Willow - Townhomes at Willow

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

McGreevy and Comisar wrote this guide first for the owners and contract holders of Townhomes at Willow who will one day sell, and second for buyers who want the record before they sign: what the county has recorded, what the Tuckers Pointe district charges a townhome, what the townhome association has filed with the state, and what is still unpublished. Townhomes at Willow is a townhome neighborhood inside the master-planned community of Willow in Punta Gorda, Florida. It is the community’s Phase 4, recorded as the plat Willow Townhomes: 360 townhome lots and 20 tracts on 31.41 acres, north of Tuckers Grade and east of U.S. 41, with its own homeowners association beneath the Willow master association. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been among the Top 1% Real Estate Agents Nationally Since 2008.

One fact shapes everything on this page. Townhomes at Willow is new. The final plat was approved by the Charlotte County Board of County Commissioners on January 27, 2026 and recorded in February 2026, the townhome association was incorporated in September 2025, and on October 1, 2026 the county’s 2026 tax roll for the Willow plat still covered Phase 1 only. So this page does two jobs. Where the public record speaks, we report it to the dollar and the date. Where it is silent, as it still is on the association’s dues, its Declaration and any recorded townhome resale, we say so in plain words and name the document that will answer the question.

This guide is built from the Charlotte County Board of County Commissioners’ plat and site plan decision letters, the county’s planned development ordinance, the county’s GIS subdivision, ownership and evacuation layers, the Charlotte County Property Appraiser’s public files, the Tuckers Pointe Community Development District’s adopted budget and its Series 2026 bond offering statement, the Florida Division of Corporations, FEMA’s National Flood Hazard Layer, the Charlotte County Public Schools Boundary Locator and the 2026 Florida Statutes, all read or queried on September 30 and October 1, 2026. If you hold a Willow townhome contract or own one, start with the cost sections and the seller section, then call Jesse. If you are buying, the district section and the Willow townhome versus single-family comparison tell you what a townhome here costs to own before you tour.

Why McGreevy and Comisar Are the Best Realtor for Townhomes at Willow

McGreevy and Comisar are the best realtor for Townhomes at Willow because the team prices from records, not brochures: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, $900 million in personal sales, and a Townhomes at Willow file built from the plat letters, the district budget, the bond offering and the county’s own parcel layer.

If you’re searching for the best realtor for Townhomes at Willow in Willow, Punta Gorda, whether you’re ready to sell your Townhomes at Willow 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.

That matters at Townhomes at Willow for reasons particular to a brand-new townhome plat. A first resale here will be priced with no resale history behind it, against a builder that is still selling the same plans next door, under a district assessment that most buyers have never seen itemized, and inside two associations whose governing documents are not yet in the public record. A listing agent who prices off the builder’s marketing page, or off the single-family sales in Phase 1, is pricing the wrong product. We read the plat, the district’s townhome class and the county’s parcel layer before we price.

Recent Townhomes at Willow track record (all brokerages, county record): In the last 12 months Townhomes at Willow has seen no recorded resale in the Charlotte County Property Appraiser’s qualified sales file that we index, and none for any earlier window, because the townhome plat was only recorded in February 2026. We tracked every recorded sale on the Tuckers Pointe plat for the 12 months to September 26, 2026, and none was a townhome: the file holds 93 recorded sales, all on the Phase 1 plat of 354 single-family lots, with calendar 2025 at 86 sales and a $330,000 median and January 1 to September 26, 2026 at 53 sales and a $320,000 median (Charlotte County Property Appraiser public sales files, our analysis). Those are community context for Willow’s single-family plat, not townhome figures. On the county’s ownership layer, read October 1, 2026, ten parcels in the townhome tract show a transfer to a new owner dated July 31 to August 28, 2026; the layer carries no price, so we print none. A highest-priced townhome sale and a townhome sale-to-list ratio do not yet exist on the record, and we have represented no townhome resale here because none has been recorded.

For Townhomes at Willow sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and off-market discretion. At Townhomes at Willow the story that sells will be specific: a townhome class in the Tuckers Pointe district that carries the lowest of the five Area Two assessments, $1,113.20 a year in the fiscal 2027 budget before collection costs, the master amenity package the district’s offering statement describes, a Zone X flood result at every interior point we tested in the tract, and a buyer who can step in without waiting for a builder’s construction schedule. We build the paperwork file before the first showing: the association’s disclosure summary, the estoppel certificate, the district assessment for your lot, the flood zone for your building and your closing documents from the builder.

For Townhomes at Willow buyers: the first question is the bill, because a townhome here sits under the Tuckers Pointe district, the Willow master association and the townhome association at once, and only the first of the three publishes its numbers. The second is the Declaration, which decides what the townhome association insures and maintains, and therefore whether your own policy is a full homeowners form or a walls-in form. The third is the builder, which is still selling the same plans. Sellers and buyers comparing the best real estate agents in Punta Gorda should ask each one to answer those three questions for a specific Willow townhome; we answer them below.

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 Townhomes at Willow home? Get a free Willow home valuation or call Jesse direct at (239) 898-6072.

Buying a home in Townhomes at Willow? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Willow buyers.

Living in Townhomes at Willow as a Homebuyer

Living in Townhomes at Willow means an attached townhome plan of 1,343 to 1,392 square feet as the district’s offering statement lists them, on one of five new streets in Willow’s southwest corner, inside unincorporated Charlotte County, with the Willow amenity package and three layers of association and district charges.

The townhome phase is the smallest of Willow’s four plats by acreage, and its 360 homes make up about a quarter of the 1,389 homes in the district’s plan (our arithmetic). What follows is what daily life looks like, drawn from the county’s plat and site plan letters, the county’s GIS layers, the district’s offering statement and the state’s corporate record. Where the record is empty, we say so.

What Is Townhomes at Willow?

Townhomes at Willow is the 360-home townhome phase of Willow, the master-planned community that the county plat and the community development district call Tuckers Pointe. The county records it three ways. The Board of County Commissioners approved its preliminary plat, petition PP-24-05, on December 10, 2024, and its final plat, petition FP-24-05, on January 27, 2026; both letters describe “a subdivision to be named, Willow Townhomes, being a replat of Tract F-3 of Tuckers Pointe Phase 1” with “360 residential lots and 20 tracts” on 31.41 acres, more or less (Charlotte County, FP-24-05 decision letter). The county’s subdivision layer carries it as WILLOW TOWNHOMES under the designator WTH, Plat Book 28, recorded 2026 (Charlotte County GIS, SubDivisions layer). And the Tuckers Pointe Community Development District counts it as Phase 4 of its plan and assesses it as its townhome class (Tuckers Pointe CDD, Series 2026 offering statement).

The name a buyer hears, Townhomes at Willow, is the name of its homeowners association, Townhomes at Willow Homeowners Association, Inc., a Florida not-for-profit corporation filed September 10, 2025 (Florida Division of Corporations, Townhomes at Willow Homeowners Association, Inc.). On this page we say Townhomes at Willow for the neighborhood, Willow Townhomes when we quote the plat, and Phase 4 when we quote the district.

Where Exactly the Townhomes Sit

Both county plat letters place the 31.41 acres the same way: “generally located north of Tuckers Grade, east of Tamiami Trail, south of Cloverly Lane, and west of Willowleaf Boulevard, within the South County area, and in Commission District II” (Charlotte County, PP-24-05 decision letter). The county’s site plan letter gives the project address as 11740 Tamiami Trail, Punta Gorda (Charlotte County, DRC-24-229 decision letter). In plain terms, the townhomes fill the corner of Willow nearest U.S. 41 and Tuckers Grade, with Phase 1’s Cloverly Lane homes to the north and Willowleaf Boulevard, the community’s spine, to the east.

That corner matters for daily life. It sits closest to the U.S. 41 frontage, where the county is building Fire Station 17, and the county’s planned development approval requires a Type B landscape buffer along the U.S. 41 boundary for the residential development, which the next sections explain.

The Streets, 360 Lots and 20 Tracts

The county’s ownership layer and the district’s assessment lot list name the townhome streets: Sunset Serenade Drive, Sweet Meadow Drive and Sweet Meadow Court, Serenity Sound Lane, Catkin Lane and Crescent Creek Road (Charlotte County GIS, Ownership layer, queried October 1, 2026). The district’s Series 2026 lot list assigns the 360 townhome lots across those streets, with Sunset Serenade Drive and Sweet Meadow Drive holding the large majority.

The plat’s 20 tracts are the ground outside the 360 lots, and the county letters do not say what each one holds. Who owns and maintains each tract is a question the recorded plat and the Declaration answer, and the Declaration for the townhome association was not available to us. Information not available at time of publishing (checked 2026-10-01). Your title commitment will list the tracts that touch your lot.

What the Homes Are

The district’s offering statement lists the townhome plans at 1,343 to 1,392 square feet, a different product from Willow’s single-family homes (Tuckers Pointe CDD, Series 2026 offering statement). The county’s planned development approval permits, among residential uses, “Multi-family, including duplexes and townhomes” (Charlotte County Ordinance 2022-059, PD-22-00008), and the county’s site plan letter describes the project as “a 360-unit townhome development within Tuckers Pointe” (DRC-24-229).

Bedroom counts, building lengths, garage arrangements and finishes are builder specifications, not public record, and they can change by release. We print none of them as fact. Ask for the plan sheet, the specification list and the building’s permit for the unit you are offered.

What the County Shows on the Ground Today

On October 1, 2026 the county’s ownership layer showed 382 parcels split from the townhome parent tract. Of those, 333 were coded vacant residential, 29 carried use code 0102 and 1 carried use code 0100, all 30 owned by Lennar Homes LLC on Crescent Creek Road and Sweet Meadow Drive, and 19 carried use code 0902, all held by DRP FL 9 LLC, which we do not read as home lots (Charlotte County GIS, Ownership layer; our count). The plat creates 360 lots and 20 tracts, 380 in all; we have not reconciled the two-parcel difference.

None of these parcels is on the county’s 2026 tax roll for the Willow plat, which covers Phase 1’s 381 parcels only. The roll lags new construction, so the number of townhomes standing today is not something the roll can tell you yet. Information not available at time of publishing (checked 2026-10-01).

Who Owns the Lots

The same layer shows who holds the ground: 321 of the 382 parcels belong to DRP FL 9 LLC, 50 to Lennar Homes LLC, and 11 to other owners (our count, October 1, 2026). The district’s offering statement explains the pattern. It reports that DRP FL 9, LLC bought the Area Two land, which includes the townhome phase, on April 1, 2026, and that Lennar Homes, LLC holds an option to take down lots from it, at a stated price of $37,131 per townhome lot (Tuckers Pointe CDD, Series 2026 offering statement). That is a lot price between companies, not a price a homebuyer pays, and we print it only so a reader understands why a landbank name appears on most of the parcels.

What Townhomes at Willow Does Not Have, or Has Not Published

Six things buyers sometimes assume. No public dues figure: the townhome association has published no budget, and the master association’s only public number is a range the offering statement estimates. No recorded Declaration we could read: the association’s articles refer to one, and we could not retrieve it from the public record. No resale history: no townhome sale is in the county’s qualified sales file we index. No amenity of its own on the record: the amenities in the offering statement belong to Willow as a whole. No age restriction on the public record: none appears in the ordinance or the plat letters. No golf, marina or private club: none appears in the plat, the ordinance or the district’s documents for Willow.

Buying at Townhomes at Willow, Step by Step

Buying here runs through a builder, two associations, a community development district and the county, in this order.

1. Confirm the lot and its class. Ask the builder for the lot number on the Willow Townhomes plat and confirm in writing that the district assesses it in the townhome class.
2. Read the district disclosure. Under section 190.048 of the Florida Statutes, a contract for the initial sale of a home in a community development district must carry a boldfaced statement, just above your signature, that the district may impose taxes or assessments on the property.
3. Get the association disclosure summary before you sign. Under section 720.401 the summary comes before the contract, and if it does not, you may void the contract within 3 days after receiving it or before closing, whichever comes first.
4. Ask for the Declaration, bylaws, rules and budget of both associations. These decide your dues, what the association insures, and the rules on leasing, pets and parking.
5. Price the full carrying cost: the district’s townhome assessment, both associations’ dues, county tax and insurance.
6. Insure before the deadline. The Declaration decides whether you need a full homeowners policy or a walls-in policy; get quotes on the actual unit.
7. Read the flood result for your building. Every interior point we tested in the tract is Zone X under the current FEMA map, but the lender’s determination for your building is the one that counts.

If you would like a second set of eyes on a Willow townhome contract, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Owners can see what a Willow home is worth or call Jesse direct at (239) 898-6072.

Townhomes at Willow Market Snapshot: What the County Record Shows

Townhomes at Willow has no qualified resale in the Charlotte County sales file we index, because its plat was recorded only in February 2026. The county’s ownership layer shows ten townhome-tract transfers dated July 31 to August 28, 2026, with no price. Willow’s Phase 1 single-family plat recorded 93 sales in 12 months.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest sale in the file dated August 14, 2026; Charlotte County GIS ownership layer queried October 1, 2026; builder marketing seen September 30, 2026)

We tracked every recorded sale on the Tuckers Pointe plat for the 12 months to September 26, 2026, and none was a townhome. That is not a gap in our work; it is the state of the record. This section shows what the county has, what it does not have yet, and the Willow community figures a seller or buyer can use as context, each with its own label.

The Window Ladder: 12, 24, 36 and 60 Months, and All History

Our rule is to lead with the first window that holds ten or more sales, and to list the sales one by one when no window does. For Townhomes at Willow every window comes up empty.

Source: Charlotte County Property Appraiser public sales files, our analysis. The file we index counts DOR-qualified improved sales over $1,000, and its newest sale is dated August 14, 2026; every Willow sale in it is on the Phase 1 plat. With no sale in any window there is nothing to list, so we say so and give the community context below with its own label.

What the Ownership Layer Shows Since July 2026

The county’s ownership layer is updated more often than the sales file. On October 1, 2026 it showed 11 townhome-tract parcels owned by someone other than the landbank or the builder: 10 on Sweet Meadow Drive and 1 on Serenity Sound Lane, all still coded vacant residential. Ten of the 11 carry a last-sale date between July 31 and August 28, 2026: two on July 31, one on August 14, one on August 18, two on August 27 and four on August 28 (Charlotte County GIS, Ownership layer; our count).

The layer carries no price and no qualification code, and the property card we requested for one of them returned no sale data to our check. So we print no price, no median and no sale-to-list ratio for them. They are most likely the first builder closings in the phase, but that is our reading, not a county statement. Sale prices for these transfers: Information not available at time of publishing (checked 2026-10-01). The Property Appraiser’s next public sales extract, or the Clerk’s deed index for a specific lot, will carry the recorded consideration.

The Willow Community Context, Labelled

Willow’s only plat with recorded sales today is Phase 1, the Tuckers Pointe plat of 354 single-family lots. These are its figures, and they describe single-family land and homes, not townhomes.

Source: Charlotte County Property Appraiser public sales files, our analysis, the same figures our Willow guide prints. Each row is its own window. The 12-month window overlaps both calendar rows, so the counts are never added or averaged.

The 93 sales spread across five price bands: 8 under $250,000, 53 from $250,000 to $349,999, 19 from $350,000 to $449,999, 9 from $450,000 to $549,999 and 4 at $550,000 and up. The highest was $718,000 on November 14, 2025, a 2025-built home of 3,442 square feet on Willowleaf Boulevard. None of those is a townhome comparable, and we never present a Phase 1 single-family figure as a townhome figure.

Builder Marketing, Seen September 30, 2026

Source: Lennar’s marketing page for Willow, seen September 30, 2026, as printed in our Willow guide. We do not link to builder pages.

That is an advertised range on one day, not a recorded sale, not a floor and not a ceiling. A builder’s list price leaves out lot premiums, options, incentives and closing costs, and a deed records what was actually paid. A resale seller should expect buyers to hold the builder’s current price beside the listing, which is why the first resales here will be priced against the builder’s releases as much as against each other.

Days on Market and Sale-to-List

Both measures come from the multiple listing service, which was not available to this build, and no townhome resale exists to measure. We do not borrow a figure from another community.

What the Snapshot Means for a Seller and a Buyer

For an owner, it means the first Townhomes at Willow resales will be priced from first principles: the builder’s current releases, the closing price on your own contract, the district’s townhome class, the dues and the condition and location of your unit. For a buyer, it means a resale’s price should be tested against the builder’s all-in cost for a comparable new unit, including upgrades and closing costs, and against the time it takes to get a new one built. In the last 12 months we read every Willow sale in the county file and every townhome-tract record on the county’s ownership layer, and that record, not an automated estimate, is what we would price your home from.

Ready to Sell or Buy at Townhomes at Willow? Talk to the Team That Read the Plat

Townhomes at Willow is the 360-home townhome phase of Willow, and with no recorded resale yet, the first owners to sell will set the comparable sales everyone else uses, so pricing one takes the plat, the district’s townhome class and the builder’s current releases, not a portal estimate. Owners can get a free Willow home valuation built on those records, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before touring Sunset Serenade Drive.

How Did Townhomes at Willow Come to Be?

Townhomes at Willow began as Tract F-3, a large tract that the 2023 Tuckers Pointe Phase 1 plat set aside. Charlotte County approved its replat as Willow Townhomes in December 2024, its townhome site plan in 2025 and its final plat on January 27, 2026, and the plat was recorded in February 2026.

Data updated: October 2026 (Charlotte County decision letters PP-24-05, DRC-24-229 and FP-24-05, read in full October 1, 2026; Charlotte County GIS SubDivisions layer; Tuckers Pointe CDD Series 2026 offering statement; Florida Division of Corporations).

A Tract Set Aside in 2023

Willow’s first plat, Tuckers Pointe Phase 1, was approved by the county commissioners on September 12, 2023 and recorded in September 2023 in Plat Book 27 (Charlotte County, FP-22-02-05 decision letter). Alongside its 354 single-family lots it created large tracts for later phases. Willow Phase 2 is a replat of Tract F-2, and Willow Townhomes is a replat of Tract F-3 (Charlotte County, PP-24-03 decision letter; PP-24-05).

The district’s earliest plan looked different. Its 2021 master assessment methodology counted 372 townhomes and no twin villas; the 2026 plan counts 360 townhomes and 120 twin villas within the same 1,389 total (Tuckers Pointe CDD, Series 2026 offering statement). The townhome block has been part of Willow’s plan from the start; its size settled at 360 with the 2026 plat.

December 2024: The Preliminary Plat

On December 10, 2024 the Board of County Commissioners approved Lennar Homes, LLC’s preliminary plat for Willow Townhomes, petition PP-24-05, a quasi-judicial item in Commission District II, with five conditions to meet before final plat approval (Charlotte County, PP-24-05 decision letter). In the county’s words, the conditions asked for:

• the gross acreage and the share devoted to each use, with estimated ground coverage by structures, streets and impervious surface;
• the maximum number of lots allowed and proposed, and the gross residential density;
• preservation of every area designated Preservation, under the planned development’s habitat and wetland management plans of July 2021;
• attention to listed species, with the wetlands on site noted as potential nesting habitat and the state’s Florida sandhill crane guidelines cited;
• an acoustic survey for the Florida bonneted bat, which staff recommended because the site lies in the U.S. Fish and Wildlife Service consultation area for the species.

The letter adds that a preliminary plat approval is valid for two years.

March to May 2025: The Townhome Site Plan

The county’s zoning official reviewed the townhome site plan, petition DRC-24-229, at the January 9, 2025 site plan review and, in a letter of March 28, 2025, forwarded it to the Board of County Commissioners with a recommendation of approval for the May 27, 2025 land use consent agenda (Charlotte County, DRC-24-229 decision letter). The letter describes “a 360-unit townhome development within Tuckers Pointe” at 11740 Tamiami Trail and records, among its comments, that the stormwater permit SWP-24-00047 was approved on August 27, 2024, that a fire hydrant is required within 300 feet of each building, that roadways need at least 20 feet of clear space for fire access, that any gates or access arms need an emergency vehicle access system, that the landscape plan was approved, and that no permits would issue until the commissioners approved the plan.

A news report from 2025 described a May 27 “final approval” for the townhomes. The county’s own letters show that May 27, 2025 was the consent agenda date for the site plan, and that the final plat came later, in January 2026.

January and February 2026: The Final Plat

On January 27, 2026 the commissioners approved the final plat, petition FP-24-05, together with a developer’s agreement and surety to cover construction of the plat’s infrastructure. The county’s letter of February 5, 2026 confirms that the plat and the developer’s agreement were both recorded in February 2026, the plat in Plat Book 28, and that the letter “also serves as your Certificate of Concurrency for the purpose of School Concurrency” (Charlotte County, FP-24-05 decision letter). We print the plat book and the month and nothing finer; the recorded sheets are in the Clerk of Court’s plat records, and your title company will pull them for your lot (Charlotte County Clerk, plats and condominium plats).

The Association Arrives

Townhomes at Willow Homeowners Association, Inc. was filed with the Florida Division of Corporations on September 10, 2025, between the site plan and the final plat. It filed its first annual report on June 15, 2026, and the same day changed its mailing address and registered agent to Tropical Isles Management Services, Inc. in Fort Myers (Florida Division of Corporations, Townhomes at Willow Homeowners Association, Inc.). The governance section below reads the filings in detail.

The District’s Bonds and the Landbank, 2026

The district financed the Area Two infrastructure, which includes the townhome phase, with $17,425,000 of Series 2026 bonds dated May 19, 2026. The offering statement reports that DRP FL 9, LLC bought the Area Two land on April 1, 2026 and that Lennar holds an option to take down lots from it, with an initial takedown expected by September 2026 (Tuckers Pointe CDD, Series 2026 offering statement). The county’s ownership layer on October 1, 2026 matches that picture: the landbank holds most townhome parcels, Lennar holds 50, and 11 have passed to other owners.

A Timeline You Can Check

What Does the County’s Planned Development Approval Say About Townhomes at Willow?

Townhomes at Willow is built under Charlotte County Ordinance 2022-059, petition PD-22-00008, which permits “Multi-family, including duplexes and townhomes” in Willow’s residential areas, requires a 25-foot perimeter setback and a Type B buffer along U.S. 41, central water and sewer, and slow-release fertilizer throughout.

Data updated: October 2026 (Charlotte County Ordinance 2022-059, PD-22-00008, Exhibit B conditions, read October 1, 2026).

What the Ordinance Permits

The planned development conditions list the permitted residential uses: an assisted living facility or day care center, a clubhouse, model homes, “Multi-family, including duplexes and townhomes,” single-family attached and detached homes, accessory uses, and active and passive parks and playgrounds (Charlotte County Ordinance 2022-059, PD-22-00008). The townhome phase is one of those permitted uses, and it counts toward the community’s base density of 1,389 units. The separate allowance of up to 300 rental apartments is reserved for a different area of the concept plan and is not part of the townhome phase.

Setbacks, Buffers and the Concept Plan

The ordinance does not print a townhome setback table in its conditions. It says development standards “such as setback and buffer requirements” follow the General PD Concept Plan prepared by Southwest Florida Engineering, Inc. and signed November 7, 2022, plus the conditions of a 2022 site plan review letter. What the conditions do set:

• a 25-foot planned development setback around the property, except where land is designated Preservation, with roads, landscaping and buffers allowed inside it;
• at a minimum a Type B buffer along the U.S. 41 property boundary for the residential development, which is the townhome phase’s western edge;
• a Type C buffer around amenities and recreational areas;
• one unified landscaping theme for all commonly owned land.

Building setbacks between townhome buildings, parking ratios and building heights are on the concept plan and the site plan sheets, which are scanned drawings. Information not available at time of publishing (checked 2026-10-01). The route is Charlotte County Community Development, which holds the DRC-24-229 site plan file.

Water, Sewer, Irrigation and Fertilizer

Three conditions touch an owner’s daily life. The site must be served by central potable water and sanitary sewer, and no certificate of occupancy may issue for a building that is not. Common areas must be irrigated with non-potable water. And the developer must run an education program for homeowners on pesticides, herbicides and fertilizers, with only organic or other slow-release fertilizers used throughout the development (PD-22-00008). Who carries those obligations after turnover, the master association or the townhome association, is a Declaration question.

Entrances and Preserves

The ordinance allows three primary vehicle entrances on Tuckers Grade and requires preservation areas to be kept under the planned development’s habitat management plan. The townhome phase’s own access points are drawn on the site plan; the county’s site plan letter requires that any gates or access arms carry an emergency vehicle access system, and it does not say whether gates are planned (DRC-24-229). We found no recorded document describing a gate for the townhomes, so we describe none.

What Amenities Come With a Townhome at Willow?

Townhomes at Willow owners share Willow’s master amenity package, which the district’s offering statement lists as a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn, under construction since October 2025. No amenity of the townhome association’s own appears in any public record we read.

Data updated: October 2026 (Series 2026 offering statement; Charlotte County development review records; Tuckers Pointe CDD minutes and budget; Charlotte County Ordinance 2022-059; read September 30 and October 1, 2026).

What Willow as a Whole Plans

The offering statement says Willow’s amenities are a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn, that construction commenced in October 2025, and that completion was expected by August 2026 at an approximate cost of $8.2 million (Tuckers Pointe CDD, Series 2026 offering statement). The county’s development review approval for the 5.87-acre amenity center, DRC-24-003 of April 2024, lists a 3,958 square foot lake house, a pool, a mail room, tennis and pickleball courts, a tennis building, a 2,273 square foot fitness center, a playground and a yoga lawn (Charlotte County, development review decision letters). Our Willow guide covers the amenity center in full.

What We Can and Cannot Confirm

We found no county certificate of occupancy or district record confirming that the amenity center is complete, so we state no opening date. Hours, guest rules and reservation rules: Information not available at time of publishing (checked 2026-10-01). The district’s methodology consultant told its board on March 19, 2026 that there are no amenities in the district’s 2026 project, and its budget carries no amenity staff or pool lines (Tuckers Pointe CDD, minutes of March 19, 2026). That points to the master association, not the district, as the amenity owner and operator, but no record we read says so outright.

What a Townhome Owner Is Entitled To Use

Whether every townhome owner is a member of the master association with full amenity rights, and whether any amenity fee sits on top of the dues, is set by the master Declaration and the townhome Declaration. The master association’s articles say all owners of lots within Willow are its members (Florida Division of Corporations, Willow Homeowners Association, Inc. amended and restated articles), which would include townhome lots, but membership and use rights are not the same thing. Information not available at time of publishing (checked 2026-10-01). Ask for both Declarations before you sign and read the use-rights article in each.

What the Townhome Tracts Are For

The townhome plat’s 20 tracts are the phase’s own common ground. The plat letters do not list what each tract is, and the plat sheets were not readable to us. Information not available at time of publishing (checked 2026-10-01). Whether any tract carries a pocket park, a mail kiosk, guest parking or only roads and stormwater is something the recorded plat and the townhome Declaration will show.

Golf, Boating and Clubs

No golf course, marina or private club appears in Willow’s plat, ordinance or district documents. Residents who play golf use courses elsewhere in Charlotte County, and boaters use the county’s public ramps and the harbor in Punta Gorda. None of that is a Townhomes at Willow amenity.

What Are the HOA Fees at Townhomes at Willow in 2026?

Townhomes at Willow has two associations, and neither has published a dues schedule. The district’s offering statement estimates master association fees across Willow at about $2,116 to $3,804 per unit a year, and the townhome association’s charges are unpublished. We print no builder dues figure, because none traces to an association budget.

Data updated: October 2026 (Series 2026 offering statement; Florida Division of Corporations; Tuckers Pointe CDD FY2027 budget; read September 30 and October 1, 2026).

Why We Publish No Townhome Dues Figure

A dues number is only as good as the budget behind it. The townhome association has filed its articles and one annual report with the state, and neither carries a budget. The master association’s only public figure is the offering statement’s line that landowners “are expected to pay homeowners’ association fees which are currently estimated to be approximately $2,116 to $3,804 per unit annually” (Tuckers Pointe CDD, Series 2026 offering statement). That range covers every Willow product in one span, it is an estimate, and it does not say what the dues include or whether it includes any townhome association charge.

Builder marketing pages print their own monthly HOA figures, and the figures we have seen do not reconcile with the offering statement’s annual range or with each other. So we print none of them. Townhomes at Willow association dues: Information not available at time of publishing (checked 2026-10-01).

How to Get the Real Number

The real number lives in three documents, and a buyer is entitled to see them before closing:

• the townhome association’s current budget, which shows its annual assessment per lot and what it funds;
• the master association’s current budget, which shows the master assessment per lot;
• the disclosure summary required by section 720.401 of the Florida Statutes, which states the assessment and its frequency and must be given before the contract is signed.

On a resale, the estoppel certificate under section 720.30851 states every amount due to each association to the day, and the association must deliver it within 10 business days of the request or it may charge no fee.

What a Townhome Association Typically Handles, and What Only the Declaration Decides

Florida townhome associations range from those that do little beyond enforcing covenants to those that insure and repair the buildings’ roofs and exteriors. Which kind Townhomes at Willow is matters more than any dues figure, because it decides what you insure, what you repair and what the association’s reserves must cover. The answer is in the townhome Declaration, which we could not read. Exterior maintenance, roof responsibility, building insurance and reserve funding at Townhomes at Willow are governed by the Declaration and rules, read in the disclosure package. The route is the builder’s sales office before contract, the association’s manager after closing, and the Charlotte County Clerk’s official records once the Declaration is recorded.

Questions to Put in Writing

• What is the townhome association’s annual assessment for this lot, and when is it billed?
• What is the master association’s assessment, and is it billed separately?
• Does either association charge a capital contribution, working-capital fee or transfer fee at closing?
• Does the townhome association insure the building, the roof or the exterior walls?
• Does the townhome association maintain the lawns, irrigation, exterior paint and roofs?
• What reserves does the townhome association fund, and for which components?
• Is the developer still in control of either board, and when does turnover happen?

Selling or buying at Townhomes at Willow? A dues question is the first one a townhome buyer asks, and the answer is a document. Owners can get a free Willow home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Townhomes at Willow’s Layered Costs: Two Associations, the Tuckers Pointe District and County Tax

Owning at Townhomes at Willow means four layers of cost: county property tax at Willow’s 15.0855 mill rate for 2025, the Tuckers Pointe district’s townhome assessment of $1,113.20 a year in the fiscal 2027 budget before collection costs, master association dues the offering statement estimates, and townhome association dues that are unpublished.

Data updated: October 2026 (Tuckers Pointe CDD adopted FY2027 budget; Series 2026 offering statement; Charlotte County Property Appraiser 2025 final rates and 2026 proposed rates; Florida Division of Corporations; read September 30 and October 1, 2026).

The Layers, One by One

How to Read the Table

Three cautions. First, the district’s townhome figures are its off-roll budget amounts, before the gross-up for county collection costs and early-payment discounts; once townhome lots move onto the county tax roll, the bill line will be on a different basis, and the next section shows the offering statement’s own tax-bill figure. Second, the master association range is one estimate for all Willow products. Third, the county tax depends on your home’s taxable value, which no townhome has yet on the roll, so we show the rate and not a bill. A mill is $1 per $1,000 of taxable value, so 15.0855 mills is $1,508.55 per $100,000 of taxable value (our arithmetic).

A First-Year Worksheet, Without Guessing

Here is how a buyer can build a first-year cost for a specific townhome, using only documents:

1. District: take the line for your lot from the district’s assessment roll or the tax bill, not the budget alone.
2. Master association: take the budget’s per-lot assessment for your product.
3. Townhome association: take its budget’s per-lot assessment.
4. County tax: apply the adopted millage to the taxable value the Property Appraiser assigns your home, less any homestead exemption.
5. Insurance: get written quotes after you know what the association insures.

We have documents for step 1 and the rate for step 4. Steps 2, 3 and 5 wait on documents that are not public yet, and we would rather leave them blank than fill them with a marketing number.

Weighing the full cost of a Willow townhome? We read the district line, both associations and the tax rate before we price or offer. Owners can get a free Willow home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Does the Tuckers Pointe District Assess a Townhome at Willow?

The Tuckers Pointe Community Development District assesses each Townhomes at Willow lot in its Area Two townhome class: 0.60 of the benefit weight of a 50-foot single-family lot, $1,113.20 a year in the fiscal 2027 budget before collection costs, and a principal balance of $12,581.23 per townhome from the Series 2026 bonds.

Data updated: October 2026 (Tuckers Pointe CDD adopted FY2026 and FY2027 budgets; Series 2026 offering statement and its supplemental methodology; Florida Statutes chapter 190; read September 30 and October 1, 2026).

What a Community Development District Is

A community development district is a unit of special-purpose local government under Chapter 190 of the Florida Statutes. The Tuckers Pointe district was created by Charlotte County Ordinance 2021-030 in July 2021 and covers 507.08 acres (Charlotte County Ordinance 2021-030). It borrowed to build Willow’s roads, drainage and utilities, and it repays those bonds through annual assessments on the lots that benefit. Its assessments are first liens on the property, co-equal with county taxes, as the offering statement notes (Tuckers Pointe CDD, Series 2026 offering statement).

Area One and Area Two

The district assesses Willow in two areas. Area One is Phase 1, the single-family plat already on the county tax roll. Area Two is Phases 2 to 4, and Townhomes at Willow is Phase 4. The two areas carry different bonds and their budget figures are stated on different bases, so a townhome figure and an Area One figure are never compared in one column on this page.

The Townhome Class in the Fiscal 2027 Budget

Source: Tuckers Pointe CDD, adopted budget, fiscal year 2027. The 360 townhome homes in this table are the same 360 lots as the plat. The fiscal 2026 budget showed a townhome total of $567.12, before the Series 2026 bonds were issued (Tuckers Pointe CDD, adopted budget, fiscal year 2026).

Why a Townhome Pays the Least in Area Two

The district’s methodology allocates benefit by equivalent residential unit, a weight for each product. The offering statement gives the weights as 0.60 for a townhome, 0.70 for a twin villa, 0.80 for a 40-foot lot, 1.00 for a 50-foot lot and 1.20 for a 60-foot lot (Tuckers Pointe CDD, Series 2026 offering statement). A townhome’s $900 of debt service is 0.60 of the 50-foot lot’s $1,500, which is exactly how the weights say it should fall (our arithmetic). The operations and maintenance share, $213.20, is the same for every Area Two class.

Par, Annual Debt Service and the Tax-Bill Figure

The offering statement’s assessment table gives three townhome numbers that a buyer should know apart (Tuckers Pointe CDD, Series 2026 offering statement):

The $957.30 covers debt service only. The operations and maintenance line is added on top, and the documents we read do not state its grossed-up tax-bill figure, so we print no combined bill. Information not available at time of publishing (checked 2026-10-01).

First Platted, First Assigned

The offering statement says the 2026 assessments were assigned to Area Two lots on a first-platted, first-assigned basis and were initially levied on 641 platted lots and about 98.41 unplatted acres planned for 394 lots. The townhome plat’s 360 lots and Phase 2’s 281 lots add to 641 (our arithmetic; the offering statement does not say which plats make up the 641). If, as that arithmetic suggests, the townhome lots are among the 641, they carried their assigned share of the 2026 debt from the first levy; the district’s assessment roll for your lot will confirm it.

Prepayment and the True-Up

An owner may prepay the entire Series 2026 assessment on a parcel at any time, with interest accrued to the next interest date, and no early-payment discount applies to a prepayment; an owner may also pay the principal balance without interest within 30 days after the project is completed and accepted by the district (Tuckers Pointe CDD, Series 2026 offering statement). The district’s board approved a true-up agreement, a completion agreement, a collateral assignment, a lien of record and a notice of special assessments with the developer and the landbank on June 5, 2026 (Tuckers Pointe CDD, minutes of June 5, 2026). Under a true-up agreement the developer or landowner, not a homebuyer, is the party that makes up a shortfall if fewer lots are platted than planned; the district manager can tell you how it applies to your lot.

The Bonds Behind the Townhome Class

Source: Tuckers Pointe CDD, Series 2026 offering statement. The bonds refunded a $13,500,000 Series 2022 note and funded part of the Area Two project, which the district’s engineer estimates at $26,085,400. They are not rated and were offered to accredited investors.

The Disclosure You Will Sign

Under section 190.048 of the Florida Statutes, every contract for the initial sale of a parcel or residential unit in the district must carry, immediately before the purchaser’s signature and in boldfaced type larger than the rest of the contract, a statement that the district “MAY IMPOSE AND LEVY TAXES OR ASSESSMENTS, OR BOTH TAXES AND ASSESSMENTS, ON THIS PROPERTY,” and that they are “IN ADDITION TO COUNTY AND OTHER LOCAL GOVERNMENTAL TAXES AND ASSESSMENTS.” If your builder contract does not carry it, ask why before you sign.

Questions about a district line on a Willow townhome? We walk owners and buyers through the townhome class, the principal and the prepayment terms. Owners can get a free Willow home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Who Governs Townhomes at Willow?

Townhomes at Willow is governed in four layers: Charlotte County for zoning, permits and tax; the Tuckers Pointe Community Development District for infrastructure; Willow Homeowners Association, Inc. as the master association; and Townhomes at Willow Homeowners Association, Inc., filed September 10, 2025, as the townhome association, both still led by officers who list the builder’s Fort Myers office as their address.

Data updated: October 2026 (Florida Division of Corporations detail pages read October 1, 2026; Tuckers Pointe CDD records; Charlotte County ordinances; Charlotte County GIS).

Charlotte County, Not the City of Punta Gorda

The townhomes carry a Punta Gorda mailing address, but they sit in unincorporated Charlotte County. The county’s ownership layer gives every coded townhome parcel tax district 105, zoning PD (planned development) and neighborhood 20, the same as Willow’s Phase 1 (Charlotte County GIS, Ownership layer), and tax district 105 carries no City of Punta Gorda levy (Charlotte County Property Appraiser, 2025 final rates). Building permits, zoning questions and code enforcement run through Charlotte County Community Development.

The Townhome Association on the State’s Records

The Florida Division of Corporations detail page, read October 1, 2026, shows (Florida Division of Corporations, Townhomes at Willow Homeowners Association, Inc.):

The principal address and the three officers’ address, 10481 Six Mile Cypress Parkway, are the same address Lennar Homes, LLC used on its plat petitions, and the same three names serve as officers of the master association (Florida Division of Corporations, Willow Homeowners Association, Inc.). Our reading is that both boards are still under developer control, which is normal for a new Florida community before turnover to the owners.

What the Townhome Association’s Articles Say

The association’s articles, filed September 10, 2025, describe a residential homeowners association under Chapter 720 of the Florida Statutes whose job is to enforce the covenants for “the residential neighborhood known as Townhomes at Willow,” with all owners of lots there as members and a perpetual existence (Florida Division of Corporations, Articles of Incorporation, filed September 10, 2025). The articles say what the association is; the Declaration says what it requires of you, and the Declaration was not available to us.

Who Manages the Townhome Association?

The state’s record names a registered agent, Tropical Isles Management Services, Inc., not a manager. A registered agent receives legal papers; it may or may not run the association day to day. Manager of record for Townhomes at Willow: Information not available at time of publishing (checked 2026-10-01). Ask the builder or the association, in writing, who manages the association and where its official records are kept.

The Master Association

Willow Homeowners Association, Inc., document N23000010778, filed September 7, 2023 and active, is the master association for the whole community. Its amended and restated articles of March 19, 2024 make all owners of lots within Willow members, allow it to levy assessments and adopt rules, and make it the entity responsible for the surface water management system permitted by the Southwest Florida Water Management District unless that system is conveyed to another entity (Florida Division of Corporations, amended and restated articles, filed March 19, 2024). A townhome owner is therefore expected to belong to both associations and to pay both.

The District’s Board and Staff

The Tuckers Pointe district has five supervisors, elected by landowners at this stage, and a landowners’ meeting is scheduled for November 19, 2026. Its manager is Wrathell, Hunt and Associates, LLC, and it posts its agendas, minutes and budgets online (Tuckers Pointe CDD, meetings and documents). Any resident or buyer may attend a district meeting.

Who Maintains What

The district maintains stormwater, streetlight and irrigation assets it owns, and its fiscal 2027 budget funds $105,000 of stormwater maintenance, $80,000 of streetlighting and $20,000 of irrigation supply for all of Willow (Tuckers Pointe CDD, adopted FY2027 budget). The district’s March 19, 2026 minutes record that the master association will maintain some district assets and that the two bodies were sorting their irrigation and streetlighting leases (minutes of March 19, 2026). How that division reaches the townhome tracts, and what the townhome association adds on its own, is not in any public record we read.

Selling or buying under two associations? We order both estoppels and read both sets of filings before any Townhomes at Willow showing. Owners can get a free Willow home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

The Declaration, Bylaws and Architectural Rules at Townhomes at Willow

Townhomes at Willow’s governing documents, the townhome Declaration, the bylaws, the rules and any architectural guidelines, were not in the public record we could reach on October 1, 2026. The association’s articles refer to a Declaration to be recorded in Charlotte County’s official records, and that recorded Declaration controls.

Data updated: October 2026 (Florida Division of Corporations; Charlotte County Clerk of Court official records portal; Florida Statutes chapter 720; read October 1, 2026).

What We Looked For and Did Not Find

We looked for a recorded Declaration of Covenants, Conditions and Restrictions for Townhomes at Willow, any supplemental declaration under the Willow master Declaration that annexes the townhome plat, the townhome association’s bylaws, its rules and any architectural guidelines. None was retrievable as a public document. Information not available at time of publishing (checked 2026-10-01). The hub research for Willow reached the same result for the master Declaration.

Why the Declaration Decides So Much

For an attached townhome, the Declaration is the document that answers the expensive questions: whether the association or the owner insures the building, who repairs the roof and the exterior walls, whether there are party-wall rules between units, how reserves are funded, what an owner may change outside, and whether the association can approve or reject a lease or a buyer. Until it is read, every answer on those points is the same: governed by the Declaration and rules, read in the disclosure package.

Where the Documents Will Come From

• Before contract: the builder’s sales office, which must provide the section 720.401 disclosure summary before you sign.
• After closing: the association, which must keep official records, including the Declaration, bylaws, rules and budgets, open to members under section 720.303 of the Florida Statutes.
• Once recorded: the Charlotte County Clerk of the Circuit Court’s official records, searchable by the association’s name or the plat.

We do not describe what any members-only record contains. Request the documents, read them, and if a point matters to your offer, put it in the contract.

Architectural Review

Exterior changes on an attached townhome, from hurricane shutters to screen enclosures, patios and paint colors, normally need association approval and a county permit. At Townhomes at Willow the approval process is governed by the Declaration and rules, read in the disclosure package. The county permit runs through Charlotte County’s Building Construction Services, and a later section covers permits.

Is Townhomes at Willow a 55+ Community?

Townhomes at Willow is not age-restricted on any public record we read. No age restriction appears in Charlotte County Ordinance 2022-059, the townhome plat letters, the district’s documents or the townhome association’s state filings. The recorded Declaration controls and was not available to us.

A community that wants to qualify for the housing-for-older-persons exemption under federal and Florida fair housing law must say so in its recorded documents and follow published policies. We found nothing of that kind for Townhomes at Willow or for the Willow master association. The county ordinance does say that the up to 300 rental apartments it allows are not age-restricted (Charlotte County Ordinance 2022-059, PD-22-00008). Age rules for Townhomes at Willow: Information not available at time of publishing (checked 2026-10-01). Confirm in the townhome Declaration before you rely on either answer.

Can You Rent Out a Townhome at Willow?

Leasing at Townhomes at Willow is governed by the townhome Declaration and the master Declaration, read in the disclosure package, and neither was in the public record we could reach on October 1, 2026. No minimum lease term, leasing cap, approval process or short-term rental rule for Townhomes at Willow appears in any public document we read.

Florida law lets a homeowners association restrict leasing through its recorded documents, and a newly built community usually sets its rules in the original Declaration. So the rules a Townhomes at Willow buyer will live under are almost certainly already written, even though they are not yet public. Information not available at time of publishing (checked 2026-10-01).

What to Confirm Before You Buy to Rent

• the minimum lease term and the number of leases allowed per year;
• whether leases need association approval, and the fee and timing;
• any rule limiting the share of units that may be leased, or a waiting period after purchase;
• whether short-term or vacation rentals are permitted at all;
• whether tenants may use the master amenity center, and on what terms.

Short-Term Rentals and the State

Separate from the association, Florida requires vacation rental operators to be licensed by the Department of Business and Professional Regulation and to remit the county’s tourist development tax, and the Charlotte County Tax Collector directs operators to both (Florida DBPR, vacation rentals; Charlotte County Tax Collector, tourist tax). An association rule can still forbid what the state would license.

Pet, Parking and Exterior Maintenance Rules at Townhomes at Willow

Pets, vehicles, guest parking, exterior maintenance and the split of insurance between owner and association at Townhomes at Willow are governed by the Declaration and rules, read in the disclosure package. None of those rules was in the public record on October 1, 2026, and we print no rule we cannot source.

Pets

The number, size and breed limits for pets, leash rules and any restrictions on pets in common areas: governed by the Declaration and rules, read in the disclosure package. Information not available at time of publishing (checked 2026-10-01). Federal and state fair housing law separately protects assistance animals.

Parking and Vehicles

How many vehicles a townhome may keep, whether garage parking is required, where guests park, and whether boats, trailers, recreational vehicles or commercial vehicles are allowed: governed by the Declaration and rules, read in the disclosure package. The county’s site plan sets road widths of at least 20 feet of clear space for fire access (DRC-24-229); guest parking counts are on the site plan sheets, which were not readable to us. Information not available at time of publishing (checked 2026-10-01).

Exterior Maintenance and Insurance Split

Who maintains the roofs, exterior walls, paint, lawns and irrigation, and who insures the building shell: governed by the Declaration and rules, read in the disclosure package. This is the single most important document question at a townhome community, and the insurance section below explains why it decides what kind of policy you buy.

Hurricanes, Evacuation and Wind at Townhomes at Willow

Townhomes at Willow sits in Charlotte County Evacuation Zone D at both points we queried on October 1, 2026, and no evacuation order we found for Hurricane Ian, Helene or Milton named Zone D. Wind is the larger design factor: the hub’s interpolation of the ASCE 7-22 map gives about 151 mph for Willow.

Data updated: October 2026 (Charlotte County StormSurgeEvacuationZones feature service, queried October 1, 2026; Charlotte County Emergency Management; National Hurricane Center reports; Florida Geographic Data Library wind contours; Florida Building Commission).

Evacuation Zone D, Checked Inside the Townhome Tract

We queried the county’s evacuation zone service at two points inside the townhome tract, one on Catkin Lane and one at the southwest end of Sunset Serenade Drive, and both returned Zone D (Charlotte County StormSurgeEvacuationZones feature service). Our Willow guide checked 46 more points across the community with the same result. The county says zones “are not based solely on the elevation of your residence” but on National Hurricane Center data, elevation and evacuation routes (Charlotte County, Know Your Zone), and its address lookup is the authority for any one home.

What the County Ordered in Recent Storms

For Hurricane Ian in 2022 the county ordered Zones A and B, the barrier islands and mobile homes; for Helene in 2024, barrier islands, low-lying areas and manufactured homes; for Milton in 2024, Zones A, B and C plus mobile and manufactured homes (Charlotte County, Storm Recovery). Zone D was not named in any of those orders. That is a record of past orders, not a promise about the next storm.

The Townhomes Did Not Exist for Ian

Hurricane Ian made landfall near Punta Gorda on September 28, 2022 at about 125 knots (National Hurricane Center, Ian report), more than three years before the townhome plat was recorded. No Townhomes at Willow building existed for Charley, Ian, Helene or Milton, so there is no storm history to report for these homes. Each building is permitted under the edition of the Florida Building Code in force on its permit date.

Design Wind Speed and the Debris Region

Our Willow guide interpolates the ASCE 7-22 wind contours to about 151 mph at the center of Willow, with published contours of 150 mph to the northeast and 160 mph to the southwest (Florida Geographic Data Library, wind speed data history). The Florida Building Code’s wind-borne debris region covers anywhere the ultimate wind speed is 140 mph or more (Florida Building Commission, wind-borne debris region report), so on that reading glazed openings need impact protection. That is our reading, not a county determination; the permitted plan set for your building states the design wind speed that governs it.

Attached Homes and Storm Preparation

Attached homes share walls and often share a roof line, so storm preparation is partly a building matter. Who installs shutters on common windows, who secures the roof, and who files a claim for a shared element are governed by the Declaration and rules, read in the disclosure package. Ask the builder for the product approval numbers of the windows, doors and garage door on your unit and for the roof covering’s attachment specification.

What Is the Flood Zone at Townhomes at Willow?

Townhomes at Willow sits on FEMA FIRM panel 12015C0430G, effective December 15, 2022, as revised by Letter of Map Revision 24-04-2434P, effective March 24, 2025. Every interior point we tested in the townhome tract on October 1, 2026 returned Zone X; one rear lot-line point returned Zone AE with a 23.9-foot base flood elevation.

Data updated: October 2026 (FEMA National Flood Hazard Layer, flood hazard zones, FIRM panels and LOMR layers, queried October 1, 2026; Federal Register notice of April 17, 2025; Charlotte County GIS).

The Points We Tested

We took points from the county’s parcel layer on each townhome street, placed them inside the parcels and queried FEMA’s National Flood Hazard Layer on October 1, 2026 (FEMA National Flood Hazard Layer).

Source: FEMA National Flood Hazard Layer, flood hazard zones layer, every result citing the 2025 map revision, our queries of October 1, 2026. The FIRM panel layer returned 12015C0430G, effective December 15, 2022, at the points we checked; the revision layer returned case 24-04-2434P, status Effective, effective March 24, 2025 (FEMA, LOMR layer).

What the Whole Tract Looks Like

Our Willow guide’s intersection of the current FEMA zones with the townhome plat outline, about 31.3 acres, found about 94.0 percent in Zone X, 2.4 percent in Zone AE at 23.7 feet, 1.9 percent in Zone AE at 23.9 feet, 1.4 percent in Zone AH at 22.8 feet and 0.3 percent in Zone D (our analysis of the FEMA layer, September 30, 2026). The special flood hazard ground is mostly at the edges and in stormwater areas, which is why the one AE result we found sits on a rear lot line and the same parcel’s interior is Zone X.

Why the Map Changed in 2025

Under the 2022 flood map the whole Willow area was Zone D, a possible but undetermined hazard. The 2025 Letter of Map Revision re-mapped it into Zones X, AH and AE, and the Federal Register carried the notice on April 17, 2025 for Charlotte County unincorporated areas, community 120061 (Federal Register, April 17, 2025). Several of the county’s own older map layers still show Zone D, so a listing or flyer printed from an old map can be wrong. We could not read the revision’s determination letter, so we do not say why the map changed.

A Map Zone Is Not a Determination for a Building

FEMA’s flood requirement turns on where the building sits, not the parcel outline. A lender’s flood zone determination and the building’s elevation certificate settle it for a specific townhome. Charlotte County requires an elevation certificate during construction where one applies (Charlotte County, elevation certificates). Whether one exists for your unit: Information not available at time of publishing (checked 2026-10-01).

Flood Insurance in Zone X

Zone X does not mean no risk. FEMA reports that 29 percent of National Flood Insurance Program claims from 2014 through 2024 came from outside high-risk areas, flood insurance is available in every zone, and most homeowners policies exclude flood (FEMA, flood insurance). Charlotte County’s Community Rating System Class 5 status carries a 25 percent discount on flood premiums (WINK News, September 9, 2025), and FEMA says that discount applies to every policy in the community (FEMA, Risk Rating 2.0).

The Seller’s Flood Disclosure

Under section 689.302 of the Florida Statutes, a seller of residential property must disclose, at or before the time the sales contract is executed, any flood damage during ownership, any flood insurance claim, including under the National Flood Insurance Program, and any federal flood assistance received. For a new Townhomes at Willow owner the honest answer today is likely none, and that is worth putting in writing for your buyer.

Selling or buying a Willow townhome in Zone X? We put the flood result for the building in the listing file and in front of the buyer’s insurer. Owners can get a free Willow home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Does Insurance Work for a Townhome at Willow?

Insurance at Townhomes at Willow turns on one document. If the townhome Declaration makes the association insure the buildings, an owner typically carries a walls-in policy, often written as an HO-6; if each owner insures the whole unit, a full homeowners policy, often an HO-3, applies. The Declaration was not public on October 1, 2026.

Data updated: October 2026 (Citizens Property Insurance; Florida Office of Insurance Regulation; FEMA; read September 30 and October 1, 2026).

HO-3 or HO-6: The Question the Declaration Answers

A fee-simple townhome in a Florida homeowners association can be insured either way, depending on the governing documents. Where the association insures the roof and exterior walls under a master policy, the owner’s policy covers the interior, contents, liability and any loss assessment. Where the owner owns and insures the whole structure, the owner needs a full dwelling policy, and the association’s policy covers only common areas. At Townhomes at Willow this is governed by the Declaration and rules, read in the disclosure package. Do not bind a policy until you have read the insurance article of the townhome Declaration.

What Decides a Premium

A premium depends on the building, the carrier, the year, the deductibles and the policy form. We obtained no quotes, and no public record gives a Townhomes at Willow figure. Information not available at time of publishing (checked 2026-10-01). Ask at least two sources, including an independent agent, to quote the actual unit.

Wind Credits on New Construction

Citizens Property Insurance says a home “may qualify for certain mitigation roof credits due to the year built, but it will not automatically qualify for opening protection credits without a completed wind mitigation inspection form” (Citizens Property Insurance, FAQ answer 3534). The Office of Insurance Regulation says a completed form is valid for up to five years and that insurers must post their mitigation discounts (Florida Office of Insurance Regulation, wind mitigation resources). For a new townhome, ask the builder for the documents an inspector needs: window and door product approvals, roof attachment details and the permit file.

Loss Assessments

If the association carries a master policy, a large deductible after a storm can become a special assessment on every owner. Many owner policies offer loss assessment coverage for that. Whether it matters at Townhomes at Willow depends on whether a master policy exists, which, again, the Declaration decides.

Which Schools Serve Townhomes at Willow?

Townhomes at Willow is zoned to East Elementary, Punta Gorda Middle and Charlotte High, all in Charlotte County Public Schools. We ran five townhome addresses on four streets through the district’s Boundary Locator on October 1, 2026, and every one returned that trio. The state’s 2025-26 grades are B, A and B.

Data updated: October 2026 (Charlotte County Public Schools Boundary Locator, queried October 1, 2026; Florida Department of Education School Grades 2026).

The Locator, Address by Address

We took townhome addresses from the county’s parcel layer and ran each through the lookup behind the district’s public Boundary Locator with ZIP code 33955 (Charlotte County Public Schools, Boundary Locator service). We do not print house numbers.

As a control, a made-up house number on Crescent Creek Road returned no schools, so the tool matches real addresses only. The district calls the tool “only a guide”; use the exact address with ZIP 33955 and confirm with the school.

The Three Schools and Their Grades

Source: Boundary Locator results of October 1, 2026; Florida Department of Education, School Grades 2026.

School Concurrency

The county’s final plat letter for Willow Townhomes states that it “also serves as your Certificate of Concurrency for the purpose of School Concurrency” (FP-24-05). That certificate is the county’s finding that school capacity was available for the plat; it is not a seat guarantee for any one student.

County Permits, Plat Status and Recorded Work at Townhomes at Willow

Townhomes at Willow’s plat, petition FP-24-05, was approved January 27, 2026 and recorded in February 2026 in Plat Book 28, with a developer’s agreement and surety for the plat infrastructure. Building permits for each townhome building are issued by Charlotte County, and the county’s site plan letter says structures are reviewed at permitting.

Data updated: October 2026 (Charlotte County decision letters; Charlotte County GIS; Florida Statutes; read October 1, 2026).

Who Issues Permits

Because the townhomes are in unincorporated Charlotte County, building permits, inspections and certificates of occupancy run through Charlotte County Community Development, not the City of Punta Gorda. The county’s site plan letter states that the plan was “reviewed for site plan only” and that “all structures are subject to further review at time of building permitting” (DRC-24-229).

What a Buyer Should Pull

• the building permit and certificate of occupancy for the unit’s building;
• the roof permit and the final inspection;
• the window, door and garage door product approvals;
• the elevation certificate, if one applies;
• the stormwater permit for the site, SWP-24-00047, approved August 27, 2024 per the county’s letter.

Open Permits on a Resale

On a resale, an open permit left by a previous owner is a title and closing issue. Florida law says a county may not deny a permit, issue a violation or impose a fine against an arm’s-length purchaser solely because a previous owner’s permit was not closed, and an owner may hire a different licensed contractor to close one (section 553.79, Florida Statutes). Your title company will search for open permits; ask it to.

The Developer’s Agreement

The commissioners approved a developer’s agreement and surety with the final plat to cover construction of the plat’s infrastructure (FP-24-05). That agreement runs between the county and the developer; it is the county’s assurance that the roads and utilities shown on the plat get built. A buyer does not sign it, but it explains why the streets can be platted and sold before they are finished.

What Is Being Built Near Townhomes at Willow?

Townhomes at Willow sits in Willow’s busiest corner for public works. Charlotte County is building Fire Station 17 at U.S. 41 and Tuckers Grade, a traffic signal at Willow’s main entrance is a condition of the approvals, a county water tower is approved nearby, and Willow’s own later phases are still under construction around it.

Data updated: October 2026 (Charlotte County project pages and decision letters; Tuckers Pointe CDD; read September 30 and October 1, 2026).

Fire Station 17

The county’s project page describes a 12,983-square-foot station at the northwest corner of Tamiami Trail, Green Gulf Boulevard and Tuckers Grade, funded by the 2020 sales tax, with construction projected from February 15, 2025 to March 27, 2027 (Charlotte County, Fire Station 17). That puts a fire station close to the townhome phase’s corner of Willow. Until it opens, Station 05 responds to Willow. A projected date is not a completion, and we report no opening.

The Signal at Tuckers Grade

County development review letters require a traffic signal at Willow’s main entrance and Tuckers Grade, at the developer’s cost, turned over for county acceptance before the 354th residential certificate of occupancy is issued (Charlotte County, DRC-24-046). Whether it has been built is not stated in any record we read. Information not available at time of publishing (checked 2026-10-01).

The County Water Tower

The Board of Zoning Appeals approved a special exception and a height variance on October 8, 2025 for a county water tower of up to 190 feet at 27544 Green Gulf Boulevard (Charlotte County, SE-25-009), on county land near the U.S. 41 and Tuckers Grade corner. A buyer who cares about the view west from Sunset Serenade Drive should look at the site plan file.

Willow’s Own Construction

Willow’s Phase 2 plat was recorded in March 2026 and Phase 3 appears on the county’s subdivision layer as a 2026 plat, and the district’s engineer describes about 71 acres of stormwater lakes still to be excavated for Area Two (Tuckers Pointe CDD, agenda packet of March 19, 2026). A Townhomes at Willow owner should expect construction traffic and noise nearby for as long as the later phases take; no schedule is published.

The Tuckers Grade Extension

The county adopted a route on September 24, 2024 to extend Tuckers Grade west from U.S. 41 to Burnt Store Road, and states that design, right of way and construction are unfunded (Charlotte County, Burnt Store Road East-West Connector). It would begin at the corner nearest the townhomes. No construction schedule is published.

Daily Logistics at Townhomes at Willow

Daily life at Townhomes at Willow runs through Tuckers Grade, County Road 762: about 13 minutes to Punta Gorda Airport, 14 to downtown Punta Gorda and 26 to Fort Myers in free-flow driving from the Willow origin our hub guide measured, with ZIP code 33955 and central water and sewer required by the county ordinance.

Data updated: October 2026 (OSRM routing measured September 30, 2026 from 11486 Willowleaf Boulevard; Charlotte County Ordinance 2022-059; Charlotte County Public Schools; read September 30 and October 1, 2026).

Drive Times, Labelled

Method: these are the drive times our Willow guide measured with the OSRM open routing engine on September 30, 2026, from an origin at 11486 Willowleaf Boulevard near Willow’s main entrance, free-flow with no traffic. The townhome tract lies about a third of a mile south of that origin in a straight line (our arithmetic), and the hub found every Willow address within about two minutes of these times. Add time for season traffic and signals.

Hospitals

The nearest full hospitals are in Port Charlotte: AdventHealth Port Charlotte at about 23.0 minutes and HCA Florida Fawcett Hospital at about 23.5 minutes, with Lee Health’s Cape Coral Hospital at about 28.0 minutes, from the same Willow origin (AdventHealth; HCA Florida Fawcett Hospital). AdventHealth has announced an expansion of emergency care in Punta Gorda with no published opening date (AdventHealth, emergency care expansion in Punta Gorda).

Water, Sewer and Irrigation

The county’s planned development approval requires central potable water and sanitary sewer for every building and non-potable irrigation for common areas (PD-22-00008), and the townhome site plan letter says the plans were approved by Charlotte County Utilities and that a utility agreement and connection fees must be in place before utilities are built (DRC-24-229). Water and sewer rates for a townhome account: Information not available at time of publishing (checked 2026-10-01).

Electric, Internet, Trash and Mail

Which companies serve a townhome for electricity, internet and trash, and whether mail is delivered to the door or to a cluster box: Information not available at time of publishing (checked 2026-10-01). The district’s minutes record Florida Power and Light lighting agreements for Willow’s entrance and Phase 1 streetlights (Tuckers Pointe CDD, meetings and documents). Ask the builder for every provider in writing before closing.

Shopping and Groceries

The grocery and service corridor on U.S. 41 runs north toward Punta Gorda, and downtown Punta Gorda and Fishermen’s Village on the harbor are about 15 minutes away. A commercial site plan called Willow Marketplace, petition FPC-25-15, was shown as under county review when our Willow guide checked; a plan under review can change or fail, so we count on no store being built.

Florida Law for Buying and Selling a Townhome at Willow

Buying or selling at Townhomes at Willow brings four Florida statutes into play: the homeowners association disclosure summary in section 720.401, the estoppel certificate in section 720.30851, the seller’s flood disclosure in section 689.302 and the property tax disclosure in section 689.261, plus the district disclosure in section 190.048 on a first sale.

Data updated: October 2026 (Florida Statutes 2026, Florida Senate, fetched October 1, 2026).

The Association Disclosure Summary, Section 720.401

A buyer of a home in a homeowners association must receive a disclosure summary “before executing the contract for sale.” The contract must carry a conspicuous clause that lets the buyer void it “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” and that right “may not be waived by the purchaser but terminates at closing” (section 720.401, Florida Statutes). At Townhomes at Willow, with two associations, ask for the summary for each.

The Estoppel Certificate, Section 720.30851

An association must issue an estoppel certificate within 10 business days of a request, and if it fails to deliver in that time, no fee is owed for it. Florida caps what an association may charge, with added amounts for expedited delivery and for a delinquent account, and the Department of Business and Professional Regulation publishes the current caps, which are adjusted every five years (section 720.30851, Florida Statutes). A Townhomes at Willow seller should order one from each association on the day the contract is signed.

Unpaid Assessments Follow the Buyer

Under section 720.3085, a buyer is jointly and severally liable with the seller for assessments that are due when the title transfers. That is why the estoppel figures are paid at closing, and why a buyer’s closing agent will not close without them.

Flood Disclosure, Section 689.302

A residential seller must disclose, at or before the time the sales contract is executed, flood damage during ownership, any flood insurance claims, including under the National Flood Insurance Program, and any federal assistance for flood damage, including from FEMA (section 689.302, Florida Statutes).

Property Tax Disclosure, Section 689.261

The contract must warn the buyer not to rely on the seller’s current property taxes, because a sale can change the assessed value (section 689.261, Florida Statutes). At a new community the gap can be large: a first owner may have a homestead cap and a buyer will not inherit it.

Homestead and Portability, Section 193.155

Florida caps the annual increase in a homestead’s assessed value at the lower of 3 percent or the change in the consumer price index, and lets an owner carry up to $500,000 of the difference to a new homestead established within three years of January 1 of the year the old one was given up (section 193.155, Florida Statutes). A Townhomes at Willow seller moving to another Florida home should file the portability form with the Property Appraiser.

The District Disclosure, Section 190.048

On the first sale of each townhome, the builder’s contract must carry the community development district disclosure in boldfaced type just above the buyer’s signature (section 190.048, Florida Statutes). On a resale, the district’s assessment still runs with the lot, and a seller should show the buyer the district line and its basis in writing.

How Does Townhomes at Willow Compare With Other Willow Homes and Nearby Communities?

Townhomes at Willow carries the lightest district assessment of any Area Two class in Willow, $1,113.20 a year before collection costs, against $1,413.20 to $2,013.20 for Area Two single-family lots; Willow’s Phase 1 single-family plat recorded 93 sales in 12 months, and nearby communities print their own recorded figures below.

Data updated: October 2026 (Tuckers Pointe CDD FY2027 budget; Series 2026 offering statement; Charlotte County Property Appraiser public sales files, our analysis; figures printed on our Willow, Heritage Landing, Burnt Store Village, Deep Creek and Punta Gorda Isles guides, read September 30, 2026).

Benchmark One: Inside Willow, on the District’s Yardstick

Source: Tuckers Pointe CDD, adopted budget, fiscal year 2027; par per home from the Series 2026 offering statement. The Area One and Area Two rows are on different bases, so read each block on its own: Area One figures include the county’s collection costs, Area Two figures do not. The budget also lists 36 reduced-rate Area One lots, which our Willow guide shows.

Benchmark Two: Willow Beside Nearby Communities, Recorded Sales

Source: Charlotte County Property Appraiser public sales files, our analysis, as printed on each guide named and read September 30, 2026. Windows differ by row and each states its own. None of these medians is a townhome median, and we do not rank the communities on price.

What the Two Tables Say

Inside Willow, the townhome class is the lightest class on the district’s Area Two yardstick, and its principal balance per home is about half that of a 60-foot Area Two lot (our arithmetic: $12,581.23 against $25,162.45). Outside Willow, the recorded-sale table shows where Willow’s single-family market sits among its neighbors, not where a townhome will trade. Heritage Landing, the closest sibling in character, also carries a district: our guide to it reports a Tern Bay operations and maintenance assessment of $1,356.09 and a bond assessment of $995.68 to $1,849.13 per home, on its own basis (Heritage Landing guide).

Comparing a Willow townhome with a single-family home? We line up the district class, the associations and the recorded sales for the homes you are weighing. Owners can get a free Willow home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Townhomes at Willow vs Willow Single-Family Homes: Which Should You Choose?

Choosing between Townhomes at Willow and a Willow single-family home comes down to cost layers, product and maintenance. A townhome carries the lowest Area Two district assessment and a second association; a Phase 1 single-family home carries a larger Area One assessment on the tax bill, one association, a recorded sales history and a detached lot.

Data updated: October 2026 (Tuckers Pointe CDD FY2027 budget; Series 2026 offering statement; Charlotte County records; Florida Division of Corporations; read September 30 and October 1, 2026).

The Decision Table

Who Should Choose Which

• Choose Townhomes at Willow if the lowest district class, a smaller home and Willow’s amenities matter most, and you are comfortable with a second association whose rules you will read before you sign.
• Choose a Phase 1 single-family home if you want a detached lot, a resale record you can price against today and a single association layer, and the larger district assessment fits your budget.
• Either way, read both Declarations, confirm your lot’s district class in writing and get insurance quotes on the actual home.

Deciding between the two? Tell us your budget and we will price both sides from the record. Owners can get a free Willow home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Townhomes at Willow

Townhomes at Willow offers the lowest district assessment in Willow’s Area Two, brand-new construction, a Zone X result at every interior point we tested and the Willow amenity package. Its drawbacks are an unpublished dues schedule, an unread Declaration, no resale history and a builder still selling the same plans next door.

The Pros

• The lightest Area Two district class: $1,113.20 a year before collection costs in fiscal 2027, with $12,581.23 of principal per home.
• New construction: every building permitted under the Florida Building Code in force today, with no storm history to disclose.
• Flood: Zone X at every interior point we tested on the 2025 map.
• Evacuation Zone D: not ordered in Ian, Helene or Milton.
• Willow’s amenity plan: pool, clubhouse, fitness, courts, playground and yoga lawn per the offering statement.
• Schools: East Elementary, Punta Gorda Middle and Charlotte High, graded B, A and B.
• Location: the corner of Willow nearest U.S. 41, with Fire Station 17 under construction close by.

The Cons

• Dues unpublished: neither association has a public budget, and the master range is an estimate.
• Declaration unread: insurance, roof and exterior responsibilities are unknown until it is.
• Two associations: two sets of rules, two estoppel certificates, two boards.
• No resale history: the first resales will set the comparables.
• Builder competition: a resale competes with new units and incentives on the same streets.
• Construction nearby: later Willow phases and county projects will be underway for years.
• Developer control: both association boards are led by builder-address officers until turnover.

Ready to act on the pros and cons? The record above is what we use to price a Townhomes at Willow listing or offer. Owners can get a free Willow home valuation or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Thinking of Selling Your Townhomes at Willow Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for a Townhomes at Willow listing agent, or thinking, ‘I need someone to sell my Townhomes at Willow home…’ you are selling into a brand-new phase with no recorded resale yet, a builder still selling the same plans and buyers who will ask about two associations and a district. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from that record.

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

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

Townhomes at Willow Sold Stats, Window by Window

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, newest sale in the file August 14, 2026; Charlotte County GIS ownership layer, October 1, 2026)

• 12 months to September 26, 2026: In the last 12 months Townhomes at Willow has seen 0 recorded resales; we have represented 0 of them on the seller side, because none has occurred.
• 24, 36 and 60 months, and all history: 0 recorded townhome sales; the plat was recorded in February 2026.
• Dollar volume, days on market and sale-to-list: none to report. Information not available at time of publishing (checked 2026-10-01).
• Transfers since July 2026: 10 townhome-tract parcels show a new owner with a last-sale date of July 31 to August 28, 2026 on the county’s ownership layer, with no price on the layer.
• Community context, labelled: Willow’s Phase 1 single-family plat recorded 93 sales in the 12 months to September 26, 2026; calendar 2025, 86 sales at a $330,000 median; January 1 to September 26, 2026, 53 sales at a $320,000 median. Not townhome figures.

Selling a Townhome at Willow Is Different in Seven Ways

• You may set the first comparable: with no recorded resale, your sale price becomes the benchmark others use. We price it from your closing statement, the builder’s current releases and your unit’s position, not from Phase 1 single-family sales.
• The builder is your competitor: buyers will compare your price with a new unit and its incentives. We show them what a resale saves: time, finished upgrades and window coverings, and a closed permit file.
• The district line needs explaining: most buyers have never seen a district assessment. We show the townhome class, $1,113.20 a year before collection costs in fiscal 2027, and the $12,581.23 principal, and explain that the townhome class is the lightest in Area Two.
• Two associations, two estoppels: we order both certificates the day the contract is signed.
• The Declaration sells or stalls the deal: buyers will ask who insures the roof. We read your Declaration before listing and put the answer in the listing file.
• Lease and sign rules: whether you may sell while a tenant is in place, and whether signs or lockboxes are allowed, is in the rules; we confirm them first.
• Your buyer may come from anywhere: we market a Willow townhome to Charlotte County buyers and to buyers relocating from out of state alike.

Showings, Signs and the Association

Whether the townhome association limits For Sale signs, lockboxes or open houses, and whether it must approve a buyer or a lease, is set in its Declaration and rules, which are not public. We confirm them from your documents before the first showing and build any approval time into the closing date.

What Is Your Townhomes at Willow Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Willow home valuation, or our general home valuation. It takes about a minute, and Jesse follows up with the numbers that fit your townhome: your recorded purchase price once the deed posts, the builder’s current price for your plan, your lot and options, and the full carrying cost a buyer will see. An automated estimate has no Townhomes at Willow resale to learn from, so it is guessing.

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

Until a Townhomes at Willow seller page is built, our Willow seller guide covers the community-wide process.

Can I sell my Willow townhome soon after closing with the builder?

Usually yes, but check your builder contract for any resale or occupancy restriction, and expect the first resale to be compared with the builder’s current price for the same plan. We read your contract and closing statement before we price.

How do I price a townhome with no resale comparables?

Start from your recorded purchase price, the builder’s current price for your plan and lot, and the cost and time a buyer would face to buy new, then adjust for upgrades, position and condition. We document each step for the buyer’s appraiser.

Will the district assessment hurt my sale?

It is part of the cost buyers compare. The townhome class is the lightest in Area Two, at $1,113.20 a year before collection costs in fiscal 2027, and we present it with the principal balance so a buyer sees the whole picture.

What paperwork should I gather before listing?

Your closing statement and deed, both associations’ Declarations, bylaws, rules and budgets, the disclosure summaries, the district’s assessment line for your lot, your permits and certificate of occupancy, your insurance declarations and any warranty documents.

Do I need the association’s approval to sell?

Only if the Declaration requires it, and that Declaration was not public on October 1, 2026. We confirm it from your documents before listing and build any approval time into the contract.

Should I sell or rent my townhome?

It depends on the leasing rules in the Declaration and on your carrying cost. If leasing is restricted, renting may not be an option; we read the rules and run both numbers with you.

Your Local Real Estate Experts

Townhomes at Willow owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read the Willow Townhomes plat letters, the district’s budget and bond offering, and the association’s filings before writing this guide.

The longer story of how the team was built is on our about the McGreevy and Comisar team page.

McGreevy and Comisar are the Domain Realty team behind this Townhomes at Willow guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse runs the valuation and pricing conversation for Townhomes at Willow sellers; Marc leads buyer representation, which here means reading the builder contract, the district disclosure, both associations’ disclosure summaries, the flood determination and the insurance article of the Declaration before you sign.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and on this page the credential that matters is the record we read first.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Townhomes at Willow realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Marko Zegarac, verified Google review

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Carol Doumlele, verified Google review

★★★★★ “Jesse and Beth took the time to sit down and visit with me, answer my questions, and was just genuinely friendly and helpful.” Jeff Hayward, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Townhomes at Willow home? Get a free Willow home valuation, or call Jesse direct at (239) 898-6072.

Buying at Townhomes at Willow? Call Marc at (239) 287-5873, or read how we help Willow buyers.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Find the team on McGreevy and Comisar on YouTube and McGreevy and Comisar on LinkedIn. For the city-wide picture, see our Punta Gorda guide. For the whole community, read our Willow guide, our Willow seller guide and our Willow buyer guide.

Frequently Asked Questions, Buyer Edition

These Townhomes at Willow buyer questions are answered from the county’s plat and site plan letters, its GIS layers, the Tuckers Pointe district’s budget and bond offering, the state’s corporate records, FEMA’s map and the Florida Statutes, read September 30 and October 1, 2026. Where the public record stops, we say so and name the document that holds the answer.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, answer every one from the record.

What is Townhomes at Willow?

The 360-home townhome phase of Willow in Punta Gorda, recorded as the plat Willow Townhomes in Plat Book 28 in February 2026, with its own association, Townhomes at Willow Homeowners Association, Inc., under the Willow master association.

Where is Townhomes at Willow?

North of Tuckers Grade, east of U.S. 41, south of Cloverly Lane and west of Willowleaf Boulevard, in unincorporated Charlotte County with a Punta Gorda 33955 address.

Is Townhomes at Willow inside the City of Punta Gorda?

No. It is in unincorporated Charlotte County, tax district 105, so the county handles permits and zoning and no city tax applies.

How many townhomes are planned?

360 lots on 31.41 acres, plus 20 tracts, per the county’s plat letters and the district’s plan.

How big are the townhomes?

The district’s offering statement lists the townhome plans at 1,343 to 1,392 square feet. Bedroom counts and layouts are builder specifications; ask for the plan sheet.

Who builds the townhomes?

The county’s plat petitions were filed by Lennar Homes, LLC, and Lennar holds an option to take down lots from the landbank that owns most of them, per the offering statement.

What do the townhomes cost?

Lennar’s marketing page advertised Townhomes at $209,990 to $229,999 when seen September 30, 2026. That is builder marketing, not a recorded sale; no townhome sale price is on the county record yet.

Have any townhomes sold?

No qualified townhome sale is in the county sales file we index. The ownership layer shows ten townhome-tract transfers dated July 31 to August 28, 2026, with no price.

What is the district assessment on a townhome?

$1,113.20 a year in the fiscal 2027 budget before collection costs: $213.20 of operations and maintenance and $900 of debt service.

What is the principal balance on a townhome?

$12,581.23 per townhome from the Series 2026 bonds, which an owner may prepay.

What will the district line on my tax bill be?

The offering statement puts the townhome’s grossed-up debt service at $957.30 a year on the March tax bill; the operations and maintenance line is added on top. Confirm your lot’s line with the district.

What are the HOA fees?

Unpublished. The offering statement estimates master association fees at about $2,116 to $3,804 per unit a year across all Willow products, and the townhome association has published no budget.

Is there a separate townhome association?

Yes: Townhomes at Willow Homeowners Association, Inc., document N25000011687, filed September 10, 2025, active.

Who manages the townhome association?

Not stated on the public record. Its registered agent since June 15, 2026 is Tropical Isles Management Services, Inc.; ask in writing who manages it.

Is Townhomes at Willow age-restricted?

No age restriction appears on any public record we read; the Declaration controls.

Can I rent out a townhome?

Governed by the Declaration and rules, read in the disclosure package; no leasing rule is public yet.

Are pets allowed?

Governed by the Declaration and rules, read in the disclosure package.

Does the association insure the building?

Governed by the townhome Declaration, which decides whether you need a walls-in or a full homeowners policy.

What amenities can townhome owners use?

Willow’s master amenity plan lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn; use rights are set in the Declarations.

What flood zone is Townhomes at Willow in?

Zone X at every interior point we tested on October 1, 2026, on FIRM panel 12015C0430G as revised by LOMR 24-04-2434P, effective March 24, 2025.

What evacuation zone is it in?

Zone D at both points we queried in the tract.

What schools serve Townhomes at Willow?

East Elementary, Punta Gorda Middle and Charlotte High, confirmed on five townhome addresses on October 1, 2026.

How far is it to the airport and downtown?

About 13 minutes to Punta Gorda Airport and 14 to downtown Punta Gorda, free-flow, from the Willow origin our hub guide measured.

How is a townhome different from a Willow single-family home?

Lighter district class, a second association, an attached product and no resale history yet; the comparison section has the full table.

What should I ask for before signing?

The district disclosure, both associations’ disclosure summaries, Declarations, bylaws, rules and budgets, your lot’s district class in writing, the flood determination and insurance quotes.

How do I buy a Willow townhome with an agent?

Bring your agent to the first sales-center visit. Call Marc at (239) 287-5873 or read how we represent buyers.

Frequently Asked Questions, Seller Edition

These Townhomes at Willow seller questions come from what owners in new Willow phases ask us and from the questions buyers raise about townhomes, answered from the same public records. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Willow listing from the county’s own record.

What is my Townhomes at Willow home worth?

Start from your purchase price, the builder’s current price for your plan and lot, and your upgrades and position. Get a free Willow valuation or call Jesse at (239) 898-6072.

How many Townhomes at Willow homes have sold?

No qualified resale is on the county record we index as of October 1, 2026; ten first transfers dated July 31 to August 28, 2026 show on the ownership layer with no price.

Can I use Willow single-family sales to price my townhome?

No. They are a different product on a different plat. We use them only as community context, labelled.

Will I compete with the builder?

Yes, while the builder is selling. We price against its current releases and show what a resale saves a buyer.

How long does it take to sell a Willow townhome?

There is no townhome days-on-market record yet. We set your timeline from the builder’s current inventory and the season.

When is the best time to list in Punta Gorda?

Season, November to April, brings the most buyers; a well-prepared listing can sell year-round. We time it with you.

Can I sell right after closing with the builder?

Check your builder contract for any resale or occupancy clause first. If none applies, yes.

Do I pay the district assessment when I sell?

The current year’s assessment is prorated at closing like a tax, and the remaining principal stays with the lot unless you prepay it.

Should I prepay the district principal before selling?

That depends on your price and your buyer, because a buyer may value a lot with no principal balance. We run the numbers for your lot before you decide.

How do I explain the district to a buyer?

With the budget line and the principal in writing: $1,113.20 a year before collection costs in fiscal 2027, $12,581.23 of principal, the lightest class in Area Two.

What does the section 190.048 disclosure mean for a resale?

It is required on a first sale, but a resale buyer should see the same information. We include it in the listing file.

What must I give my buyer under Florida law?

The association disclosure summary under section 720.401, the flood disclosure under section 689.302 and the property tax disclosure under section 689.261.

Who pays the estoppel fee?

The contract decides; Florida caps the fee and requires delivery within 10 business days. With two associations you need two.

Do I need both associations’ estoppel certificates?

Yes, because each association states its own balance and a buyer is liable for unpaid assessments at transfer.

Does the association have to approve my buyer?

Only if the Declaration says so; it was not public on October 1, 2026. We confirm from your documents.

Can I put up a For Sale sign?

Governed by the rules, which are not public yet. We confirm before listing.

Are open houses allowed?

Governed by the rules; we confirm before scheduling one.

What must I disclose about flooding?

Any flood damage, flood insurance claim and federal flood assistance during your ownership, at or before the contract.

Does my Zone X result help my sale?

Yes, it is a selling point. We still recommend a flood quote for the buyer, because Zone X is not zero risk.

Should I get a wind mitigation report?

Yes, if you do not have one. It documents credits a buyer’s insurer can use.

Who pays the title policy in Charlotte County?

The seller customarily pays for the owner’s title policy in Charlotte County; the contract controls.

What closing costs does a seller pay here?

Typically documentary stamp tax on the deed, the owner’s title policy, any commission, estoppel fees and prorations; we give you a net sheet.

Will my buyer’s taxes be higher than mine?

Possibly. A first owner’s homestead cap does not transfer, which is why the contract must warn the buyer not to rely on your taxes.

What happens to my homestead when I sell?

You may port up to $500,000 of the assessment difference to a new Florida homestead within three years, by filing with the Property Appraiser.

Can I sell while a tenant is in place?

If your Declaration allows leasing, yes, subject to the lease. We read both before listing.

Should I sell furnished?

Sometimes, for a second-home buyer. We price furnished and unfurnished options separately.

Which upgrades pay off in a resale?

Finished items a new buyer would otherwise wait for and pay extra to choose: window coverings, lighting, storm protection and landscaping the association allows.

Should I get a pre-listing inspection?

On a new home, a builder warranty walk-through is often more useful; we help you schedule it.

Can I sell my townhome by owner?

You can, but you will still need both estoppels, the disclosures and a price with no comparables behind it. That is where we earn our fee.

I live out of state. Can you sell my townhome without me here?

Yes. We handle showings, the associations and a mail-away or remote closing.

How do I sell an inherited Willow townhome?

Start with the estate’s authority to sell and the deed, then the same association and district steps; we coordinate with the estate’s attorney.

Who should I call first?

Jesse McGreevy, at (239) 898-6072, for a pricing conversation built on the Willow record.

Why hire McGreevy and Comisar to sell my Townhomes at Willow home?

Because we read the phase before we price it: the plat letters, the district’s townhome class, the bond offering, both associations’ filings and the county’s parcel layer. We are the #1 Team in Southwest Florida since 2012 and Top 1% nationally since 2008.

Sources and Authoritative References

Every Townhomes at Willow fact on this page traces to a primary record, grouped below by issuer and numbered continuously: Charlotte County’s commissioners, Community Development, GIS and Property Appraiser, the Tuckers Pointe Community Development District and its bonds, the State of Florida, federal agencies, schools, healthcare and routing. We cite no realtor, portal or builder site.

Charlotte County Plat, Site Plan and Zoning Records

1. Charlotte County, FP-24-05 decision letter, Willow Townhomes final plat, February 5, 2026
2. Charlotte County, PP-24-05 decision letter, Willow Townhomes preliminary plat, December 13, 2024
3. Charlotte County, DRC-24-229 decision letter, Willow Townhomes PD final detail site plan, March 28, 2025
4. Charlotte County Ordinance 2022-059, PD-22-00008, with Exhibit B conditions
5. Charlotte County, FP-22-02-05 decision letter, Tuckers Pointe Phase 1 final plat
6. Charlotte County, PP-22-02-05 decision letter, Tuckers Pointe Phase 1 preliminary plat
7. Charlotte County, DRC-21-00189 decision letter, Tuckers Pointe final detail plan
8. Charlotte County, PP-24-03 decision letter, Willow Phase 2 preliminary plat
9. Charlotte County, DRC-24-046 decision letter (entrance signal condition)
10. Charlotte County, DRC-24-209 decision letter, Willow Phase 2 site plan
11. Charlotte County, DRC-25-090 decision letter, Willow Phase 3 site plan
12. Charlotte County, development review and petition decision letters index
13. Charlotte County, SE-25-009, county water tower special exception
14. Charlotte County, major development projects, October 2025
15. Charlotte County Clerk of the Circuit Court, plats and condominium plats

Charlotte County GIS and Property Appraiser

16. Charlotte County GIS, CCGISLayers map service
17. Charlotte County GIS, SubDivisions layer (WILLOW TOWNHOMES, WTH, Plat Book 28, 2026)
18. Charlotte County GIS, Ownership layer (townhome-tract parcels, use codes, owners, transfer dates)
19. Charlotte County GIS, petition layer
20. Charlotte County GIS, impact fee zones
21. Charlotte County Property Appraiser, public data and sales files
22. Charlotte County Property Appraiser, 2025 final rates by tax district
23. Charlotte County Property Appraiser, 2026 proposed rates by district
24. Charlotte County Tax Collector, property tax
25. Charlotte County Tax Collector, tourist development tax
26. Charlotte County MSBU public site

Charlotte County Emergency Management, Building and Projects

27. Charlotte County StormSurgeEvacuationZones feature service
28. Charlotte County, Know Your Zone
29. Charlotte County, Know Your Zone address lookup
30. Charlotte County, Storm Recovery
31. Charlotte County Emergency Management
32. Charlotte County, elevation certificates
33. Charlotte County, Fire Station 17
34. Charlotte County, water tower project
35. Charlotte County, Burnt Store Road East-West Connector (Tuckers Grade Extension)
36. Charlotte 2050, stormwater element

Tuckers Pointe Community Development District and Its Bonds

37. Tuckers Pointe CDD, Series 2026 offering statement, FMS Bonds
38. Tuckers Pointe CDD, adopted budget, fiscal year 2027
39. Tuckers Pointe CDD, adopted budget, fiscal year 2026
40. Tuckers Pointe CDD, meetings and documents
41. Tuckers Pointe CDD, About the District
42. Charlotte County Ordinance 2021-030 creating the Tuckers Pointe CDD
43. Tuckers Pointe CDD, agenda packet of March 19, 2026
44. Tuckers Pointe CDD, minutes of March 19, 2026
45. Tuckers Pointe CDD, agenda packet of June 5, 2026
46. Tuckers Pointe CDD, minutes of June 5, 2026
47. Tuckers Pointe CDD, agenda of August 20, 2026

State of Florida

48. Florida Division of Corporations, Townhomes at Willow Homeowners Association, Inc., N25000011687
49. Florida Division of Corporations, Townhomes at Willow articles of incorporation, filed September 10, 2025
50. Florida Division of Corporations, Willow Homeowners Association, Inc., N23000010778
51. Florida Division of Corporations, Willow Homeowners Association amended and restated articles, filed March 19, 2024
52. Section 720.401, Florida Statutes, disclosure summary
53. Section 720.30851, Florida Statutes, estoppel certificates
54. Section 720.3085, Florida Statutes, assessments and liability at transfer
55. Section 720.303, Florida Statutes, association records
56. Section 190.048, Florida Statutes, community development district sales disclosure
57. Section 689.302, Florida Statutes, flood disclosure
58. Section 689.261, Florida Statutes, property tax disclosure
59. Section 193.155, Florida Statutes, homestead assessment and portability
60. Section 553.79, Florida Statutes, permits and open permits
61. Florida DBPR, lodging and vacation rentals
62. Florida DBPR, licensee search
63. Florida Building Commission, wind-borne debris region report
64. Florida Geographic Data Library, wind speed data history
65. Florida Office of Insurance Regulation, wind mitigation resources
66. Citizens Property Insurance, mitigation credits on new homes
67. Florida Department of Education, School Grades 2026

Federal Records

68. FEMA National Flood Hazard Layer
69. FEMA National Flood Hazard Layer, LOMR layer (case 24-04-2434P)
70. Federal Register, flood map revision notice, April 17, 2025
71. FEMA, flood insurance
72. FEMA, Risk Rating 2.0
73. FloodSmart, what is my flood risk
74. National Hurricane Center, Hurricane Ian report
75. National Hurricane Center, Hurricane Charley report

Schools, Healthcare, Routing and News

76. Charlotte County Public Schools, Boundary Locator
77. Charlotte County Public Schools, Boundary Locator service
78. AdventHealth Port Charlotte
79. AdventHealth, emergency care expansion in Punta Gorda
80. HCA Florida Fawcett Hospital
81. OSRM open routing engine
82. U.S. Census Bureau Geocoder
83. WINK News, Charlotte County keeps its 25 percent flood insurance discount, September 9, 2025

Records Cited in Plain Text

84. Charlotte County Property Appraiser public sales files, qualified improved sales over $1,000 for the Tuckers Pointe plat, sales recorded September 27, 2025 to September 26, 2026, newest sale August 14, 2026; our analysis.
85. Charlotte County GIS ownership layer, all 382 parcels split from the townhome parent tract, queried October 1, 2026; our tabulation of use codes, owners and last-sale dates.
86. FEMA National Flood Hazard Layer, seven point queries inside the townhome tract on October 1, 2026; our tabulation.
87. Charlotte County Public Schools Boundary Locator, five townhome addresses and one negative control, October 1, 2026.

Downloadable Documents

The official documents below are published by the issuing authority, and each link opens the issuer’s own copy. The Townhomes at Willow Declaration, bylaws, rules and budget are not posted publicly; buyers receive them with the section 720.401 disclosure summary.

County sales data from the Charlotte County Property Appraiser, pulled September 2026.

McGreevy and Comisar, Best Realtor for Townhomes at Willow. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.