on Dolomite Way, has no MLS record. On the pull date 8 TerraWalk homes were listed for sale, from $399,990 to $749,900, and 5 were pending, from $409,990 to $900,000, DiVosta quick move-in homes included. Most TerraWalk sales never reach the MLS, which is why the Lee County count of 106 is the primary figure on this page.

The two twelve-month windows

106 is an even number, so the twelve-month median is the average of the middle pair, $649,585 and $653,120. That $651,352.50 is not a price any single home sold for, which is exactly how an honest even-sample median looks.

The flat median hides a wider spread. The top quarter of closings moved up (the 75th percentile rose from $748,776 to $859,411) while the bottom quarter held, because the builder closed more of its largest Echelon homes on the Plat Two streets and more of its villas at the same time. The table by plat below shows it.

Closings by quarter

Closings by calendar year: 41 in 2024, 93 in 2025 and 66 in 2026 to the date of reading. The busiest months were November 2025 (19) and December 2025 (18). A quarterly median in a builder market moves with the mix of plans that happen to finish that quarter, not with value; read the quarters as a delivery schedule.

By plat and by street

Pyrite Court and Dolomite Way are villa streets: the lowest-priced closings in the county record, from $357,500 to $385,000, are all there. Nickel Trail and Moonstone Way carry the large single-family homes, including every closing above $1.18 million.

By home size

Price per square foot needs a living-area figure, and the Lee County working cards post the building only after the next roll, so most homes that closed in 2026 do not yet carry one. We therefore do not publish a twelve-month price per square foot. On the 101 closings since 2024 whose cards carry living area, the median is $285.63 per square foot (county card living area; an MLS living-area figure is a different denominator and will be labelled separately when added).

Homes with a private pool closed at a median of $705,000 (55 sales with living area) against $485,195 without (46). That gap mixes pool with size and lot width, because the pool homes are mostly the larger single-family plans.

The top and bottom of the record

Every sale above is a DiVosta first sale. The only lower price in the whole record is the single resale, $357,500, covered in its own section below.

The most recent recorded closings

Four September 2026 closings to the date of reading, at a median of $477,675. Four sales is not a trend; they are listed so a reader can see the current run of deliveries.

Against Lee County

TerraWalk sells well above the Lee County single-family median. Florida Realtors’ August 2026 report for the Cape Coral-Fort Myers metropolitan area, which is Lee County, shows a single-family median of $380,000 on 1,218 closings in August 2026 and $385,125 on 10,632 closings year to date. TerraWalk’s twelve-month median of $651,352.50 is 71.4 percent above the August figure and 69.1 percent above the year-to-date figure.

Two cautions travel with that comparison. The Lee County series is Florida Realtors’ MLS-based single-family series, month and year to date; TerraWalk’s figure is the Lee County Property Appraiser’s recorded qualified sales over twelve months, almost all of them new construction. And a new neighborhood’s median reflects what the builder chooses to build and close, not only what buyers will pay for a comparable resale. Our program’s Charlotte County benchmark, used on the Charlotte-side Babcock pages, is the wrong county for TerraWalk and is not used here.

Why Is the Builder’s Price So Much Lower Than What TerraWalk Homes Close At?

TerraWalk’s builder base prices, $299,990 to $826,990 on 26 September 2026, are starting prices for a plan on a standard homesite with standard finishes. Recorded closings include lot premiums, structural options, pools and design selections, which is why the twelve-month closing median of $651,352.50 sits above every single-family base price except the top three plans (Stellar Grande, Layton and Layton Grande).

The clearest way to see the gap is to line up the builder’s collections with what homes of the same size actually closed at:

The county card measures living area its own way and a plan’s “+” means options can add space, so this is a size-band comparison, not a plan-by-plan one. The pattern is still unmistakable. In the villa band the recorded median sits between the villa and entry single-family bases; in the 1,800 to 2,199 band it sits about $97,000 to $119,000 above the base prices of the plans that fit it; in the 2,200 to 2,699 band about $155,000 to $227,000 above them. One recorded example: Lot 3648 on Basalt Lane, a 3-bedroom, 2.5-bath home of 2,098 square feet on the card with a pool, closed in April 2025 for $599,990 (deed stamps prove $600,000 consideration, CFN 2025000113361), against 2026 base prices of $444,990 to $466,990 for the Distinctive plans of that size.

What that means in practice:

• For a buyer, the base price is where negotiation starts, not where it ends. Ask the builder for the homesite premium on the specific lot, the price of each option you want, and whether the current incentive applies to a build-to-order home or only to standing inventory.
• For a seller, the builder’s base price is not your competition; its finished quick move-in homes are. Those carry real options and a real price, and they come with incentives.
• For an appraiser, recorded closings are the evidence. That is why an owner who paid for a pool, a premium lot and upgrades can still be compared, fairly, against a new home with the same options.

Did Any TerraWalk Owner Resell, and What Happened?

One TerraWalk home has resold on the record, and it lost money: an attached villa bought new for $442,380 in April 2024 resold for $357,500 in August 2026, minus $84,880 or 19.2 percent after 27.4 months. One sale is one data point, and it cannot describe a neighborhood of 202 closed homes.

Data updated: September 2026. Source: Lee County Property Appraiser qualified sales and the Lee County Clerk deeds named below, read 26 September 2026. Of 200 qualified TerraWalk sales on the cards, 199 are DiVosta first sales and one is a resale.

Why that one resale sold where it did

The resale price sits exactly where the builder’s own villa pricing put it. On 26 September 2026 DiVosta’s base price for the same-size Ellenwood villa was $339,990, and its standing Ellenwood quick move-in at 12665 Pyrite Court was offered at $399,990, down from $417,220. The builder also closed new villas on Dolomite Way and Pyrite Court at $365,000 to $385,000 in late 2025. A private seller of a two-year-old villa has to price against a new one with a warranty and an incentive, and $357,500 is what that competition produced. In our reading, the villa’s first buyer also paid near the top of the first release: the very first TerraWalk closing, in April 2024, before the Colton plan and the current villa pricing existed.

What a seller should take from it, and what not to:

• Take: while DiVosta is still selling, its current base price and its quick move-in price for your plan are your ceiling, and your pricing has to explain why a buyer should pay for your home instead.
• Do not take: “TerraWalk homes lose 19 percent”. There is one resale. Single-family homes on the larger lots, with pools and premium lots, have no resale record at all yet.

A second resale will appear in the Lee County record, and this section will be updated with it at the next update.

How Did TerraWalk at Babcock Ranch Come to Be?

TerraWalk began as two undeveloped tracts, E-31 and E-32, on the 2022 plat of Babcock Ranch’s first Lee County phase. Pulte and the town’s land company replatted them as TerraWalk Plat One in July 2023, DiVosta opened four models that November, the first home closed in April 2024, Plat Two followed in May 2025, and a partial replat was recorded on 15 September 2026.

Closings by year tell the build-out pace: 41 in 2024, 93 in 2025, and 66 in 2026 up to 26 September. On Plat One, 146 of 234 lots (62.4 percent) have closed; on Plat Two, 56 of 234 (23.9 percent). Across the 1,000 planned homes, 20.2 percent have closed.

Plat Two-A is the newest and least understood record. It replats 71 Plat Two lot numbers on 11.113 acres, and 39 Plat Two lots already carry its legal description on the Property Appraiser’s roll. The new lot count and the reason for the replat (a change of product or lot width is the usual one) are not legible in the plat’s text layer, and they are listed as an open item. If you are buying on Plat Two, ask which plat your lot is on.

Building permits for individual homes were not pulled for this page. Lee County’s permit history is public through the county’s Accela Citizen Access portal, and a buyer of any specific home should read it.

Who Builds TerraWalk, and Which Floor Plans and Prices Are There?

DiVosta, a PulteGroup brand, builds every TerraWalk home. On 26 September 2026 its own TerraWalk page listed 19 plans in three collections: two Villa plans from $299,990, seven Distinctive plans from $410,990, and seven Echelon plans from $532,990 to $826,990, from 1,321 to 3,970 square feet.

Data updated: September 2026. Source: DiVosta’s TerraWalk page, read 26 September 2026; plats and deeds from the Lee County Clerk; builder-owned lots from the Lee County Property Appraiser cost cards.

The title entity on every plat and deed is Pulte Home Company, LLC, a Michigan limited liability company, 24311 Walden Center Drive, Suite 300, Bonita Springs, FL 34134. Builder closings run through PGP Title of Florida, Inc., a PulteGroup affiliate. DiVosta’s sales center is at 12532 Quartz Drive, and the Property Appraiser codes that lot as a one-story office. The model row is on Quartz Drive at 12512 to 12568. The builder’s promotional disclaimer carries Florida contractor license CBC057850.

The 19 plans, with the builder’s own prices (read 26 September 2026)

Prices are DiVosta’s “starting from” base prices on its TerraWalk page. The builder states that homes and pricing are subject to change. They exclude lot premiums, structural options and design selections.

That is 16 plan rows; the builder’s page counts 19 designs, including variants shown on the collection cards. The specifications were read from the page’s own plan cards, and two (Stardom and Stellar Grande) were re-read by eye because the page repeats figures between cards. Confirm any single plan’s figures with the builder on the day you contract.

The collection summary lines on the same page: Villa “from $299,990, 1,321+ sq ft”; Distinctive “from $410,990, 1,670+ sq ft”; Echelon “from $532,990, 2,269+ sq ft”. The community line reads “$299,990+, 1,321 to 3,970 sqft, Single Family Home, Villa”, with amenity labels “Private Lakeside Amenities, Impact Glass Included, Gated Community, Internal Walking Trails”.

Which collection sits on which lot width

The association bills by lot width (34.5-foot villa lots, 50-foot lots and 64-foot lots) and the special district assesses “SF 34’”, “SF 50’” and “SF 64’”. The Villa collection is the 34.5-foot product; the association’s own budget calls them “Villa Lots”. Distinctive on the 50-foot lots and Echelon on the 64-foot lots is the natural reading, but no builder document or recorded instrument we read ties a collection to a width, so ask the builder which width your homesite is. It changes both your association dues and your district assessment.

Quick move-in homes and the incentive (read 26 September 2026)

The builder’s banner on the same date read “Now thru Sept 28th take advantage of exclusive enhanced savings of up to $133,000* on select move-in ready homes”, with the footnote "Incentives range between $0 and $133,000*". That incentive ended on 28 September 2026 by its own terms. Incentives at TerraWalk change often; treat any incentive figure as valid only through the end date the builder prints beside it. The page’s mortgage calculator rates were locked with Pulte Mortgage LLC for 8 to 20 September 2026.

Notice what the quick move-in prices show. The Mystique quick move-in at $571,990 is $127,000 above the Mystique base of $444,990, and the Prestige quick move-in is $105,000 above its base. That is what a standing home with its lot, options and finishes actually costs on this builder’s own list.

The developer’s prices differ from the builder’s

The town developer’s TerraWalk page on babcockranch.com, read the same day, lists five plans at exactly $2,000 below DiVosta’s base (Ellenwood $337,990, Prosperity $408,990, Mystique $442,990, Concord $500,990, Whitestone $524,990). The builder sets the price it will sign, so this page uses the builder’s figures only.

How the plans and prices have moved

The Babcock Ranch Telegraph’s December 2023 article described “11 single- and two-story options” of “1,579 to nearly 2,900 square feet” with prices that “start in the $390,000s”. Since then the Colton villa (1,321 sq ft, $299,990) has been added below that range and the Layton Grande (3,970 sq ft) above it. No archived copy of DiVosta’s TerraWalk page exists in public web archives, so historic base prices by plan are not available and are listed as an open item.

How Are TerraWalk Homes Built?

TerraWalk homes are concrete block with stucco under concrete tile roofs, and almost all have impact glass. Of the 159 homes whose buildings are posted on the Lee County cost cards, 159 are block and stucco, 158 have tile roofs, 156 have impact glass, 149 are one-story and 88 have a private pool.

Other details that recur on the cards: tankless electric water heaters, pest-control tubes in the walls, split floor plans and 11- to 13-foot ceilings on the homes we sampled. Roof shapes are mostly irregular (114), then elongated hip (39) and hip and gable (6). Bedrooms run from 2 (44 homes) to 5 (4 homes), with 104 three-bedroom homes; living area on the 108 cards with measured areas runs from 1,581 to 3,960 square feet, median 2,089.

Year built, where the cards post it: 5 homes in 2023 (the models), 82 in 2024 and 21 in 2025. Fifty-one recently closed homes do not yet carry building detail on the 2026 working card, which is normal for Lee County and the reason this page does not publish a twelve-month price per square foot.

The villas are attached

The builder describes its Villa collection as “low-maintenance villa homes that live like a single-family home”, and the developer’s grid labels TerraWalk’s villas “twin villas”. The Lee County cards code 28 TerraWalk homes as improvement type “30, Attached Villa”. So the villas share a wall with a neighbor. The recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023) settles who looks after the building. Section 7.2.1 treats the party walls, bearing walls, exterior finish, foundation slab and the entire roof of a villa building (“Shared Roofing”) as common structural elements of the two units. Under Section 7.2.1.5 each villa owner maintains, repairs and replaces the exterior surfaces of their own villa, including the portion of the shared roof over it and any roof leak there; exterior changes need the Architectural Reviewer’s consent, and if an owner does not do the work the association may do it and charge the owner. Under Section 7.2.1.6 each villa owner must insure the villa for its full replacement value, and the association may require proof or buy the coverage and charge the owner. After a casualty each owner rebuilds their portion to the original plans (Section 7.2.1.4). In practice that means a homeowner’s policy on your unit of the structure, not a condominium unit-owner’s policy, and roof work coordinated with your neighbor.

Storm posture of the building stock

Block walls, tile roofs and impact glass on 98 percent of homes is as strong a starting point as new Southwest Florida construction offers. The Lee County Property Appraiser’s hazard layer puts TerraWalk’s design wind speed at 150 mph (risk category II) and inside the wind-borne debris region, which is why impact protection is standard. The insurance consequences are in the storm section below.

What Do the Recorded TerraWalk Plats Show?

TerraWalk is recorded on three Lee County plats. Plat One (CFN 2023000240206) holds 234 lots on a 612.68-acre plat that includes future-development tracts; Plat Two (CFN 2025000139275) adds 234 lots; Plat Two-A (CFN 2026000238689) replats part of Plat Two. The plats dedicate the roads and the amenity tract to the TerraWalk association and the lakes to the special district.

Plat One, CFN 2023000240206

• Title: “Babcock Ranch Community TerraWalk Plat One, a replat of all of Tracts E-31 and E-32, Babcock Ranch Community Lee County Phase 1 … lying in Sections 6 and 7, Township 43 South, Range 26 East, Lee County”. “Containing 612.68 acres, more or less.” County project numbers DOS2021-00200 and PLT2022-00010. Surveyor Rhodes and Rhodes Land Surveying.
• Owners and dedicators: Pulte Home Company, LLC and Babcock Property Holdings, L.L.C.
• Roads (Tracts B-82 to B-89 and B-107): to TerraWalk Homeowners Association, Inc. “for the public roadway, ingress and egress, sidewalks, drainage, signs, utilities … with responsibility for maintenance”.
• Open space and landscaping (Tracts B-90 to B-106): to the association for sidewalks, landscaping, “recreation, open space”.
• Tract A: to the association “for amenity with responsibility for maintenance”.
• Lakes and drainage (Tracts D-124 to D-131, D-152, D-153, D-154): to the Babcock Ranch Community Independent Special District, which signed an acceptance, with lake maintenance and drainage easements and a right of ingress over the roads “with no responsibility for maintenance”.
• Utilities and irrigation: easements to the district, Town and Country Utilities and Babcock Ranch Irrigation, LLC, “subject to any assessments, rates, fees or charges … imposed by the ISD or NPOA”.
• Reserved for further development: Tracts E-31, E-32B and E-32C to Babcock Property Holdings; E-32A to Pulte.
• County notice: the plat states it is not the owner’s intent to dedicate the easements to the general public, and that roads, drainage, water and sewer may not be accepted for county maintenance, so lot owners may bear their cost.
• South edge: “County Road 78 (100’ wide R.O.W.) (unplatted)”, with a conservation tract of the parent plat on the boundary.

The 612.68-acre figure is the whole plat, including the large future-development tracts. The Babcock Ranch Telegraph’s “416 acres” for TerraWalk is a press figure; the recorded figure with its scope is the one above.

Plat Two, CFN 2025000139275

A replat of Tracts E-32A, E-32B and D-153 of Plat One, 26 sheets, county project numbers DOS2023-00172 and PLT2024-00020. Roads B-243, B-244 and B-285 to B-290 go to the association with the same “public roadway” wording; open-space tracts B-245 to B-284 go to the association; lakes D-153 and D-213 to D-220 go to the special district; and Tracts E-32A, E-32B and E-32D to E-32G stay with Pulte for temporary access, drainage and future phases. The Board’s approval is dated the 20th of May 2025; the recording day on the clerk’s certificate is not clearly legible in the text layer, so this page says “May 2025”.

Plat Two-A, CFN 2026000238689

Recorded 15 September 2026, four sheets, county project numbers DOS2023-00172-A02 and PLT2026-00008, Pulte the sole owner. It replats Lots 5116 to 5151 and 5173 to 5207 of Plat Two, and Tracts B-280 to B-283, on 11.113 acres. The resulting lot count is on sheets 3 and 4 and was not legible in the text layer.

The tracts on the roll today

Plat One carries 41 tracts and Plat Two (with Two-A) 67 on the Lee County roll. The common-area tracts, including Tract A, and the lakes are still owned by Pulte Home Company LLC on the roll, pending conveyance to the association and the district. The remainder of Tract E-31 is with Babcock Property Holdings. A small part of Tract E-31 at 19500 State Road 31 is now a Lee County parcel.

Where TerraWalk sits

TerraWalk is the southwest corner of Babcock Ranch, entered off Saw Palmetto Parkway near State Road 31, with County Road 78 (North River Road) on the south. The area-weighted center of its 468 lots is 26.755305 N, 81.750583 W, which routing snaps to Nickel Trail. The aerial at the top of this page outlines the platted TerraWalk land from the Lee County parcel fabric; the imagery is USDA’s February 2023 flight, taken before Plat One was recorded, so it shows the land before construction.

Is TerraWalk Gated, and Who Owns the Roads?

TerraWalk is gated. The association’s 2025 budget carries a gatehouse, a vehicular access control contract of $104,870 and a monitoring and visitor management contract of $52,414.80, and the builder lists “Gated Community”. The roads are private, dedicated on the plats to the TerraWalk association, which is responsible for maintaining them.

The association’s own community page describes “Monitored Vehicular Access Control”; the 2023 press described a “guard gate”, and the 2025 press a “substantial, stylish gatehouse”. What the budget does not state is whether the gate is staffed around the clock or at set hours. That is listed as an open item; ask the association manager in writing.

Two consequences of private roads that buyers miss. First, road resurfacing and drainage repairs inside the gate are an association cost, and the association funds no reserves today (see governance below). Second, the plat notes that the county may not accept roads, drainage, water or sewer for maintenance. The special district holds a right to use the roads for its utility and water-management work, but “with no responsibility for maintenance”.

What Is on the TerraWalk Amenity Campus, and What Is The Porch?

TerraWalk’s amenities sit on Tract A, an 8.68-acre lakeside campus at 19551 to 19575 TerraWalk Circle: a heated saltwater resort pool and spa, eight pickleball courts, two tennis courts, four bocce courts, a clubhouse with fitness, spin and golf-simulator rooms, and The Porch, an indoor and outdoor restaurant and bar. The association says the campus is open.

What the record shows

The Lee County cost card for Tract A (folio 10622929), “Residential Common Elements/Areas”, 378,169 square feet, still owned by Pulte Home Company LLC, lists:

• a one-story concrete block and stucco building with a metal roof and marble and tile floors,
• an interior sprinkler system measured at 19,726 square feet (the best record measure of the clubhouse size; the 2025 press said “19,000-square-foot”),
• a commercial pool and a spa (“jacuzzi”),
• tennis court surfacing, a shuffleboard court, a canopy, blacktop and a brick and tile patio.

The association’s office is in the clubhouse at 19575 TerraWalk Circle, telephone (239) 221-1275, open weekdays 8:30 a.m. to 5:00 p.m., managed by Access Residential Management, LLC.

The association’s own amenity list (read 26 September 2026)

• 8-acre lakeside resort amenity campus
• Heated resort saltwater pool with spa
• Fire pit lounge area
• 8 asphalt pickleball courts with shade structures
• 2 Har-Tru tennis courts
• 4 Har-Tru bocce courts
• Event lawn
• Dog park with separate areas for small and large dogs
• Grand clubhouse
• Fitness center
• Exercise and movement studio
• Spin studio
• Large community room with cafe bar area
• Locker rooms
• Indoor golf simulator with multi-sport games
• Indoor and outdoor social lounges
• The Porch, an indoor and outdoor restaurant and bar
• Card rooms
• Cornhole lawn
• Food truck station and picnic area
• Private walking trails inside TerraWalk, connecting to the Babcock Ranch trail system

Our former page for TerraWalk listed “playgrounds”. Neither the Tract A card nor the association’s list includes a playground, so this page does not claim one.

The Porch

“The Porch terrawalk menu” is one of the most-searched TerraWalk phrases. The Porch is the restaurant and bar on the amenity campus. The association’s 2025 budget carries a line “Restaurant Income / Loss” of minus $20,753.91, which means the association budgeted to subsidize the restaurant by that amount across the year. We did not find a published menu with prices on the association’s public site; residents see it through the association’s member portal and on site.

What the amenities cost to run

The 2025 budget puts payroll for resident services at $441,011.50, amenity and pool expenses at $124,952, lifestyle activities and entertainment at $60,000 (offset by $60,000 of lifestyle income), a pool service contract at $27,600 and amenity natural gas at $14,400. Those costs are spread across every lot through the quarterly assessment, and today the developer covers any shortfall. After turnover, owners will.

Town amenities on top

TerraWalk owners are also Babcock Ranch residents. The association’s site notes access to the town’s health and wellness amenities, and the Babcock Ranch master association fee (below) covers town-wide amenities. Whether and how the master association bills TerraWalk’s Lee County lots is one of this page’s open items.

Who Governs TerraWalk at Babcock Ranch?

TerraWalk is governed by TerraWalk Homeowners Association, Inc., still controlled and deficit-funded by the developer with no funded reserves; by the Babcock Ranch Community Independent Special District, which owns the lakes and bills on the Lee County tax bill; and, for exterior changes at least, by the Babcock Ranch master association.

What “developer-controlled, no reserves” means

The association’s 2025 budget carries a disclaimer in capital letters. Its substance: the budget is projected at build-out, not based on actual history; the developer will cover any operating deficit under section 720.308(1)(b), Florida Statutes; and the developer “will not create, establish, provide for, or fund reserve accounts”. The $168,000 line labelled “Pooled Reserves” is, in the budget’s own words, “solely for informational purposes”, and “capital contributions made by members … shall not be considered or deemed to be reserves”. Owners may vote to create statutory reserves under section 720.303(6) by a majority of the total voting interests.

For a buyer that means three things. The quarterly assessment has been held flat ($901.99, $1,021.99 and $1,063.99 in both 2024 and 2025) while the developer absorbs shortfalls. When owners take control, the true cost of running a gate, a 19,000-square-foot clubhouse, a restaurant and private roads for 1,000 homes becomes theirs. And with no funded reserves, a future roof, resurfacing or pool replacement on the common property can be paid for by special assessment. Turnover follows section 720.307, Florida Statutes, and the association’s bylaws, which are recorded as an exhibit to the declaration.

Is the special district a CDD?

No. The Babcock Ranch Community Independent Special District was created by a special act of the Florida Legislature, Chapter 2007-306, Laws of Florida, not under Chapter 190 as a community development district. It levies an operations-and-maintenance assessment and a debt-service assessment for its infrastructure bonds, and for TerraWalk both appear on the Lee County tax bill. Its schedule names the neighborhood outright: “DiVosta Parcel (2022) Terra Walk Pulte” and “DiVosta Parcel (2024) Terra Walk Pulte”.

Is TerraWalk bound by the Babcock Ranch master Charter?

In practice, for architectural review, yes: the TerraWalk association’s own application form requires owners, after the association approves, “to also obtain final and official written approval from the Babcock Ranch Master Association”. The recorded instrument that subjects this Lee County land to the town’s master Charter is another matter. The town’s operative Charter (instrument 3089149) is a Charlotte County record, and a Charlotte County record does not by itself bind Lee County land. A Lee County counterpart or a TerraWalk-specific supplement should exist; a Lee County Clerk name search for “TERRA WALK” returned eight recorded instruments, none of them a master Charter supplement. This page therefore describes the master rules only as “the Babcock Ranch master Charter’s rules, which the TerraWalk association’s own form treats as applying”, and names the Lee instrument as an open item.

What Is the Full Fee Stack for a TerraWalk Home?

A TerraWalk home carries three recurring layers besides property tax that are proven on the record, the special district ($1,523.06, $1,934.44 or $2,294.40 on a Plat One lot, by width), Lee County solid waste ($366.39) and the TerraWalk association ($3,607.96, $4,087.96 or $4,255.96 a year), plus the town master fee of $1,632 a year if it is billed to Lee County lots.

Every figure below is read off a first-party document: the special district’s fiscal 2026 assessment schedule, a real 2025 Lee County tax bill for a TerraWalk lot, and the association’s 2025 budget. The master association line is town-level and its billing to TerraWalk is unproven; it is shown separately.

The layers, Plat One lots (on the tax roll for fiscal 2026)

The district’s on-roll count for the Plat One parcel is 66 lots at 34 feet, 121 at 50 feet and 47 at 64 feet: 234, exactly Plat One’s lot count. The fiscal 2025 district totals were $1,492.16, $1,903.54 and $2,263.50, so each band rose $30.90, all of it in operations and maintenance.

Plat Two lots

Plat Two homes are the district’s “2024 parcel”. Its fiscal 2026 on-roll rates are $1,504.89, $1,907.71 and $2,260.19 (operations $648.88 plus debt service $856.01, $1,258.83 or $1,611.31). The same parcel’s fiscal 2025 rate was $36.00, because in 2025 it was still largely unplatted land. With solid waste and the association, a Plat Two home’s proven recurring total is $5,479.24, $6,362.06 or $6,882.54 a year before property tax and the master fee. On the fiscal 2027 schedule the district adopted on 27 August 2026, the 2024 parcel’s on-roll rates are $1,537.34, $1,940.16 and $2,292.64: operations and maintenance up $32.45 to $681.33, debt service unchanged.

Before a home is sold, the builder pays

The district bills lots the builder still owns “off roll”, directly to the landowner, at lower operations rates ($609.95 on the 2022 parcel and $62.40 on the 2024 parcel) with the same debt-service structure. Those invoices are the builder’s. A buyer’s first tax bill carries the on-roll rate for the year after the home goes on the roll.

Charges the declaration adds at a sale

The recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023) creates three one-time charges and reserves one recurring charge that the association’s published budgets do not show:

• Initial Contribution (Section 4.9): due to the association at the first sale of a home from the developer or builder, non-refundable, amount set by the developer.
• One-Time Payment (Section 4.11): due to the developer at the first sale, usable for any purpose, and expressly not an assessment.
• Resale Assessment (Section 4.10): paid by the buyer on every resale, amount set by the developer before turnover and by the board after, capped at a 10 percent rise a year. Transfers to a co-owner, heirs, a spouse or an estate-planning trust, foreclosures and developer transfers are exempt, and a change of control of an entity owner triggers it.
• Food and Beverage Minimum Assessment (Section 4.12): the developer and the association reserve the right to set an annual food-and-beverage minimum for every home with a certificate of occupancy, due with the first annual installment and forfeited if unspent within the fiscal year. It does not appear as a line in the association’s 2025 budget as we read it.

The declaration states no amount for any of these, and none is published on the association’s public site; the estoppel certificate and the builder’s contract are where the dollar figures appear. The declaration also allows separate villa, landscaping and neighborhood assessments (Section 4), which is how the budget prices villa lots on their own line, a transfer fee on each lease or sale application (Section 12.2), and a late fee of the greater of $25 or 5 percent of the installment, with interest, on overdue assessments (Section 4.6).

What the association fee buys

The 2025 budget spends, across 1,000 lots at build-out: landscape maintenance, irrigation, mulch and plant replacement on private lots ($281,952 for the villa lots, $712,080 for the 50-foot lots, $473,616 for the 64-foot lots); a common-area landscape contract ($605,000); the gate and visitor management (about $174,000 in all); resident-services payroll ($441,011.50); street-light electricity ($165,000); common water and sewer ($338,000); management ($144,000); property and liability insurance ($85,000); and the amenity, pool and lifestyle lines. It does not buy the lakes (the district’s), garbage (on the tax bill) or your home’s roof and exterior, which the declaration leaves to the owner (Section 7.2).

The master fee, and why it is shown separately

The Babcock Ranch master association’s 2026 fee is $408 a quarter, $1,632 a year: $270 master, $135 internet and $3 environmental per quarter, from its 2026 budget notice. Every Charlotte-side Babcock Ranch home pays it. Whether the master association bills TerraWalk’s Lee County lots, and at what amount, is not proven by any record we read. The architectural form proves the master association reviews TerraWalk changes; it does not prove billing. Confirm the master fee for your lot on the estoppel certificate. A figure of “$141 a month” that has circulated for TerraWalk is not supported by any 2026 document.

For the town-wide picture, see our Babcock Ranch HOA fees guide and our Babcock Ranch district assessments guide.

What Does a Real TerraWalk Tax Bill Look Like?

A real 2025 Lee County tax bill for a TerraWalk home on a 50-foot lot was $9,795.58: $7,494.75 of property tax at 14.4125 mills on an assessed value of $520,018 with no homestead exemption, plus the special district’s $1,934.44 and Lee County solid waste of $366.39. It is one real bill, not a typical one.

The parcel is Lot 3648 on Plat One, a 3-bedroom, 2.5-bath home with a pool that closed on 24 April 2025. Because it closed after 1 January 2025, no homestead exemption could exist on its 2025 bill. The bill was escrowed and paid.

What to notice:

• Fire is millage, not a flat fee. Charlotte-side Babcock Ranch homes pay a flat county fire assessment. TerraWalk pays the Bayshore Fire and Rescue District 3.5 mills on assessed value: $1,820.06 on this bill, and more on a larger home.
• The district line proves the band. $1,934.44 is exactly the district’s fiscal 2026 on-roll rate for a 50-foot Plat One lot. A buyer can read a lot’s width band straight off its bill.
• This bill is higher than a homesteaded owner’s will be. A full-time resident who files for homestead takes up to $50,000 off assessed value (the second $25,000 does not apply to school taxes), and Florida’s Save Our Homes cap then limits annual increases in assessed value. As an illustration only: at a $600,000 assessed value with homestead, taxable value would be $575,000 for school millage and $550,000 for the rest, for ad valorem tax of about $8,059.85 at 2025 millage, before the non-ad valorem lines.
• Your first bill is based on your purchase. A new home’s assessed value is set by the Property Appraiser after it is complete and on the roll, not by the builder’s price or the seller’s old bill.

What Does It Cost to Own a TerraWalk Home Each Year?

Owning the real 50-foot TerraWalk home above cost $13,883.54 for 2025 in taxes, district, solid waste and association dues, about $1,156.96 a month, and $15,515.54 if the Babcock Ranch master fee also applies to it. Insurance, utilities and maintenance are extra.

The real parcel, line by line

A quick rule for any other TerraWalk home

Property tax at 2025 millage runs $1,441.25 for every $100,000 of taxable value. Add the proven fixed lines for your lot width from the fee stack ($5,497.41, $6,388.79 or $6,916.75 on Plat One; $5,479.24, $6,362.06 or $6,882.54 on Plat Two), then the master fee if your estoppel shows it. Replace the association figure with the 2026 assessment as soon as the estoppel certificate states it; the 2026 figure was not published on the association’s public site.

What a buyer should budget for beyond the bill

• The association’s post-turnover cost. Today’s assessment is developer-supported. Budget for it to rise when owners take control.
• Insurance. Block, tile and impact glass help, and every lot is Zone X, but premiums in Southwest Florida move with the market and the carrier. Get a quote on the specific home, with a wind-mitigation inspection, before you commit.
• District debt service runs until the bonds are paid. The debt-service line is not a temporary fee.
• Electricity, water and sewer are separate utility bills (see utilities below).

Selling in TerraWalk? Get a free TerraWalk home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Babcock Ranch.

What Does It Cost to Buy or Sell a TerraWalk Home at Closing?

At a TerraWalk closing the amounts owed to the associations are set by two documents. The recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023) creates an Initial Contribution and a developer One-Time Payment on a first sale from the builder and a Resale Assessment paid by the buyer on every resale, but states no amount for any of them. The master Charter’s Lee County instrument, which this page has not found, would set any master working-capital contribution or Community Enhancement Fee. Florida law caps estoppel fees; the rest must come from the estoppel certificates.

Two practical notes. On a new DiVosta home, read the purchase agreement’s deposit, construction-delay and closing-cost terms before you sign, and know that the builder’s sales agent represents the builder. On a resale, order both estoppel certificates (the TerraWalk association, and the master association if it bills the lot) as soon as the contract is signed; they are the only documents that state what is owed at closing.

What Do the Recorded Restrictions Say About TerraWalk?

TerraWalk’s rules come from the recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023), an 86-page instrument with the association’s articles and bylaws attached, amended three times (instruments 2024000342493, 2024000342494 and 2025000173718). Leases need board approval and run 60 days to one year, at most three a year; pets are capped at three; golf carts, boats, RVs and work trucks live in the garage; villa owners maintain and insure their own share of the building. Architectural review is two-step, with refundable deposits.

We read every page of the declaration and its amendments on 30 September 2026 from the Lee County Clerk’s Official Records. What follows is a plain-English summary by section number, not legal advice; the recorded text governs, and the association’s rules may add detail within it. The builder deed conveys each lot “subject to restrictive covenants, conditions, easements, and reservations as of record”, which is how the declaration reaches every buyer.

Do I need approval for a pool, fence, screen enclosure or paint color?

Yes, twice. The TerraWalk association’s architectural application (revision of 28 March 2025) requires the association’s approval first and then “final and official written approval from the Babcock Ranch Master Association”. The association’s form says the covenants’ review clock “does NOT begin until the ARC request is considered complete”, that work must start within 45 days of approval and finish within 120 days, and that refundable damage deposits are required: $1,000 from the owner, plus $5,000 from the contractor for a pool, payable to the TerraWalk association.

Can I rent out a TerraWalk home?

Yes, with the board’s approval and within limits. Under Section 12 of the recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023), no owner may lease a home without the board’s prior written approval. Only an entire home may be leased, for at least 60 days and at most one year, and no home may be leased more than three times in a calendar year (Section 12.3). Transient and time-share use, “including without limitation, an Airbnb type use”, is prohibited (Section 9.1). The owner gives notice at least 20 business days before occupancy with a copy of the lease; the association may charge a transfer fee per application, and the board decides within 20 business days, with silence counting as approval (Section 12.2). The board may refuse only for the reasons the declaration lists, which include an owner who is behind on assessments. A lease signed without approval is void (Section 12.5), and the association may collect rent directly from a tenant when the owner is delinquent (Section 4.13).

How many pets can I keep?

Three in total. Section 9.6 of the declaration allows dogs, cats and other usual, non-exotic household pets, “not to exceed a total of three (3) pets”, with tropical fish not counted. Commercial breeding is prohibited, pets must be on a hand-held leash outside the home or screened area, owners pick up after them, and wolf hybrids and aggressive dogs are not allowed.

Can I drive a golf cart, or park a boat, RV or work truck?

Carts yes, but they live in the garage. Section 9.7 of the declaration requires golf carts, commercial vehicles, recreational vehicles, ATVs, motorcycles, bicycles, boats and other watercraft, trailers, and any vehicle with commercial markings, racks or tools in the bed to be kept in an enclosed garage. Passenger cars, vans, pickups and SUVs may park on the driveway overnight; a vehicle over three-quarter ton or used mainly to carry goods counts as commercial. No one parks on the street between midnight and 6 a.m. except in designated spaces or at the curb beside the home being visited, garage doors stay closed when not in use, and a contractor’s vehicle may stay on a lot for at most 12 daylight hours. The association’s 2025 budget also carries a small “Golf Cart Repairs” line for its own carts.

Can I put solar panels on my roof?

Florida law protects the right to install solar collectors, subject to reasonable placement rules (section 163.04, Florida Statutes). Section 9.14 of the declaration has the Architectural Reviewer approve their location and materials, and the architectural application applies to how and where they go.

Are above-ground pools, fences or hurricane shutters allowed?

• Pools and spas. Above-ground pools are prohibited; an above-ground spa is allowed only inside a screened lanai (Section 9.19).
• Fences and walls. Walls are prohibited except those the developer builds; fences and play equipment are allowed to the association’s specifications, with approval (Section 9.15).
• Hurricane shutters. Allowed to the association’s specifications; laminated glass and film are allowed, reflective window coverings are not (Section 9.15). Temporary shutters go up no more than 72 hours before a storm and come down within 72 hours after it (Section 9.21).
• Away for hurricane season. An owner who leaves must clear the yard of loose items and designate a caretaker for the home (Section 9.21).
• Signs. Need the board’s consent; one approved “for lease” sign is allowed where permitted (Section 9.2).
• Garage and yard sales are prohibited (Section 9.1), as are clotheslines (Section 9.18) and window or wall air-conditioning units (Section 9.13).
• Colors, driveways, trash and holiday lights. Exterior colors need Architectural Reviewer approval (Section 9.8); driveways are concrete or pavers (Section 9.10); trash bins stay in the garage except on pickup day (Section 9.12); seasonal lights may go up the day after Thanksgiving and come down by January 10 (Section 9.16).
• Home businesses are allowed only if nothing is detectable from outside, the use meets zoning and no clients visit (Section 9.1).

Who maintains my lawn and irrigation?

The association does. Its 2025 budget prices landscape maintenance, irrigation, mulch and plant replacement for every private lot by width. Section 7.1 of the declaration has the association maintain lawns and landscaping on each lot, including irrigation, as originally installed; everything else on the lot, including power washing, is the owner’s (Section 7.2). Irrigation runs on non-potable water (Section 9.12).

Who insures a villa’s roof?

The villa owner. Under the recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023), the whole roof of a villa building is “Shared Roofing”, a common structural element of the two units (Section 7.2.1). Each villa owner maintains, repairs and replaces the exterior of their own villa, including the portion of the shared roof over it and any leak there (Section 7.2.1.5), and must carry casualty insurance on the villa for its full replacement value (Section 7.2.1.6). The association may demand proof of coverage, and it may buy the policy or do neglected work and charge the owner. An owner whose negligence damages the party wall or roof bears that cost, and party fences are shared (Sections 7.2.1.4 and 7.2.1.7). 28 TerraWalk homes are attached villas on the county roll.

What happens if I fall behind on dues or break a rule?

The association can record a claim of lien for unpaid assessments under Chapter 720, charge a late fee of the greater of $25 or 5 percent of the installment plus interest, and suspend use rights after 90 days of delinquency (Section 4.6 of the declaration); it may also deny lease approval while assessments are unpaid. Fines are imposed under the bylaws and Chapter 720 (Section 11.3), and the declaration does not secure fines by lien unless the statute permits. Section 720.305 limits a fine to $100 a violation and $1,000 in aggregate unless the governing documents provide otherwise, so check the bylaws’ fine schedule. We did not search for claims of lien against TerraWalk homes.

Is there anything else I should know about the rules?

• Two associations review changes. Plan for both approvals in any project timeline.
• The developer writes the rules until turnover. Rules can change by board action while the developer controls the board, within what the declaration allows.
• How long the covenants last, and how they change. The declaration runs 30 years from July 13, 2023 and renews automatically for 10-year periods unless 90 percent of the voting interests vote to end it (Section 14.1). After turnover it can be amended by two-thirds of the voting interests; ending it, or amending it other than to add use restrictions, also needs the joinder of the Babcock Ranch founder or master association (Section 14.3).
• Disputes with the developer go to mediation and then binding arbitration, with construction-defect claims following the Chapter 558 process (Section 11.4).
• A shared access road. A 2024 amendment (instrument 2024000342494) rewrote Section 2.8: the association reimburses the Babcock Ranch Commercial Association for maintaining a temporary access road until the State Road 31 access road is finished, then pays half of that road’s upkeep until a building permit issues on the commercial parcel to its north.
• Guest stays for prospective buyers. The same amendment lets the developer host touring prospective buyers in its own villas for up to three days under a Guest Stay Program (Section 12.6), which ends at its last sale or December 31, 2030, whichever comes first.
• The master Charter’s broader provisions (fines without an aggregate cap, founder control, deemed approval after a reminder) are Charlotte County record terms; how they apply to TerraWalk waits on the Lee County instrument.

Is TerraWalk at Babcock Ranch in a Flood Zone?

No part of any platted TerraWalk lot is in a FEMA Special Flood Hazard Area. All 468 platted lots are Zone X, “area of minimal flood hazard”, on FEMA’s current flood layer, none touches Zone AE, A or the 0.2 percent annual-chance zone, and the nearest Special Flood Hazard Area is 2,689 feet from any lot.

Method: FEMA’s National Flood Hazard Layer (flood zones, map panels, letters of map revision and base flood elevations) queried on 26 September 2026 across the TerraWalk envelope and intersected with the polygon of each of the 468 platted lots from the Lee County parcel fabric. This is a lot-by-lot measurement, not a single point.

Two Charlotte County panels (12015C0475G and 12015C0500G) show up in a FEMA query of this area only because their index rectangles overlap the county line. They do not govern Lee County parcels.

What Zone X means, and what it does not

Zone X “minimal flood hazard” means the land is outside FEMA’s mapped 1 percent and 0.2 percent annual-chance floodplains. A federally backed mortgage does not require flood insurance on a Zone X home. It does not mean a home cannot flood: heavy rain and drainage failures cause flooding outside mapped zones, and flood insurance for a Zone X home is typically available at a lower rate. Elevation certificates for individual TerraWalk homes were not reviewed; ask the seller or the builder for one, and Lee County’s floodplain staff can advise.

What Is the Storm and Insurance Picture at TerraWalk?

TerraWalk’s storm profile is strong for Southwest Florida: every platted lot is Zone X, the neighborhood is in Lee County’s evacuation zone D and storm-surge zone 4, the design wind speed is 150 mph, and 98 percent of the posted homes have impact glass on block walls under tile roofs.

Evacuation zone D is the fourth of Lee County’s five zones, ordered from the coast inland, so TerraWalk residents are ordered out only in the most severe storms. Lee County Emergency Management publishes the zones and orders; follow them, not a web page.

What this means for insurance:

• Wind. New block construction to the current code, with impact glass and a tile roof, earns wind-mitigation credits. Order a wind-mitigation inspection on any resale; a builder home should come with the documents to support one.
• Flood. Optional on a Zone X home with a federally backed loan, but inexpensive relative to the risk it covers; ask for a quote.
• Villas. Each villa owner must insure the villa for full replacement value and maintains the share of the roof over it, under Sections 7.2.1.5 and 7.2.1.6 of the recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023). Quote a homeowner’s policy on your unit of the structure, and coordinate roof work with your neighbor.
• Hurricane season. If you leave for the season, clear the yard and name a caretaker; temporary shutters go up no more than 72 hours before a storm and come down within 72 hours after (Section 9.21).
• Premiums are set by carriers and move with the market. No official TerraWalk average exists; the Florida Office of Insurance Regulation is the official starting point for comparing carriers.

The town of Babcock Ranch is widely described as built for storms. Those are town-level claims about the town’s design and infrastructure. The TerraWalk-specific facts are the ones in the table above.

What Schools Serve TerraWalk at Babcock Ranch?

TerraWalk is served by Lee County public schools through the district’s choice zones, not by Charlotte County: Elementary Zone D, Middle Zone DD and High School East Zone 2. Families rank schools inside the zone. Babcock Neighborhood School, the town’s charter school in Charlotte County, is 3.40 road miles away.

We asked the Lee County School District’s own address locator for six TerraWalk points on 26 September 2026 (the neighborhood center, 12465 Basalt Lane, 12416 Basalt Lane, 12665 Pyrite Court, 19981 Nickel Trail and a Plat One lot). All six returned the same zones.

Lee County assigns by choice within the zone, and the district approved transportation limits for high school choice on 1 December 2025; confirm the current rules at the district’s school-zones page. The state grades for each listed school were not compiled for this page; the Florida Department of Education publishes them.

Babcock Neighborhood School is a public charter school at 43301 Cypress Parkway in the Charlotte County part of town. The Babcock Ranch Telegraph reported in December 2023 that TerraWalk children “are eligible for enrollment at Babcock Schools or Lee County schools”. Charter admission works by application and preference rules, not by address, so treat it as an option to apply for, not an assignment. The school’s admission terms for Lee County residents are an open item.

How Far Is TerraWalk From Everything?

TerraWalk is the Babcock Ranch neighborhood closest to Fort Myers that we have measured: I-75 Exit 141 is 9.28 road miles and about 15 minutes from the center of the neighborhood, downtown Fort Myers 13.38 miles, Lee Memorial Hospital 14.51 miles and Southwest Florida International Airport 22.94 miles. Tuckers Grade, the town’s usual I-75 reference, is 21.13 miles.

Routes were computed on 26 September 2026 by the OSRM routing engine from TerraWalk’s own center (26.755305 N, 81.750583 W, which snaps to Nickel Trail). Minutes are free-flow; peak traffic on State Road 31 adds time.

Two readings. First, Tuckers Grade is 2.3 times the distance of Exit 141 from TerraWalk, so directions that send a TerraWalk resident north to Tuckers Grade are the town default, not the neighborhood’s best route. Second, Founder’s Square is under two miles in a straight line but 3.75 by road, because the route leaves by State Road 31; check your own route on the ground. TerraWalk is 1.24 miles closer to Exit 141 than Crescent Grove, the Babcock neighborhood we had measured closest before.

What Utilities and Internet Serve TerraWalk?

Water and sewer in TerraWalk come through the Babcock Ranch utility system under easements to Town and Country Utilities on both plats, irrigation through Babcock Ranch Irrigation, LLC, electricity from FPL, and fire service from the Bayshore Fire and Rescue District. Internet is bundled town-wide through the master association fee, if that fee applies to the lot.

Babcock Ranch is known for its solar power plant. The FPL Babcock Ranch Solar Energy Center feeds FPL’s grid; homes pay ordinary FPL bills, and the solar plant does not make electricity free.

Who Lives in TerraWalk?

TerraWalk is an all-ages neighborhood of mostly owner-occupied new homes. On the Lee County value layer, 88 of the 150 buyer-owned single-family homes (58.7 percent) show an exemption of $25,000 or more, the mark of a homestead, and only two are owned by limited liability companies.

That homestead figure understates full-time residents, because a buyer who closed in 2025 or 2026 cannot yet show a homestead on the roll, and the layer’s tax year is not labelled. Read it as a floor on the full-time share, not an estimate of it.

The association’s calendar shows a lifestyle program with clubs, classes, court reservations, events and fitness classes. The neighborhood is not age-restricted, and the 2023 press coverage anticipated school-age children. No public record measures household ages, so this page does not characterize the resident mix further. The census block statistics on some neighborhood pages describe a much wider area than TerraWalk and are not used here.

How Does TerraWalk Compare to Other Babcock Ranch Neighborhoods?

TerraWalk is the most expensive active new-construction neighborhood in Babcock Ranch by recorded closings that we have measured: its $651,352.50 twelve-month median sits above Regency’s $510,000, Northridge’s $447,100 and Verde’s all-time $455,000, and it is the only one of them with a full resort campus, a restaurant and Lee County taxes.

The yardstick: TerraWalk’s figures are the Lee County Property Appraiser’s qualified sales, twelve months to 31 August 2026. Every other row is the Charlotte County recorded qualified deed file as published on that neighborhood’s own page in September 2026, twelve months to the end of August 2026 except Verde, whose page publishes an all-time figure. Two counties’ deed records measure the same thing, arm’s-length closings, but they are different files, so read the table as a ranking, not to the dollar. Rows marked “on its own page” were not restated here.

Three readings:

• Pulte’s brands, three different bets. TerraWalk (DiVosta), Verde and Northridge (Pulte Homes) and Edgewater (Pulte) are all PulteGroup neighborhoods. TerraWalk is the only one with a full amenity campus, and its prices show it.
• New-construction resale is the hard part. Northridge’s resales, sold while the builder was still active nearby, mostly lost money; Edgewater’s, sold after the builder finished, mostly gained. TerraWalk’s single resale sits on the Northridge side of that pattern, which is what builder competition predicts.
• TerraWalk’s median is a mix statement. Its Plat Two closings (median $842,420) are dominated by large Echelon homes. Buyers of villas and entry Distinctive homes should compare against the $386,067.50 to $520,000 medians on Dolomite Way, Pyrite Court and Basalt Lane, not the neighborhood median.

Selling a TerraWalk home and moving within Babcock Ranch? Get a free TerraWalk home valuation or call Jesse direct at (239) 898-6072. Comparing TerraWalk with another Babcock neighborhood before you buy? Call Marc at (239) 287-5873, or read how we represent buyers in Babcock Ranch.

TerraWalk vs Regency at Babcock Ranch: Which Should You Choose?

Choose TerraWalk if you want an all-ages gated neighborhood with a large resort campus and restaurant, Lee County taxes and the shortest drive to Fort Myers, and you accept years of construction and a developer-run association. Choose Regency if you want a recorded 55+ community under Toll Brothers, a smaller neighborhood and a Charlotte County address.

The comparison matters because searchers conflate the two. Regency is Babcock Ranch’s age-restricted neighborhood; TerraWalk is not.

Regency figures are from our Regency at Babcock Ranch guide, built from its own recorded documents and the Charlotte County deed file of September 2026.

Who should choose which:

• Choose TerraWalk if you want a neighborhood with no age restriction in its covenants, want the biggest amenity campus in any Babcock neighborhood we have measured, value quick access to Fort Myers and Lee County hospitals, or want an entry point under $400,000 in a villa.
• Choose Regency if an age-restricted community is the point, you prefer a smaller neighborhood nearer to completion, and a Charlotte County address and school system do not matter to you.
• Consider another Pulte product such as Verde or Northridge if you want PulteGroup construction at a lower closing median and can live without an amenity campus.
• Either way, confirm the county, the plat and the age rule on the record before relying on any listing, map or AI answer, because the three are mixed up constantly.

What Are the Honest Pros and Cons of TerraWalk?

The honest case for TerraWalk is a gated, all-ages Babcock neighborhood with a genuine resort campus, block-and-impact-glass construction, Zone X on every lot and the best access to Fort Myers in the town. The honest case against it is years of construction, a developer-run association with no reserves, prices well above Lee County’s median, and a resale market the builder still sets.

The pros, each with its record

1. All ages. No age restriction appears in the recorded declaration, its amendments, the plats or the deeds.
2. A real amenity campus. 8.68 acres, a 19,726-square-foot sprinklered clubhouse, 14 courts and a restaurant, on the Tract A record card.
3. Zone X everywhere. 468 of 468 platted lots, 2,689 feet from the nearest Special Flood Hazard Area.
4. Built for storms. Block and stucco on every posted home, impact glass on 156 of 159, 150 mph design wind speed.
5. Lawn and irrigation included. Priced on every lot in the association budget.
6. The shortest drive to Fort Myers in Babcock Ranch. Exit 141 at 9.28 miles, Lee Memorial at 14.51, the airport at 22.94.
7. A wide price ladder. From a $299,990 villa to an $826,990 base Layton Grande, and closings from under $400,000 to over $1.3 million.
8. Mostly one-story. 149 of 159 posted homes.
9. Gated. A gatehouse and a six-figure access-control contract in the budget.
10. Lee County services. Lee County schools by choice zone, Bayshore fire, Lee County emergency management.

The cons, each with its record

1. Years of construction. 266 platted lots builder-owned and about 532 homesites still unplatted.
2. Developer control and no reserves. The budget says so in capital letters.
3. Dues will likely rise after turnover. Today’s flat assessment is developer-supported.
4. Prices well above the county. A median 69 to 71 percent above Lee County’s single-family median.
5. The builder sets resale prices. The one resale sold 19.2 percent below its original price, under the builder’s own villa list.
6. Base price is not the price. Recorded closings run well above the base prices of plans of the same size.
7. Tighter leasing than many buyers expect. Board approval, a 60-day minimum, a one-year maximum and at most three leases a year; no Airbnb-type use.
8. Master fee uncertainty. Whether a Lee County lot pays the $408 master fee is not proven.
9. Attached villas. Shared walls and a shared roof, which each villa owner maintains and insures for their own unit under the declaration.
10. Town center by car. Founder’s Square is 3.75 road miles, and the charter school is not an assignment.

Weighing TerraWalk against Regency or another Babcock neighborhood? Call Marc at (239) 287-5873, or read how we represent buyers in Babcock Ranch. Selling? Get a free valuation or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

What Should You Check Before Buying in TerraWalk?

Before buying in TerraWalk, check eight things: the declaration, the estoppel certificates, the lot’s plat and width band, the builder’s current quick move-in and incentive list, the base price against recorded closings, the villa insurance terms, the permit and elevation file, and what is planned on the land next to you.

1. Read the declaration and its amendments. Leasing, pets, vehicles, fines, villa roofs and the sale-time charges are all there, and this page summarizes them above. Pull the recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023) and amendments 2024000342493, 2024000342494 and 2025000173718 from the Lee County Clerk, and ask the association for its current rules, before your inspection period ends.
2. Order the estoppel certificate from Access Residential Management (and from the master association if it bills the lot). It states the 2026 assessment, the Resale Assessment or Initial Contribution due, any Food and Beverage Minimum in force and any balance owed.
3. Confirm plat and width. Plat One or Plat Two (or Two-A) and 34.5, 50 or 64 feet set your district assessment and association dues. The Lee County Property Appraiser’s legal description and the tax bill show both.
4. Compare against the builder’s list the same week. On a resale, check DiVosta’s current base price and quick move-in price for the same plan and the incentive’s end date.
5. On a new build, price the options and the lot. Recorded closings run well above base prices. Get the lot premium and each option priced in writing.
6. Villa buyers: insurance. The declaration makes you insure your villa for full replacement value and maintain your share of the roof; quote a homeowner’s policy on that basis and ask the seller about the roof’s condition and any shared repairs.
7. Permits and elevation. Read the Lee County permit history for the home and ask for its elevation certificate and wind-mitigation report.
8. Look at what is next door. Check the plats and the future-development tracts near your lot; a view of open land today may be a construction site next year.

What Could This Page Not Verify?

This page could not verify nine things from public records we were able to read: the dollar amounts of the declaration’s sale-time charges, the 2026 association assessment, master-fee billing to Lee lots, Plat Two-A’s lot count, gate hours, charter school terms and school grades, permits, state corporate details and search volumes. Each is listed with the record that would settle it.

Where this page says a fact is not established, it means we looked for it in the records we could read and did not find it. We would rather name the gap and the authority than fill it with a guess.

Thinking of Selling Your TerraWalk at Babcock Ranch Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for the best TerraWalk at Babcock Ranch listing agent, or thinking, ‘I need to sell my house in TerraWalk at Babcock Ranch…’, McGreevy and Comisar is the team to call. In TerraWalk your competition is not the neighbor down the street. It is DiVosta’s own quick move-in list and whatever incentive the builder is running that month.

We have read every recorded TerraWalk closing since the first one in April 2024, all 200 of them, and the builder’s price list on the day we built this page. That is where a TerraWalk listing plan has to start. The buyer walking into your home has usually just toured the models on Quartz Drive and been shown a finished spec home with a rate buydown or a closing-cost credit attached. Your advantages are real: a finished home with landscaping grown in, window treatments and upgrades already in place, no construction wait, often a pool the buyer would otherwise wait months for, and in many cases a lot the builder no longer has to sell. Our job is to price you against the right builder homes, plan for plan, and to put those advantages in front of the buyer before the builder’s sales office does.

Why sellers choose McGreevy and Comisar:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

TerraWalk sold statistics, and what a resale seller can learn from them

Over the 12 months from 1 September 2025 to 31 August 2026, the Lee County Property Appraiser’s qualified sales show 106 TerraWalk closings at a median of $651,352.50, from $357,500 to $1,276,761, of which 105 were DiVosta first sales and one was a resale. Twelve months holds well over ten closings, so no wider window is needed for the whole-neighborhood figure. For resales alone there is one recorded sale in the neighborhood’s entire history, so it is listed rather than summarized.

What those numbers mean for your listing:

• If you own a villa, your closest competition is the builder’s Ellenwood and Colton list and its villa quick move-ins ($399,990 for an Ellenwood on 26 September 2026). The one resale sold between the Ellenwood base and that quick move-in price.
• If you own a 50-foot Distinctive home, the builder’s standing Mystique and Prestige homes on Basalt Lane were offered at $571,990 on 26 September 2026. That is the number a buyer will hold your price against.
• If you own a large Echelon home with a pool on Nickel Trail or Moonstone Way, you are in the part of TerraWalk with no resale record yet and closings to $1.3 million. Presentation and the right comparables matter most, because a buyer’s alternative is a build-to-order contract and a construction wait.

What Is Your TerraWalk at Babcock Ranch Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation, or see what we do for sellers across town on selling your home in Babcock Ranch and the Babcock Ranch home valuation page. Then talk to Jesse direct:

(239) 898-6072, text or call. Confidential conversations welcome.

Buying instead, or buying and selling at once? Call Marc at (239) 287-5873, or read how we represent buyers in Babcock Ranch.

Who is the best listing agent for TerraWalk at Babcock Ranch?

The one who prices you against DiVosta’s current quick move-in list, plan for plan, and knows what the builder is offering this month. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read every recorded TerraWalk sale for this page.

Will I lose money if I sell?

It depends on what you paid, your plan, your lot and the builder’s current pricing. The only recorded resale, a villa, sold 19.2 percent below its 2024 price. There is no resale record yet for single-family homes.

Do I compete with DiVosta?

Yes. The builder owns 266 platted homesites and about 532 more are unplatted. Its base prices, quick move-in prices and incentives are your competition until the neighborhood sells out.

What does it cost me to sell?

Commission, Florida’s deed stamp tax ($0.70 per $100), prorated taxes and ordinary closing costs. The TerraWalk declaration puts its Resale Assessment on the buyer, not you (Section 4.10); any seller-side charge would come from the master Charter’s Lee County instrument, and your estoppel certificate will state it.

Can I rent it out instead?

Possibly, within the declaration’s limits: board approval, a 60-day minimum, a one-year maximum and no more than three leases a calendar year, with no Airbnb-type use. Ask us to run the numbers before you decide.

How long will it take to sell?

In the Southwest Florida MLS, pulled 3 October 2026, the 22 listed TerraWalk sales of the last twelve months, all DiVosta homes, spent a median of 64.5 days on market. There is no resale marketing time yet: the one recorded resale has no MLS record. Ask Jesse for the current number on the day you call.

Your Local Real Estate Experts

McGreevy and Comisar are Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, a full-service Southwest Florida real estate team. We sell and buy homes across Babcock Ranch, Lee County and the rest of Southwest Florida from our Bonita Springs office, and we built this TerraWalk guide from the Lee County public record, not from marketing copy.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Read more about McGreevy and Comisar, or start from our Babcock Ranch guide and the Regency and Trails Edge pages.

Frequently Asked Questions About TerraWalk: Buyer Edition

Who is the best realtor in Babcock Ranch TerraWalk?

McGreevy and Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012. We price TerraWalk homes from the recorded deeds: 202 of 1,000 planned homes have closed, all in Lee County.

These are the questions buyers actually ask about TerraWalk and about Babcock Ranch, harvested from Google and Bing search suggestions in September 2026, each answered with TerraWalk’s own records rather than town-level generalities. Where a question is really about the town, the answer says so.

What is TerraWalk at Babcock Ranch?

A gated, all-ages DiVosta new-construction neighborhood in the southwest corner of Babcock Ranch, in unincorporated Lee County with an Alva 33920 address. About 1,000 homes are planned; 468 are platted and 202 had closed by 26 September 2026. It has an 8.68-acre amenity campus with a restaurant.

Is TerraWalk a 55+ community?

No. No age restriction appears in the recorded declaration, its amendments, the plats or the deeds. The recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023) and its three amendments contain no age restriction and no housing-for-older-persons provision, and the builder and developer market it to all ages.

Is TerraWalk a Del Webb community?

No. Del Webb is PulteGroup’s active-adult brand. TerraWalk is built and sold under the DiVosta brand, and every plat and deed names Pulte Home Company, LLC. The Del Webb name appears on DiVosta’s page only in the corporate brand footer.

What county is TerraWalk in?

Lee County. Every TerraWalk parcel is on the Lee County roll in Sections 6 and 7, Township 43 South, Range 26 East, and pays a Lee County tax bill. Most of Babcock Ranch is in Charlotte County; TerraWalk is not.

Is TerraWalk in Babcock Ranch if the address says Alva?

Yes. TerraWalk is inside Babcock Ranch, on land replatted from the town’s first Lee County phase. The postal city for that part of Lee County is Alva, ZIP 33920; the builder and the association print “Babcock Ranch, FL 33920”.

Is TerraWalk the same as TownWalk?

No. TownWalk is a townhome neighborhood in the Park Square part of Babcock Ranch, in Charlotte County. Search engines suggest the two names together because they look alike.

Who builds TerraWalk?

DiVosta, a PulteGroup brand. The title entity on every plat and deed is Pulte Home Company, LLC of Bonita Springs, and builder closings run through PGP Title of Florida, a PulteGroup affiliate.

How many homes will TerraWalk have?

About 1,000. The builder, the developer, the association’s budget and the special district’s assessment schedule all use that figure. 468 homesites are platted so far.

How many TerraWalk homes have sold?

202 of the 468 platted homesites had closed to buyers on the Lee County cards read 26 September 2026: 146 on Plat One and 56 on Plat Two. That is about 20 percent of the 1,000 planned homes.

What do new TerraWalk homes cost?

DiVosta’s base prices on 26 September 2026 ran from $299,990 (Colton villa, 1,321 sq ft) to $826,990 (Layton Grande, 3,970 sq ft). Recorded closings in the twelve months to 31 August 2026 had a median of $651,352.50, because options, pools and lot premiums add to the base.

What is the cheapest home in TerraWalk?

On the builder’s 26 September 2026 list, the Colton villa at $299,990. The lowest recorded closing is the one resale, a villa at $357,500 in August 2026; the lowest builder closing on record is $365,000.

What floor plans are in TerraWalk?

Nineteen designs in three collections on the builder’s page: Villa (Colton, Ellenwood), Distinctive (Prosperity, Mystique, Palmary, Prestige, Concord, Whitestone, Mystique Grande) and Echelon (Stardom, Stellar, Reverence, Renown, Stellar Grande, Layton, Layton Grande), from 1,321 to 3,970 square feet.

Are TerraWalk villas attached?

Yes. The Lee County cards code 28 TerraWalk homes as attached villas, and the developer calls them twin villas. Under the declaration each villa owner maintains the part of the shared roof and exterior over their unit and insures the villa for full replacement value.

Are there quick move-in homes in TerraWalk?

On 26 September 2026 the builder listed three: an Ellenwood villa at 12665 Pyrite Court for $399,990, a Mystique at 12416 Basalt Lane for $571,990 and a Prestige at 12408 Basalt Lane for $571,990. The list changes weekly.

What incentives is DiVosta offering in TerraWalk?

On 26 September 2026 the builder advertised savings of up to $133,000 on select move-in-ready homes through 28 September 2026, with incentives ranging from $0 to $133,000. That offer has ended by its own date; ask the builder for the current one and its end date.

What are the TerraWalk HOA fees?

The TerraWalk association’s budget for 2024 and 2025 set $901.99 a quarter for 34.5-foot villa lots, $1,021.99 for 50-foot lots and $1,063.99 for 64-foot lots. The 2026 figure was not on the association’s public site; the estoppel certificate states it.

What does the TerraWalk HOA fee cover?

Lawn care, irrigation, mulch and plant replacement on every private lot; the gate and visitor management; the amenity campus, restaurant subsidy and lifestyle program; common landscaping, street lights, common water and sewer, insurance and management. It does not cover garbage, the lakes or your roof and exterior, which the declaration leaves to the owner.

Is there a CDD fee in TerraWalk?

Not a CDD. TerraWalk is in the Babcock Ranch Community Independent Special District, created by special act. Its fiscal 2026 assessment on a Plat One lot is $1,523.06, $1,934.44 or $2,294.40 by lot width, on the Lee County tax bill.

Do I also pay the Babcock Ranch master association fee?

Possibly. The town’s master fee is $408 a quarter in 2026. The TerraWalk architectural form requires master association approval, but no record we read proves the master association bills Lee County lots. Confirm on the estoppel certificate.

What are property taxes in TerraWalk?

Lee County millage code 202 totals 14.3623 mills for 2026, or $1,436.23 per $100,000 of taxable value, including 3.5 mills for the Bayshore Fire and Rescue District (Lee County Property Appraiser, 2026 millage book); it was 14.4125 in 2025. A real 2025 bill on a 50-foot lot was $9,795.58 with no homestead.

Why is there a Bayshore Fire line on a TerraWalk tax bill?

Because TerraWalk is in the Bayshore Fire and Rescue District, a Lee County fire district that levies 3.5 mills on assessed value. It was $1,820.06 on a $520,018 assessed value in 2025. Charlotte-side Babcock homes pay a county fire assessment instead.

What is the total yearly cost of owning a TerraWalk home?

For the real 50-foot home on this page, $13,883.54 in 2025 for taxes, the district, solid waste and association dues, or $15,515.54 if the master fee also applies. Your figure depends on taxable value, homestead and lot width.

Is TerraWalk gated?

Yes. The association budgets a gatehouse, a $104,870 vehicular access control contract and a $52,414.80 monitoring and visitor management contract. Whether the gate is staffed around the clock was not established.

What amenities does TerraWalk have?

An 8.68-acre lakeside campus with a heated saltwater pool and spa, 8 pickleball courts, 2 tennis courts, 4 bocce courts, a clubhouse with fitness, spin and golf-simulator rooms, card rooms, a dog park, event and cornhole lawns, trails and The Porch restaurant and bar.

What is The Porch at TerraWalk?

The indoor and outdoor restaurant and bar on TerraWalk’s amenity campus. The association budgeted a restaurant loss of $20,753.91 for 2025, meaning it planned to subsidize it. A priced menu is not published on the association’s public site.

Is the TerraWalk clubhouse open?

The association’s website says “Our clubhouse and amenities are now open!” The clubhouse is on Tract A at 19575 TerraWalk Circle, with an interior sprinkler area of 19,726 square feet on the county card.

Is there a playground in TerraWalk?

Not on the record. Neither the Tract A county card nor the association’s amenity list includes a playground; the town of Babcock Ranch has parks elsewhere.

Is TerraWalk in a flood zone?

No platted lot is in a Special Flood Hazard Area. All 468 platted lots are FEMA Zone X, area of minimal flood hazard, on Lee County panels 12071C0119F and 12071C0138G, and the nearest mapped floodplain is 2,689 feet away.

What hurricane evacuation zone is TerraWalk in?

Lee County evacuation zone D and storm-surge zone 4, on the Lee County Property Appraiser’s hazard layer. Follow Lee County Emergency Management’s orders in a storm.

Do TerraWalk homes have impact windows?

Almost all. 156 of the 159 homes posted on the Lee County cards have impact glass, and the builder lists “Impact Glass Included”. The walls are concrete block with stucco on all 159.

How many TerraWalk homes have pools?

88 of the 159 posted homes, 55.3 percent.

What schools serve TerraWalk?

Lee County School District choice zones: Elementary Zone D, Middle Zone DD and High School East Zone 2, confirmed by the district’s locator at six TerraWalk addresses. Families rank schools within each zone.

Can TerraWalk children attend Babcock Neighborhood School?

They can apply. It is a public charter school in the Charlotte part of town, and 2023 press reported TerraWalk children are eligible. Charter admission is by application and preference, not by address.

How far is TerraWalk from I-75?

9.28 road miles, about 15 minutes free-flow, to Exit 141 at State Road 80. Tuckers Grade, Exit 158, is 21.13 miles.

How far is TerraWalk from Fort Myers and the airport?

Downtown Fort Myers is 13.38 road miles and Southwest Florida International Airport 22.94 miles. Punta Gorda Airport is 26.81 miles.

What is the nearest hospital to TerraWalk?

Lee Memorial Hospital in Fort Myers, 14.51 road miles. Gulf Coast Medical Center is 19.54 miles.

Who controls the TerraWalk HOA?

The developer. The association’s budget notice says the developer deficit-funds operations under section 720.308(1)(b), Florida Statutes. Turnover follows section 720.307, Florida Statutes, and the association’s recorded bylaws.

Does the TerraWalk HOA have reserves?

No funded reserves. The budget states the developer “will not create, establish, provide for, or fund reserve accounts”, and its $168,000 reserve line is informational only. Owners can vote to fund reserves.

Can I rent out a TerraWalk home?

Yes, with board approval. Under Section 12 of the recorded TerraWalk declaration a lease must run at least 60 days and at most one year, a home may be leased no more than three times a calendar year, and only the entire home may be leased.

Can I Airbnb my TerraWalk home?

No. Section 9.1 of the recorded TerraWalk declaration prohibits transient and time-share use, “including without limitation, an Airbnb type use in violation of the minimum leasing period”, and the minimum lease is 60 days.

What are the TerraWalk pet rules?

Up to three pets in total, not counting tropical fish: dogs, cats and other usual household pets, on a hand-held leash outside the home, under Section 9.6 of the recorded TerraWalk declaration. Commercial breeding is prohibited.

Can I have a golf cart in TerraWalk?

Yes, but it must be kept in an enclosed garage, as must boats, RVs, trailers, motorcycles, bicycles and work vehicles (Section 9.7 of the recorded TerraWalk declaration).

Do I need approval to add a pool or fence?

Yes, from the TerraWalk association first and then the Babcock Ranch master association, with a $1,000 owner deposit and a $5,000 contractor deposit for a pool.

Is internet included in TerraWalk?

Town-wide, internet is bundled in the master association fee. It reaches a TerraWalk home through that fee only if the master association bills the lot, which is not proven.

Who provides water and sewer?

Town and Country Utilities, under easements on both plats, through the Babcock Ranch utility system; irrigation is Babcock Ranch Irrigation, LLC.

Is TerraWalk a good investment?

There is not enough resale history to say. The only resale, a villa, sold 19.2 percent below its 2024 price while the builder was still selling. Buy for the home and the neighborhood, and assume the builder sets resale prices until it sells out.

Is Babcock Ranch in Lee County or Charlotte County?

Both. Most of the town is in Charlotte County; TerraWalk and other land in the town’s southern part are in Lee County. Check the county on the parcel’s own record.

Frequently Asked Questions About TerraWalk: Seller Edition

These are the questions TerraWalk owners ask us when they start thinking about selling, answered from the Lee County record and the builder’s own price list. In a neighborhood where the builder is still selling, most of them come back to one issue: how a resale competes with a new home.

Who is the best listing agent for TerraWalk at Babcock Ranch?

The agent who prices you against DiVosta’s current quick move-in homes and incentives for your plan, and who can show a buyer why your finished home is worth more than a contract on a lot. McGreevy and Comisar read every recorded TerraWalk sale for this page.

What is my TerraWalk home worth?

Start with three numbers: the builder’s current base price for your plan, its current quick move-in price for a comparable home, and the recorded closings of your plan and lot width. We put those together in a free home valuation.

How many TerraWalk homes have resold?

One, on the record through 26 September 2026: the attached villa at 12457 Dolomite Way, resold on 5 August 2026 (CFN 2026000207402). Every other recorded sale is a DiVosta first sale.

What did the only TerraWalk resale sell for?

$357,500, against $442,380 when it was bought new in April 2024: minus $84,880, or 19.2 percent, after 27.4 months. The deed’s stamps prove the price.

Will I get back what I paid DiVosta?

It depends on your plan, lot, options and the builder’s current pricing. The one villa resale did not. For single-family homes there is no resale record yet, and your purchase price includes options and a lot premium a buyer may or may not value the same way.

How do I compete with DiVosta’s incentives?

With price, condition and time. A resale offers a finished home now, grown-in landscaping, window treatments and upgrades the buyer does not have to choose and wait for, and often a pool. Price against the builder’s standing inventory, not its base price, and consider offering your own concessions.

Do I compete with DiVosta when I sell?

Yes, directly. DiVosta owns 266 platted homesites and about 532 more homesites are unplatted. Until TerraWalk sells out, every buyer who sees your home can also buy from the builder.

Should I wait until the builder sells out?

Possibly, if you can. About one fifth of 1,000 planned homes had closed by September 2026, so the builder will be selling for years. Waiting trades today’s builder competition for years of carrying cost; the right answer depends on your plans.

What is the builder’s current price for my plan?

DiVosta’s 26 September 2026 base prices are in the builder section of this page, from $299,990 to $826,990. Check the builder’s page again the week you list, because prices and incentives change.

Do upgrades and lot premiums carry into resale value?

Partly. Recorded closings run well above base prices for plans of the same size, which is the builder charging for options and lots. A resale buyer compares your total price with the builder’s finished quick move-in homes, which carry options too.

How long will it take to sell my TerraWalk home?

There is no resale benchmark yet. The one recorded TerraWalk resale, on Dolomite Way, closed without an MLS record, and the 22 listed DiVosta sales of the last twelve months spent a median of 64.5 days on market (Southwest Florida MLS, pulled 3 October 2026).

How many TerraWalk homes are for sale right now?

On 3 October 2026 the Southwest Florida MLS showed 8 TerraWalk homes for sale, from $399,990 to $749,900, and 5 pending, from $409,990 to $900,000, DiVosta quick move-in homes included. The builder’s own quick move-in list on 26 September 2026 had three homes.

What does it cost me to sell?

Commission, Florida deed stamp tax at $0.70 per $100 of price, prorated taxes and district assessments, title and ordinary closing costs. The TerraWalk declaration’s Resale Assessment is the buyer’s (Section 4.10); any seller-side master association charge would come from the master Charter’s Lee County instrument. The estoppel certificate states association charges.

Is there a Community Enhancement Fee when I sell?

On Charlotte-side Babcock Ranch lots the master Charter charges the seller up to 0.25 percent of the price. Whether it applies to TerraWalk’s Lee County lots is not proven by any record we read; your estoppel will show it.

What does my buyer pay the associations at closing?

The TerraWalk Resale Assessment, which Section 4.10 of the recorded declaration puts on the buyer of every resale, plus any master association working-capital contribution if the master association bills the lot. The declaration states no amount for the Resale Assessment; it is set by the developer until turnover and then by the board, rising at most 10 percent a year. None of those amounts is published, so read them off the estoppel certificate.

Who issues the estoppel certificate?

Access Residential Management, LLC, the TerraWalk association’s manager, and the master association if it bills the lot. Florida Statute 720.30851 caps estoppel fees.

Do I need the association’s approval to sell?

No. Under Section 12.1 of the recorded TerraWalk declaration (Lee County Clerk instrument 2023000240205, recorded July 13, 2023), a sale needs notice to the association at least 20 business days before closing, not approval: the association “shall not have the authority to disapprove a proposed conveyance”. Leases, by contrast, need board approval. The association must issue an estoppel certificate on request.

Do I have to pay off the district assessment when I sell?

No. The special district’s debt-service assessment stays with the lot and is prorated on the tax bill like property tax.

Does my buyer inherit my homestead tax cap?

No. Florida’s Save Our Homes cap is personal. Your buyer’s assessed value resets after the sale, so their tax bill can be higher than yours. You may be able to carry part of your own homestead benefit to your next Florida home (portability).

What will my buyer’s taxes be?

About $1,441.25 per $100,000 of taxable value at 2025 Lee County millage, plus the district assessment and $366.39 of solid waste. A real 2025 bill on a 50-foot lot, before homestead, was $9,795.58.

Does a pool add value in TerraWalk?

Pool homes closed at a median of $705,000 against $485,195 without, but pool homes are mostly larger homes on wider lots, so that gap overstates the pool itself. The builder’s own option price for a pool is the fairest comparison.

Does a lake view add value?

Not measurable from the public record on this page. The appraiser’s land label on many TerraWalk cards is a model label, not a lake-frontage count, so we do not publish one.

Will my buyer need flood insurance?

Not for a federally backed loan: every platted TerraWalk lot is FEMA Zone X, minimal flood hazard. Flood coverage is still available and usually inexpensive in Zone X.

Will my buyer have trouble getting homeowners insurance?

Less than on older homes. TerraWalk homes are 2023 to 2026 block construction with tile roofs and, on 156 of 159 posted homes, impact glass. A wind-mitigation report helps a buyer’s quote.

Do I have impact windows?

Very likely: 156 of 159 posted homes do. Check your county card or builder documents, and include them in your listing.

What happens to my listing when the builder cuts prices?

Buyers see the new builder price immediately, so a price cut or a new incentive resets your comparable. We watch the builder’s list weekly during a listing and adjust the plan with you.

Should I fix anything before I list?

Usually little on a home this new: touch-up paint, landscaping refresh (the association mows, but beds and shrubs show), and any open builder warranty items completed before photos.

Does the DiVosta warranty transfer to my buyer?

Ask the builder. Many new-home warranties transfer for their remaining term; the builder’s warranty documents state the terms.

Can I sell my TerraWalk home off-market?

Yes. We can market discreetly to our buyer database and cooperating agents before, or instead of, a public listing, when privacy matters more than maximum exposure.

How do you market a TerraWalk home?

Professional photography, cinematic video, drone, a plan-by-plan comparison against the builder’s current homes, and a direct push to buyers already touring Babcock Ranch new construction. We lead with what a new build cannot offer: time and a finished home.

How is TerraWalk different from other Babcock neighborhoods for sellers?

It is in Lee County, so taxes, schools and fire service differ from the rest of the town; it has the town’s largest neighborhood amenity campus; and its builder is still actively selling, so your price is set against new homes rather than neighbors.

Can you help me buy my next home when I sell?

Yes. Jesse McGreevy and Marc Comisar and the Domain Realty Group team work across Babcock Ranch, Lee County and the wider Southwest Florida market, and we can coordinate the sale and the purchase.

What does the county say my home is worth for taxes?

The Lee County Property Appraiser’s just value on your record card. For new homes it often trails the price paid, and it is not a market valuation.

Sources

Every fact on this TerraWalk at Babcock Ranch page comes from a primary or first-party source: Lee County records, the Lee County Clerk’s official records, FEMA, the special district’s and associations’ own documents, the builder’s own page, state agencies and routing data. No listing portal or other brokerage is cited. Sources were read between 26 and 27 September 2026 unless dated otherwise; the TerraWalk declaration and its amendments were read 30 September 2026.

Lee County Clerk official records

• Declaration of Covenants, Conditions and Restrictions for TerraWalk (CFN 2023000240205, recorded July 13, 2023, 86 pages), Lee County Clerk Official Records search
• Amendment adding land to the TerraWalk declaration (CFN 2024000342493, recorded December 20, 2024), Lee County Clerk Official Records search
• Amendment rewriting Section 2.8 and creating the Guest Stay Program (CFN 2024000342494, recorded December 20, 2024), Lee County Clerk Official Records search
• Amendment adding Plat One land to the TerraWalk declaration (CFN 2025000173718, recorded June 26, 2025), Lee County Clerk Official Records search
• Plat One, Babcock Ranch Community TerraWalk Plat One (CFN 2023000240206)
• Plat Two, Babcock Ranch Community TerraWalk Plat Two (CFN 2025000139275)
• Plat Two-A, replat of part of Plat Two (CFN 2026000238689)
• Parent plat, Babcock Ranch Community Lee County Phase 1 (CFN 2022000234859)
• Builder warranty deed, Lot 3648, 12465 Basalt Lane (CFN 2025000113361)
• Builder warranty deed, Lot 3711, first TerraWalk closing (CFN 2024000120913)
• Resale warranty deed, Lot 3711, 12457 Dolomite Way (CFN 2026000207402)
• Deed, 20015 Nickel Trail, $1,325,180 (CFN 2025000171300)
• Deed, 19953 Nickel Trail, $1,276,761 (CFN 2026000084351)
• Deed, 20020 Nickel Trail, $1,256,419 (CFN 2025000215098)
• Deed, 19713 TerraWalk Circle, $1,220,562 (CFN 2026000030244)
• Deed, 19701 TerraWalk Circle, $1,199,647 (CFN 2026000135406)
• Deed, 19988 Nickel Trail, $1,182,854 (CFN 2025000340783)
• Deed, 12421 Dolomite Way, $365,000 (CFN 2025000313586)
• Deed, 12409 Dolomite Way, $367,745 (CFN 2025000325510)
• Deed, 12662 Pyrite Court, $380,000 (CFN 2025000302275)
• Deed, 12633 Pyrite Court, $383,365 (CFN 2026000129891)
• Deed, 12420 Dolomite Way, $385,000 (CFN 2026000005038)
• Deed, 19932 Nickel Trail, August 2026 (CFN 2026000222950)
• Deed, 12666 Pyrite Court, August 2026 (CFN 2026000223250)
• Deed, 12610 Moonstone Way, August 2026 (CFN 2026000230855)
• Deed, 19925 Nickel Trail, August 2026 (CFN 2026000232574)
• Deed, 12408 Dolomite Way, September 2026 (CFN 2026000241726)
• Deed, 12584 Quartz Drive, September 2026 (CFN 2026000242256)
• Deed, 12654 Pyrite Court, September 2026 (CFN 2026000242168)
• Deed, 20076 TerraWalk Circle, September 2026 (CFN 2026000242276)
• Deed, 12444 Citrine Street, May 2024 (CFN 2024000158498)
• Lee County Clerk Official Records search

Lee County Property Appraiser

• Property record card, Tract A amenity campus, 19551 to 19575 TerraWalk Circle
• Property record card, Lot 3648, 12465 Basalt Lane (the tax bill parcel)
• Property record card, Lot 3711, 12457 Dolomite Way (the one resale)
• Property record card, Lot 3706, 12444 Citrine Street
• Property record card, Lot 3647, 12469 Basalt Lane
• Lee County Property Appraiser parcel fabric map service
• Lee County Property Appraiser parcel information map service (values, sales, use codes)
• Lee County Property Appraiser

Lee County taxes, schools and government

• Lee County Tax Collector, 2025 bill for Lot 3648 (account 06-43-26-L3-02000.3648)
• Lee County Tax Collector
• Lee County School District address locator
• Lee County School District school zones and choice
• Lee County permit records, Accela Citizen Access
• Lee County Emergency Management
• Lee County government

FEMA and flood mapping

• FEMA National Flood Hazard Layer map service
• FEMA Flood Map Service Center

Builder, developer, associations and district

• DiVosta, TerraWalk at Babcock Ranch (plans, prices, quick move-ins, incentive), read 26 September 2026
• Babcock Ranch developer, TerraWalk neighborhood page
• Babcock Ranch developer, neighborhood listing with 55+ labels
• TerraWalk Homeowners Association, amenities
• TerraWalk Homeowners Association, community information and documents
• TerraWalk Homeowners Association, contact
• Babcock Ranch special district, fiscal 2026 adopted budget and assessment schedule
• Babcock Ranch special district, 2025 assessment summary
• Babcock Ranch master association, 2026 master budget notice
• Babcock Ranch water utilities customer welcome kit
• Babcock Ranch living, special district and master association documents
• Laws of Florida, Chapter 2007-306, the special district’s enabling act

Press

• Babcock Ranch Telegraph, 13 December 2023, models open in DiVosta’s TerraWalk
• Babcock Ranch Telegraph, 13 May 2025, TerraWalk by DiVosta

State and federal law and agencies

• Florida Commission on Human Relations
• 42 U.S.C. 3607, Housing for Older Persons exemption
• 24 CFR Part 100, Subpart E, housing for older persons
• Florida Statutes 760.29, housing for older persons registration
• Florida Statutes 720.303, association budgets and reserves
• Florida Statutes 720.305, fines
• Florida Statutes 720.307, turnover
• Florida Statutes 720.308, developer deficit funding
• Florida Statutes 720.30851, estoppel certificates
• Florida Statutes 163.04, solar and renewable energy devices
• Florida Statutes 193.155, homestead assessment limitation
• Florida Statutes 196.031, homestead exemption
• Florida Statutes 201.02, documentary stamp tax on deeds
• Florida Division of Corporations search
• Florida Department of Education school grades
• Florida Office of Insurance Regulation

Market benchmark, utilities, geometry and routing

• Florida Realtors, August 2026 single-family sales by metropolitan area (Cape Coral-Fort Myers MSA, Lee County)
• Florida Gulf Coast University Regional Economic Research Institute, home sales dashboard
• FPL Babcock Ranch Solar Energy Center fact sheet
• OSRM routing service used for drive times
• USGS National Map imagery service used for the aerial photograph

Related McGreevy and Comisar guides

• Babcock Ranch HOA fees
• Babcock Ranch district assessments
• Regency at Babcock Ranch
• Verde at Babcock Ranch
• Northridge at Babcock Ranch
• Crescent Grove at Babcock Ranch

Downloadable Documents

These are the primary documents behind the TerraWalk at Babcock Ranch page, each linked to the official authority that publishes it, so a buyer, seller, lender or insurance agent can read the source rather than our summary. Plats and deeds are linked directly by their Lee County Clerk instrument number; the declaration and its amendments link to the Clerk’s Official Records search, where each opens by its instrument number.

Updated September 2026. Market figures are Lee County Property Appraiser qualified sales with Lee County Clerk instrument numbers, read 26 September 2026; builder prices are DiVosta’s own, dated 26 September 2026. Brokered by Domain Realty.