Turnleaf
Turnleaf in Punta Gorda is a new master-planned community of up to 1,762 homes. See 79 recorded sales in 12 months, the Coral Creek district fee stack, flood zones and drive times. Sell or buy with McGreevy and Comisar.
Turnleaf in Punta Gorda is a new master-planned community of up to 1,762 homes. See 79 recorded sales in 12 months, the Coral Creek district fee stack, flood zones and drive times. Sell or buy with McGreevy and Comisar.
Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Turnleaf sellers call first, and the team buyers call when they want the Coral Creek district assessment, the 2026 flood map revision and the county's recorded sales answered before they sign a builder contract. Jesse McGreevy and Marc Comisar lead the #1 real estate team in Southwest Florida since 2012, have been among the Top 1% Real Estate Agents Nationally Since 2008, and carry over $900 million in Sales. If you are weighing the best real estate agents in Punta Gorda, the test in a community this new is simple: ask who prices a home on the county's recorded deeds, and who has read the district's budget line by line.
Turnleaf is a master-planned community in Punta Gorda, Florida, a community of new homes in unincorporated Charlotte County with a Punta Gorda mailing address (ZIP 33955) and county tax district 120 (Charlotte County Property Appraiser, parcel record). It sits on the east side of Burnt Store Road (CR 765), west of US 41 and I-75, south of Punta Gorda (Charlotte County GIS, Subdivisions layer). Where most of the city's established neighborhoods are resale markets, Turnleaf is a builder market: every home on its county roll was built in 2025.
Three facts decide value here, and most listing pages blur at least one of them. First, the county has approved up to 1,762 homes on about 426 acres, the developer markets about 1,735 homesites, and only 412 homesites sit on recorded plats today, so the plan, the marketing and the ground each describe a different slice of Turnleaf (Charlotte County Planning and Zoning Board agenda, March 11, 2024, PD-23-00007). Second, owning here means paying more than one layer: a community development district assessment that varies by lot class, a master association whose dues are not published, and county taxes. Third, FEMA revised the flood map for the first phase in 2026, and a buyer who reads the 2022 map is reading the wrong one. The sections below take each in turn.
This guide is built from the Charlotte County Property Appraiser's public roll and sales files, the county's 2024 planned development approval and its development review decisions, the Coral Creek Community Development District's budgets, agendas, audit and 2024 bond memorandum, the Florida Division of Corporations record for the association, FEMA's flood map service and the map revision for Turnleaf Phase 1, the county's evacuation lookup and the Charlotte County Public Schools Boundary Locator. Every figure carries its source and date. Where a record is not public or was not available to us, we say so rather than estimate. The city-wide picture, including our guides to selling a home in Punta Gorda and buying a home in Punta Gorda, uses the same method.
McGreevy and Comisar price Turnleaf homes on the records that move them: 79 Charlotte County recorded sales in the latest 12 months at a $350,000 median, the Coral Creek district assessment class for the lot, FEMA's 2026 map revision and the four builders still selling next door. The team has been #1 in Southwest Florida since 2012.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; the newest qualified home sale in the file is dated August 28, 2026).
If you're searching for the best realtor for Turnleaf, whether you're ready to sell your Turnleaf 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 over $900 million in Sales between Jesse and Marc. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and every Turnleaf valuation we write starts from Charlotte County's recorded sales, not a portal estimate or a builder's advertised price.
Recent Turnleaf track record, from the county record. In the last 12 months we tracked 79 recorded qualified sales of improved properties in Turnleaf in the Charlotte County Property Appraiser's public sales files (sales recorded September 27, 2025 to September 26, 2026), at a median of $350,000 and a range of $239,500 to $887,400. The highest recorded sale was $887,400 on Camelot Lane on July 28, 2026. No Turnleaf home appears twice as a qualified sale in the file, so the 12-month record is first sales of new homes (Charlotte County Property Appraiser public sales files, our analysis). The calendar years are shown separately, each with its own count: 13 sales at a $455,000 median in 2025, and 67 sales at a $339,500 median from January 1 to September 26, 2026. Those windows overlap the 12-month window, so we never add them together or average them.
The MLS view of the same year. Days on market and sale-to-list ratio: Information not available at time of publishing (checked 2026-10-01). We lead with the county record for counts and prices because it is the public record of deeds, and we use the MLS only for the two measures it alone carries. When those two figures are available for Turnleaf we will add them with their own window.
For luxury Turnleaf sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. On a Turnleaf home that marketing starts with what the record shows: the lot's district assessment class, the flood zone as revised in 2026, the association's governing documents and the builders' current marketing on the next street, so a buyer comparing a resale with a new build sees exactly what the difference is worth.
Honors and recognition:
Selling your Turnleaf home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Turnleaf? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Turnleaf is a master-planned community of new homes in Punta Gorda with up to 1,762 homes approved by the county, four national builders selling, a community development district that bills every homesite by lot class, association dues that are not published, and a flood map revised in 2026. These eight points carry the rest of the page.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis; Coral Creek CDD FY2026 budget and FY2027 proposed budget; FEMA LOMR 25-04-4878P; builder marketing pages seen October 1, 2026).
This Turnleaf guide is organized so a seller or a buyer can jump straight to the record that answers the question: the county recorded sales, the master plan and the Coral Creek district, the fee stack, amenities, flood and insurance, schools and drive times, what is being built nearby, how Turnleaf compares with Willow and nearby communities, and the buyer and seller FAQs.
Living in Turnleaf means buying into a master-planned community of new homes on the Burnt Store Road corridor that is still being built out, with four builders selling, a community development district and a developer-controlled association in the background, no golf course or marina of its own, and a 45,507 acre state park down the road.
Data updated: October 2026 (Charlotte County Property Appraiser public parcel files, our analysis; Charlotte County development review records; estimated drive times computed October 1, 2026).
A buyer here is not choosing a finished neighborhood with a long history. The Phase I plat was recorded in 2024 (Plat Book 27, Page 13) and the Phase 1A plat in 2025 (Plat Book 28, Page 11) (Charlotte County GIS, Subdivisions layer). Two more plats, Phase 1B and Phase 2A, were in county review in August 2026. That sequence is the first thing to understand about daily life, because a home on an early street and a home on a later street are bought at different points in the same plan.
Turnleaf is a master-planned community: one planned development, one master association and one community development district covering many lots, with national builders selling homes inside it. The county rezoned the land as one planned development in 2024 under petition PD-23-00007, allowing up to 1,762 homes on about 426 acres (Charlotte County Planning and Zoning Board agenda, March 11, 2024). The developer markets about 1,735 homesites on 40, 50 and 60 foot lots (GreenPointe developer marketing).
The project was earlier called Coral Creek, which is still the name of its community development district (Coral Creek CDD, November 16, 2023 agenda). Turnleaf is developed by GreenPointe, and the land is held by Burnt Store Developers, LLC, the applicant on the county approvals (Florida Division of Corporations, Burnt Store Developers, LLC).
That is a plan, not a count of homes you can walk through today. The sections that follow keep the plan, the county roll and the sales record apart, because each answers a different question.
Turnleaf sits on the east side of Burnt Store Road (CR 765), west of US 41 and I-75, south of Punta Gorda. It is in unincorporated Charlotte County, not inside the City of Punta Gorda, and it uses a Punta Gorda mailing address in ZIP 33955 (Charlotte County Property Appraiser, parcel record). The county's tax district for its lots is district 120, and county government, not a city council, handles zoning, permits and road decisions here.
The county plat and the association both spell the name "Turnleaf", and this guide always says Turnleaf, Punta Gorda. The new-construction community of Willow lies to the northeast, east of US 41 near Tuckers Grade, with its own district, and Heritage Landing sits across Burnt Store Road.
The county roll lists 445 parcels on the two Turnleaf plats, 415 on Phase I and 30 on Phase 1A, of which 412 are platted homesites (our count from the roll's legal descriptions). The rest are tracts such as lakes, roads and common areas. Of the 445 parcels, 73 carry a year built, and every one of the 73 was built in 2025. Those 73 homes have a median of 2,106 square feet of heated living area, with a range of 1,219 to 3,309 square feet (Charlotte County Property Appraiser public parcel files, our analysis).
Two cautions apply. The roll lags new construction, so a home finished this summer may still be coded as a lot. And the 445 are not all homes: tracts are parcels too, and we make no claim about the use of each one. For a buyer, the practical meaning is that a Turnleaf street can hold finished homes, homes being built and empty lots at the same time. Before you commit to a lot, look at what sits on the parcels around it, and ask the builder for the schedule on the neighboring lots in writing.
Turnleaf is delivered in plats, and the plats are not equivalent from a buyer's side of the table. Phase I, recorded in 2024, holds every one of the 79 recorded sales in the latest 12 months (our analysis). Phase 1A, a 24-lot plat along Turnleaf Boulevard, was recorded in 2025. A Phase 1B plat of 56 lots and a Phase 2A plat of 204 single-family lots were in county review in August 2026 (Charlotte County, Major Projects, August 2026). Neither had been recorded when we checked.
The county's 2025 approval for Phase 1 also included 32 multifamily homes, which do not yet appear on the county roll (Gulf Shore Business, county approval of Phase 1 plans). We found no site plan or builder tied to them, so we describe no product.
For a buyer, the plat tells you three things to ask about. What is the district's assessment class for this lot, and is it already billed on the county tax bill? What is being built on the streets that the lot touches, and on what schedule? And what does the recorded plat show around it: a lake tract, a road tract, or more homesites? A resale buyer on a finished Phase I street and a new-construction buyer on a later plat can both be buying in Turnleaf and be on different footing on all three questions.
Dream Finders Homes, Lennar, M/I Homes and Perry Homes market new homes in Turnleaf, as of the builders' marketing pages seen on October 1, 2026, and each holds lots on the county's ownership layer (Charlotte County GIS, ownership layer). We do not link to builder pages from this guide. The developer's own release added M/I Homes to the builder team in June 2026 (GreenPointe developer marketing).
Builders sit in their own sections of the plan. County deed records and builder sales addresses place Perry Homes on Camelot Lane and Moonrise Lane, and M/I Homes on Loredo Way. Lennar's sales addresses show homes on the western part of Turnleaf Boulevard and the nearby courts. A builder section is a place to know, not a separate neighborhood: every builder sells inside the same association and the same district, under the same planned development. The district classes homes by lot width (40, 50 and 60 foot) and twin villa, and no document we read ties a builder's collection name to a district class, so the assessment follows the lot and its class, not the builder's brochure.
No. Turnleaf has no golf course, marina or boat ramp of its own, and its lakes are stormwater tracts maintained by the district (Coral Creek CDD, May 21, 2026 agenda). Rules on the use of the lakes were not available to us. The nearest golf and marina are at Burnt Store Marina, which has a Punta Gorda address but sits in Lee County; Safe Harbor Burnt Store there is about 8.3 road miles and 18 minutes from a point on Camelot Lane, by OSRM free-flow routing (Safe Harbor Marinas, Safe Harbor Burnt Store; OSRM open routing engine).
If golf or boating drives your search, Turnleaf is a community you drive away from, not one that includes them. The developer states Turnleaf will not have restricted access (developer FAQ, seen October 1, 2026), so we do not describe a gate or a guard.
The county approved a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court on about 2.52 acres at 13330 Turnleaf Boulevard, under DRC-25-066, with a decision letter dated June 2, 2025 (Charlotte County, DRC-25-066 decision letter). That is the list we print, because it is the list the county approved.
We do not describe the amenity center as open, and we do not describe it as started. The appraiser's record for the amenity tract shows vacant common area with no building, and no county record of construction or an opening date was found as of October 1, 2026 (Charlotte County Property Appraiser, amenity tract record). The center will be private, for residents; the records do not yet say whether the district or the association will own it. A buyer who wants to use the pool or the courts should ask for the written opening status, the access rules and any fee before signing. The full amenities section sits further down this page.
Turnleaf's strongest outdoor fact is its neighbor. Charlotte Harbor Preserve State Park, with its park address at 12301 Burnt Store Road, is about 7 minutes and 2.6 road miles from a point on Camelot Lane; the park covers 45,507 acres and charges no entrance fee (Florida State Parks, Charlotte Harbor Preserve State Park). The Charlotte Harbor Environmental Center's Alligator Creek Preserve at 10941 Burnt Store Road is about 4.3 road miles and 9 minutes from the same point (Charlotte Harbor Environmental Center, Alligator Creek Preserve).
To the east, the Fred C. Babcock/Cecil M. Webb Wildlife Management Area's Tuckers Grade entrance is about 6.7 road miles and 16 minutes away, with the 395 acre Webb Lake and three boat ramps where gasoline motors are not allowed; entry requires a fee or a management area permit (Florida Fish and Wildlife Conservation Commission, Babcock/Webb WMA). Distances in this section were computed with OSRM free-flow routing from a point on Camelot Lane, October 1, 2026, and they are estimates without traffic.
Turnleaf is a drive to nearly everything. Estimated drive times from 13347 Turnleaf Boulevard, with no traffic, are 15.5 minutes to Punta Gorda Airport, 15.7 minutes to downtown Punta Gorda (City Hall), 23.9 minutes to AdventHealth Port Charlotte and 25.5 minutes to Cape Coral. Fort Myers is 37.1 minutes, Southwest Florida International Airport 48.7 minutes and Sarasota 79.6 minutes (OSRM open routing engine).
The Gulf beaches are a longer trip. Englewood Beach measures 57.9 minutes and Fort Myers Beach 68.0 minutes. Port Charlotte Beach Park, at 27.4 minutes, is a harbor beach, not a Gulf beach, and we label it that way. We do not use developer or builder copy for beach or airport distances, because the measured times are the ones a buyer will actually drive.
Method: estimated drive times from 13347 Turnleaf Boulevard, OSRM free-flow routing, no traffic (our analysis, October 1, 2026). Add time for traffic and signals, especially from January to April. The full table sits in the drive-time section of this guide.
Errands run north. The nearest grocery store is the Publix at Burnt Store Marketplace, about 5.2 road miles and 11 minutes from a point on Camelot Lane, and the Walmart Supercenter on Taylor Road is about 5.9 road miles and 12 minutes (Publix, Burnt Store Marketplace; Walmart, Punta Gorda Supercenter). We found no grocery store on the stretch between Turnleaf and US 41.
The county has commercial land in the pipeline nearby, but an approval is not a store. A planned development south of Turnleaf with up to 195,000 square feet of commercial space (PD-25-13) was recommended by the Planning and Zoning Board in April 2026, and the county commission's decision was not available to us (Charlotte County Planning and Zoning Board agenda, April 13, 2026). A buyer should not price a home on the assumption that retail will open at the front door.
The developer and the district's 2024 bond memorandum describe a planned age-restricted section, but no plat, association or county approval naming it was found as of October 1, 2026 (Coral Creek CDD, Series 2024 Limited Offering Memorandum). The homes on the roll today carry no age restriction that we could find in a recorded document.
The Declaration is the controlling document for rentals, pets, vehicles, boats, signs and the resale of a home, and it was not available to us, so we print no rule and no limit. Turnleaf Homeowners Association, Inc. was filed in December 2024, is active as of October 1, 2026 and is still under developer control; no sub-association was found on the state's corporation records (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). A buyer who plans to rent a home, keep a pet or park a work vehicle should get the recorded Declaration and the association's rules from the builder or the association before making an offer.
Four things shape the weekly routine, and each has its own section below. For schools, the district's Boundary Locator assigned all seven Turnleaf addresses we checked (six streets) to East Elementary, Punta Gorda Middle and Charlotte High on October 1, 2026, and the state's 2026 grades for those schools are B, A and B (Charlotte County Public Schools, Boundary Locator; Florida Department of Education, School Grades 2026). That is a sample of addresses, not a boundary map, so you check your own address.
For flood, FEMA's 2026 map revision placed every built home's lot in Zone X (FEMA National Flood Hazard Layer). For storms, the county's evacuation zones split Turnleaf: of the 73 built homes, 68 are in Zone D and 5 in Zone C, and parts of the west side nearest Burnt Store Road are in Zone B (Charlotte County, Know Your Zone). For emergency response, the nearest county fire and EMS station is Station 5 at 15200 Burnt Store Road, about 5.6 minutes away, and Station 17 off US 41 is under construction with completion estimated for March 2027 (Charlotte County GIS, Fire Stations layer; Charlotte County, Fire Station 17). Water and sewer come from Charlotte County Utilities (Charlotte County Utilities Mapbook 2024). For electric and internet service, Information not available at time of publishing (checked 2026-10-01).
Turnleaf fits a buyer who wants a new home from a national builder in a master-planned setting, who is comfortable that the community will keep changing for years as later plats are built, and who is willing to read a district budget as part of the purchase. It also fits a buyer who values a state park a few minutes away and a drive of about 15 to 16 minutes to Punta Gorda Airport and downtown Punta Gorda, measured without traffic. And it suits a buyer who wants choice: four builders, three lot widths and a recorded price range in the latest 12 months from $239,500 to $887,400.
It fits less well for a buyer whose search starts with golf, a marina, a private club or a Gulf beach within a short drive, since none is inside Turnleaf and the measured Gulf beach drives are close to an hour. It also fits less well for a buyer who must know the rental, pet or age rules, or the association's dues, before looking at a single house, because the recorded Declaration and an association budget were not available to us. That buyer can still buy here, but those documents should be in hand before the offer, not after.
We walk a Turnleaf buyer through four documents before the kitchen. First, the Coral Creek district assessment for the exact lot, because the class (40, 50 or 60 foot, twin villa, and whether the lot is in a reduced debt class) sets the figure, and the budget publishes it by class. Second, the recorded Declaration and the association's budget, because the dues are not published and the rules are in the Declaration. Third, the flood file: the FEMA zone for that exact lot under the 2026 map revision, and the evacuation zone for the address. Fourth, for a new build, the contract's closing costs, the builder's schedule for the neighboring lots and the written status of the amenity center.
Those four answers move a decision more than the finishes do, and they are the answers a listing page rarely carries. Our guide to new construction in Punta Gorda covers how builder contracts and resales differ across the city.
Turnleaf recorded 79 qualified sales of improved properties in Charlotte County's public files from September 27, 2025 to September 26, 2026, at a $350,000 median and a range of $239,500 to $887,400. No Turnleaf home appears twice in the file, so these are first sales of new homes (our analysis).
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; builder marketing pages seen October 1, 2026).
Window | Recorded sales | Median |
|---|---|---|
September 27, 2025 to September 26, 2026 (12 months) | 79 | $350,000 |
Calendar year 2025 | 13 | $455,000 |
January 1 to September 26, 2026 | 67 | $339,500 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The file counts DOR-qualified sales of improved properties over $1,000. Recorded sales run through the county file dated September 27, 2026; the latest qualified home sale in it closed August 28, 2026, so the most recent weeks are not yet in it (Charlotte County Property Appraiser).
Each row is its own window with its own count. The 12-month window spans parts of both calendar years, so the 79 sales overlap the 13 and the 67, and we do not add, average or subtract them. The 12-month median of $350,000 sits on an odd count, so it is the price of an actual recorded sale in the middle of the file, not an average of two. The gap between a $455,000 median on 13 sales in 2025 and a $339,500 median on 67 sales in 2026 is a comparison of two windows of very different size, and we would not read it as a trend in home values.
Price band | Recorded sales, 12 months | Share of 79 |
|---|---|---|
Under $250,000 | 8 | 10 percent |
$250,000 to $349,999 | 30 | 38 percent |
$350,000 to $449,999 | 18 | 23 percent |
$450,000 to $549,999 | 18 | 23 percent |
$550,000 and up | 5 | 6 percent |
Total | 79 | 100 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026. Shares are rounded.
The market has one thick band and two even shoulders. Thirty of the 79 sales, a little under two in five, closed between $250,000 and $349,999. Another 36 split evenly between $350,000 to $449,999 and $450,000 to $549,999, which means 66 of the 79 sales, about 84 percent, closed between $250,000 and $549,999. Eight sales closed under $250,000 and five at $550,000 or more.
Four builders and three lot widths are selling at once, and the roll shows built homes from 1,219 to 3,309 square feet. We make no claim about what drives any one price, but a buyer at $300,000 and a buyer at $550,000 can both be shopping in Turnleaf without shopping the same product, and they should not read one median as the price of both.
Recording period | Recorded sales |
|---|---|
September 27 to December 31, 2025 | 12 |
January 1 to March 31, 2026 | 19 |
April 1 to June 30, 2026 | 34 |
July 1 to September 26, 2026 | 14 |
Total, 12 months | 79 |
Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026, counted by recording date.
The second quarter of 2026 carried the most recorded sales, with 34 of the 79. The last row is short for two reasons we can name: the latest qualified home sale in the file closed August 28, 2026, and recording lags closing, so September is barely in the file. We do not read the drop in the last row as a slowdown. A new-construction community records sales when builders close homes, in batches that follow construction schedules rather than buyer demand in a given month.
Of the 79 recorded sales, 57 carry a year built on the roll, and every one of the 57 is 2025. The other 22 have no year built on the roll yet. We draw no conclusion about those 22: the roll lags new construction, and we cannot tell from it what each sale included.
Across the community, the roll shows 73 homes with a year built, all 2025, with a median of 2,106 square feet of heated living area and a range of 1,219 to 3,309 square feet (Charlotte County Property Appraiser public parcel files, our analysis). We do not set the 73 against the 79 sales, because the roll counts parcels at one date and the sales file counts transfers over a window, and a home can sell before the roll shows it built.
No Turnleaf home appears twice as a qualified sale in the county file, so the 12-month record is first sales of new homes (our analysis). That matters to both sides of a transaction. For a buyer, every recorded price in the file is a builder's closed price, set in a builder's contract with that builder's incentives and options. For a seller, there is not yet a resale record in Turnleaf to price against, so the first resales will be priced against the builders' current homes and the recorded first sales.
It does not mean resales will not happen; it means none has been recorded as a qualified sale yet. When the first resales record, we will separate them from builder closings in this section, because the two are different markets in the same community.
The highest recorded sale in the 12-month window was $887,400 on Camelot Lane on July 28, 2026. We name the street and no house number, and the roll carries no size for that home yet. The highest recorded prices are on Camelot and Moonrise Lanes, where Perry Homes builds: all five sales at $550,000 and up were on those two streets, four on Camelot Lane and one on Moonrise Lane (our analysis).
A single recorded high is a data point, not a price range for the community, which is why we price each home against its own comparable sales and not against the top of the file. At the other end, the lowest recorded price in the window was $239,500, recorded twice. We make no claim about what drove either end of the range.
Builder and community name | Advertised price (builder marketing) |
|---|---|
Lennar, "Lennar at Turnleaf" | From $251,999 |
Dream Finders Homes, "Turnleaf" | From $287,990; 40 and 50 foot lots |
M/I Homes, "TurnLeaf" | From $326,990; five plans of 2,002 to 2,559 square feet; 50 foot homesites |
Perry Homes, "Turnleaf 50'" | From the $470s |
Perry Homes, "Turnleaf 60'" | From the $540s |
Source: Lennar, Dream Finders Homes, M/I Homes and Perry Homes marketing pages for Turnleaf, seen October 1, 2026. We do not link to builder pages.
These are advertised starting prices from the builders' own pages. They are not recorded sales and not a floor or ceiling for the community, and a builder's list price on a given day is a different number from what a deed records. We show them so a buyer can see what the builders advertise, and we do not read them against the county's price bands above. A buyer comparing a new home to a resale should compare recorded sales to recorded sales, and the builder's contract price, upgrades, lot premium and closing costs to the resale's total cost.
Measure | Turnleaf |
|---|---|
Median days on market | Information not available at time of publishing (checked 2026-10-01). |
Median sale-to-list ratio | Information not available at time of publishing (checked 2026-10-01). |
These are the two measures only the MLS carries, and neither is available for Turnleaf at the time of publishing. We do not substitute a figure from another community. In a market of builder first sales they would also read differently from a resale market, since a builder's list and close prices follow its own contract terms. Our guide to Burnt Store Village shows the format these measures take when they are available.
The windows differ, so we state each one. Our Burnt Store Village guide reports 77 recorded sales from September 27, 2025 to September 26, 2026 at a $325,000 median (McGreevy and Comisar, Burnt Store Village). Our Heritage Landing guide reports 138 recorded sales from September 5, 2025 to August 31, 2026 at a $352,500 median (McGreevy and Comisar, Heritage Landing). Our Willow guide reports 93 recorded sales in the same 12-month window as Turnleaf, with no 12-month median stated and a 2025 calendar-year median of $330,000 on 86 sales (McGreevy and Comisar, Willow).
Turnleaf's 12-month window matches the Burnt Store Village and Willow windows, with 79 recorded sales against 77 and 93. Heritage Landing's window is different, so we do not rank it on the same line. The full comparison table, including Burnt Store Lakes and Babcock Ranch, sits in the comparison section below.
A Turnleaf seller is not selling into a quiet, built-out market. The county file shows 79 recorded first sales in 12 months, four builders advertise their own homes on nearby streets, and later plats are still in county review, so a buyer has more than one way to buy a new home in Turnleaf. That is the context for pricing, and it is why we start a Turnleaf valuation from the recorded sales for homes like yours, not from a builder's list price or a portal estimate.
Three habits keep a price honest. Compare your home with recorded sales of the same builder product and a similar size, and keep the windows stated. Treat a builder's advertised price as marketing and not as a recorded sale. And present the cost of ownership next to the price: a buyer sees the district assessment and the association dues as part of what the home costs, so a seller who has the assessment class, the tax bill and the association's estoppel information ready removes a source of doubt. Our guide to selling a home in Punta Gorda walks through that process.
The county roll is the file that records a home's year built, and it lags new construction. A sale recorded on a parcel that still shows no year built may be a finished home that the roll has not caught up with, and the roll does not say which. That is why 22 of the 79 sales carry no year built, and why we draw no conclusion from them.
It also explains why the 73 homes on the roll and the 79 sales are not set against each other. The roll counts parcels at one date, and the sales file counts transfers over a window. A reader who divides one by the other will get a number that means nothing, and we would rather print the counts side by side and label each.
We can measure some of what separates one Turnleaf sale from another, and we cannot measure the rest. The district's class for the lot (40, 50 or 60 foot, twin villa, standard or reduced debt) is a published, per-home figure that follows the property. The builder and the street shape what is nearby and when it will be finished. The flood zone for the exact lot, as revised in 2026, and the evacuation zone for the address change the insurance conversation lot by lot. The size of the home matters, and the roll shows built homes from 1,219 to 3,309 square feet. Finish level, options and builder incentives are not recorded by any county field, so we read them from the contract and the property, not from the roll.
We do not claim a cause for any price in the file. We report the bands and the counts, and we price a given home against its own comparable sales.
A buyer should read the sale price next to what the home costs to own. For fiscal year 2026, the Coral Creek district's adopted on-roll assessment is $2,002.56 for a twin villa, $2,205.05 for a 40 foot single-family lot, $2,610.04 for a 50 foot lot and $3,015.02 for a 60 foot lot, with lower totals for lots in the reduced debt classes: $1,946.81, $2,287.24 and $2,627.66 for the 40, 50 and 60 foot classes (Coral Creek CDD, FY2026 budget). The budget does not explain which lots are in a reduced class or why. For fiscal year 2027 the district has proposed slightly higher totals, from a hearing held August 20, 2026; the adopted budget was not posted as of October 1, 2026 (Coral Creek CDD, FY2027 proposed budget).
The district's assessment pays for running its infrastructure and for the debt service on its Series 2024 bonds, which mature through 2054 (Coral Creek CDD, Series 2024 Limited Offering Memorandum). The county's 2025 millage for tax district 120 was 15.0855 mills, and the 2026 proposed rate is 15.4046 mills, with the final rate not available at the time of publishing (Charlotte County Property Appraiser, 2025 Final Rate Chart; Charlotte County Property Appraiser, 2026 Proposed Rates). Association dues are unpublished. The fee-stack section below lays out every layer, including the ones that are unpublished.
Turnleaf has up to 1,762 homes approved, four builders selling and a Coral Creek district assessment that follows every lot by class, so the right first step for a buyer is a conversation about the lot, the class and the documents before a builder contract. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and in the last 12 months we tracked every one of the 79 recorded Turnleaf sales in the county file. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Sellers can get a free home valuation built on the county's recorded sales and the lot's district class, or call Jesse direct at (239) 898-6072.
Turnleaf was earlier known as Coral Creek, a project on Burnt Store Road in unincorporated Charlotte County. The county created its community development district in 2022, rezoned the land as one planned development in 2024, and recorded the first two plats in 2024 and 2025. The first recorded home sales followed in 2025.
Data updated: October 2026 (Charlotte County Planning and Zoning agenda of March 11, 2024; Charlotte County GIS subdivision, ownership and petition layers; Coral Creek Community Development District records and Series 2024 bond memorandum; Florida Division of Corporations; Charlotte County Property Appraiser public roll and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026).
Before the sales centers opened, the land on the east side of Burnt Store Road carried a different name. The district's own engineer described the project as "the Burnt Store development, also known as Coral Creek or Turnleaf" in a November 2023 supplement to the master engineer's report (Coral Creek Community Development District, agenda package of November 16, 2023). A state water management permit notice called it "Turnleaf (f.k.a Coral Creek)" (Florida Public Notices, Southwest Florida Water Management District permit notice).
The marketing name changed. The taxing district's name did not. Turnleaf sits inside the Coral Creek Community Development District, and every district budget, agenda and bond document uses that name (Coral Creek Community Development District). If you are reading a tax bill, an audit or a bond disclosure and the word Turnleaf never appears, that is why. On this page we say Turnleaf for the community and Coral Creek when we quote the district.
Turnleaf is on the east side of Burnt Store Road (County Road 765), west of US 41 and Interstate 75, south of Punta Gorda (Charlotte County GIS, SubDivisions layer, plat query for Turnleaf). The county property appraiser places its lots in tax district 120, which is unincorporated Charlotte County, even though the mailing address reads Punta Gorda, Florida 33955 (Charlotte County Property Appraiser, parcel record 422309251002). The county's Burnt Store Area Plan covers this stretch of the corridor, from the Lee County line north toward Tuckers Grade and east to US 41 (Charlotte County, Burnt Store Area Plan).
That location puts Turnleaf among several new communities on the same corridor. Each has its own plat and district, and the sub-communities section below lists the names a buyer is most likely to confuse with Turnleaf. For a wider view of the city and its neighborhoods, start with our Punta Gorda guide.
GreenPointe markets Turnleaf as its community (GreenPointe, Turnleaf community page, developer marketing). The land itself is held by Burnt Store Developers, LLC, a Delaware company that filed to do business in Florida in March 2022 and active as of October 1, 2026 (Florida Division of Corporations, Burnt Store Developers, LLC). That company is the applicant of record on the county's 2024 rezoning (Charlotte County Planning and Zoning Board agenda, March 11, 2024).
For a buyer, the practical point is simple. When a county record, a deed or a district notice names Burnt Store Developers, LLC, it is talking about the Turnleaf landowner. When a brochure says GreenPointe, it is talking about the same project.
Charlotte County created the Coral Creek Community Development District in 2022 (Ordinance 2022-008, as cited in the district's audit and bond memorandum) (Florida Auditor General, Coral Creek Community Development District audit for fiscal year 2025; Coral Creek Community Development District, Series 2024 Limited Offering Memorandum). We did not read the ordinance itself, so we cite it as the district's own documents do.
A community development district is a local unit of special-purpose government under Chapter 190 of the Florida Statutes (Florida Statutes, Chapter 190). It borrows money with bonds to build roads, drainage, water and sewer lines and similar infrastructure, and it repays those bonds through annual assessments on the lots it serves. It also levies an operating assessment to maintain what it owns. For a Turnleaf buyer, the district matters because its assessment runs with the property and shows up on the county tax bill once a home is sold to an owner. The fee section of this page prints every published figure.
The county rezoned the land as one planned development in 2024, under petition PD-23-00007. The county's Planning and Zoning Board heard it on March 11, 2024. The agenda describes up to 1,762 dwelling units on 425.93 acres, reduced from an earlier 2,103-unit request (Charlotte County Planning and Zoning Board agenda, March 11, 2024). Gulf Shore Business reported that the Board of County Commissioners was scheduled to review the rezoning on April 23, 2024 (Gulf Shore Business, Turnleaf rezoning report); the adopting ordinance and its date were not available to us.
The petition file on the county's document server is an image scan, and we could not read its conditions as text (Charlotte County, PD-23-00007 petition file). So we print the ceiling, the acreage and the petition number, and we do not print an ordinance number or any condition we have not read.
In February 2024 the district sold one bond series: $12,820,000 of Special Assessment Revenue Bonds, Series 2024. The memorandum is dated February 8, 2024 (Coral Creek Community Development District, Series 2024 Limited Offering Memorandum). Those bonds financed infrastructure for the first assessment area, and they are repaid by the debt service lines on Turnleaf lots. About $12.1 million remained outstanding at September 30, 2025, according to the district's audit (Florida Auditor General, Coral Creek Community Development District audit for fiscal year 2025). The fee section breaks the bonds down by maturity.
Two Turnleaf plats are recorded. Turnleaf Phase I was recorded in 2024 in Plat Book 27, Page 13, and Turnleaf Phase 1A was recorded in 2025 in Plat Book 28, Page 11 (Charlotte County GIS, SubDivisions layer, plat query for Turnleaf). Phase 1A added 24 residential lots on Turnleaf Boulevard as a replat of the first phase (Charlotte County, Major Projects report, April 2025).
We print the plat book, the page and the year and nothing finer. The exact recording dates and instrument numbers are in the Clerk of Court's official records, and your title company will pull them for a specific lot.
Turnleaf Homeowners Association, Inc. filed with the Florida Division of Corporations in December 2024 as a not-for-profit corporation, document number N24000014119 (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). The governance section explains what that association does and what we could and could not read about it.
Four national builders market new homes in Turnleaf as of October 1, 2026: Dream Finders Homes, Lennar, M/I Homes and Perry Homes. Each also holds Turnleaf lots on the county's ownership layer (Charlotte County GIS, Ownership layer). The developer's 2025 announcements named three of them, Dream Finders Homes, Lennar and Perry Homes, and a June 2026 developer release announced that M/I Homes had joined (GreenPointe news releases, developer marketing). We print no model count, launch month or grand-opening date, because none comes from a county or district record.
The county approved the amenity center site plan in 2025 under petition DRC-25-066, which the amenities section describes (Charlotte County, DRC-25-066 decision letter).
The county roll lists 445 parcels across the two Turnleaf plats. Of those, 412 are platted homesites; the rest are tracts such as lakes, preserves, roads and open space (Charlotte County Property Appraiser public roll files, our analysis). The 412 figure is our count from the legal descriptions on the roll. It is not a count of homes.
Seventy-three homes carry a year built on the 2026 roll, all of them 2025. Their heated living area has a median of 2,106 square feet, with a range of 1,219 to 3,309 square feet (Charlotte County Property Appraiser public roll files, our analysis). The roll lags new construction, so the number of homes standing today may be higher than the number with a year built, and we do not use the roll to count empty lots.
Here is where those 73 homes sit, by street, as the roll lists them.
Street on the roll | Parcels with a year built (all 2025) |
|---|---|
Turnleaf Boulevard | 50 |
Jasper Way | 15 |
Grassmere Court | 5 |
Wilgrove Place | 2 |
Camelot Lane | 1 |
Total | 73 |
Source: Charlotte County Property Appraiser public roll files, our analysis. Everbreeze Lane, Loredo Way, Moonrise Lane, Hammock Dale Drive and Skylark Court carry no parcel with a year built on this roll.
Read the table as a snapshot of a roll in motion. The first finished homes are concentrated on Turnleaf Boulevard and the courts off it. Streets with no year built on the roll may already have homes under construction or closed; the roll simply has not caught up.
The county's recorded sales give a second view of the start. In calendar 2025 the file shows 13 qualified sales of improved properties on the Turnleaf plats, with a median of $455,000. From January 1 to September 26, 2026 it shows 67, with a median of $339,500 (Charlotte County Property Appraiser public sales files, our analysis). Each figure has its own count and window, and we do not add or average them. One of the 2025 sales falls before the 12-month window used in the market section, so the two calendar figures do not combine into the 12-month count.
No Turnleaf home appears twice as a qualified sale in the county file, so the record so far is first sales of new homes, not resales (our analysis). The market section of this page covers the full 12-month picture, the price bands and what the record can and cannot tell you.
Date | What happened | Source |
|---|---|---|
2022 | Charlotte County creates the Coral Creek Community Development District (Ordinance 2022-008, as cited by the district) | |
March 2022 | Burnt Store Developers, LLC files to do business in Florida | |
February 2024 | District issues $12,820,000 of Series 2024 bonds | |
March 11, 2024 | Planning and Zoning Board hears PD-23-00007, up to 1,762 units on 425.93 acres | |
April 23, 2024 | County commissioners scheduled to review the rezoning, as reported by Gulf Shore Business | |
2024 | Turnleaf Phase I plat recorded, Plat Book 27, Page 13 | |
December 2024 | Turnleaf Homeowners Association, Inc. files | |
2025 | Turnleaf Phase 1A plat recorded, Plat Book 28, Page 11 | |
June 2, 2025 | County decision letter approves the amenity center site plan, DRC-25-066 | |
2025 | First recorded home sales on the Turnleaf plat | |
January 7, 2026 | FEMA issues the Turnleaf Phase 1 as-built map revision, LOMR 25-04-4878P, effective May 27, 2026 | |
August 2026 | Phase 1B (56 lots) and Phase 2A (204 lots) plats in county review | |
August 20, 2026 | District holds its hearing on the proposed FY2027 budget | |
November 19, 2026 | Landowners' election for district Seats 1, 2 and 5 |
Buyers comparing Turnleaf with other new-construction communities nearby can read how Willow and Heritage Landing came together, and our guide to new construction in Punta Gorda explains what to ask any builder.
The master plan for Turnleaf allows up to 1,762 homes on about 426 acres under the county's 2024 planned development approval, and the developer markets about 1,735 homesites. Two plats hold 412 homesites today, two more plats were in county review in August 2026, and no build-out date is published.
Data updated: October 2026 (Charlotte County Planning and Zoning agenda of March 11, 2024; Charlotte County GIS subdivision layer; Charlotte County Major Projects reports of April 2025 and August 2026; Coral Creek Community Development District Series 2024 bond memorandum; Charlotte County Property Appraiser public roll files, our analysis).
Two numbers describe the size of Turnleaf, and they come from different kinds of documents. The county's planned development approval, petition PD-23-00007, allows up to 1,762 dwelling units (Charlotte County Planning and Zoning Board agenda, March 11, 2024). The developer markets about 1,735 homesites on 40, 50 and 60 foot lots (GreenPointe, "GreenPointe Holdings announce TurnLeaf in Charlotte County", developer marketing).
A ceiling is the most the county will allow, not a promise that every unit gets built. The marketed figure is what the developer says it plans to sell. We print both and label each, and we do not treat the gap between them as a fact about future phases.
The county's rezoning agenda gives the site as 425.93 acres, which we round to about 426 (Charlotte County Planning and Zoning Board agenda, March 11, 2024). The district's bond memorandum also describes approximately 426 acres of district lands (Coral Creek Community Development District, Series 2024 Limited Offering Memorandum). Other acreage figures circulate in marketing and press, and we do not repeat them.
Plat | Status as we found it | Homesites | Source |
|---|---|---|---|
Turnleaf Phase I | Recorded 2024, Plat Book 27, Page 13 | 412 platted homesites across the two recorded plats (our count from the roll) | |
Turnleaf Phase 1A | Recorded 2025, Plat Book 28, Page 11; a replat adding 24 lots on Turnleaf Boulevard | Included above | |
Turnleaf Phase 1B | In county review, August 2026 | 56 lots proposed | |
Turnleaf Phase 2A | In county review, August 2026 | 204 single-family lots proposed |
The two pending plats are not recorded, so we do not call their lots platted. A plat in review can change before it records, and the lot count printed above is the count in the county's August 2026 report, not a final number.
The county's 2025 approval for Phase 1 included 32 multifamily homes alongside the single-family lots, according to a press account of the county action (Gulf Shore Business, Charlotte County approves development plans in east county, Burnt Store corridor). Those 32 homes do not yet appear on the county roll as lots or units. We have not identified the tract, the builder or the product for them, so we describe them only as approved and not yet on the roll.
The developer markets 40, 50 and 60 foot homesites (GreenPointe, developer marketing). The builders describe their own sections the same way: Dream Finders Homes advertises 40 and 50 foot lots, M/I Homes advertises 50 foot homesites, and Perry Homes sells two sections named Turnleaf 50' and Turnleaf 60' (builder marketing, seen October 1, 2026).
The district uses its own vocabulary. Its assessment tables bill single-family classes labelled 40, 50 and 60 feet, plus a twin villa class (Coral Creek Community Development District, FY2026 adopted budget). Those labels decide your assessment, and they are a billing vocabulary, not a survey. The recorded plat is the document that gives a lot's true dimensions, and we do not print lot widths measured from county maps.
The twin villa class appears in the district's tables. We have not seen a plat, a builder page or a county record that says where twin villas will be built or how many exist on the ground, so we print the class and nothing more.
The developer and the district's 2024 bond memorandum describe a planned age-restricted, active-adult section within Turnleaf (GreenPointe, Turnleaf community page, developer marketing; Coral Creek Community Development District, Series 2024 Limited Offering Memorandum). No plat, association or county approval naming that section was found as of October 1, 2026. We print no size, location, builder or opening date for it.
If you want a 55-and-over home in Turnleaf specifically, ask the seller or builder for the recorded document that creates the age restriction on that lot. Until a plat, a supplemental declaration or a sub-association exists in the public record, the section is a plan.
The number of phases and the build-out schedule are not published in any record we read. The county's general concept plan for PD-23-00007 would hold the phasing, and its text is an image scan (Charlotte County, PD-23-00007 petition file). Information not available at time of publishing (checked 2026-10-01).
The same is true of the product split across the full 1,762 units. The developer describes single-family homesites and an active-adult section; the county approval we read sets a ceiling in dwelling units, not a split by type. How many of each will be built, and where, is not in a public record we could read.
Adding the figures that do exist gives a rough sense of scale. The 412 platted homesites, the 32 multifamily homes in the 2025 approval, and the 56 and 204 lots in the two plats under review total 704 (our arithmetic). That is about four in ten of the 1,762-unit ceiling. The remainder sits on land that is not yet platted, and its timing is not published.
We show this as a sum of separate records, each with its own status. It is not a forecast, and a buyer should not read it as the number of homes Turnleaf will have by any date.
The finished homes on the roll are on the first plat. Phases 1B and 2A were in county review in August 2026, and land beyond them is not yet platted. A buyer today lives next to active construction for as long as later phases take to build, and that timing is not published. Ask the builder which plat your lot is on, whether the street has been accepted, which district class and assessment apply to the lot, and what is planned for the land behind and beside it.
If you are weighing a Turnleaf lot against other new-construction communities, our guide to buying a home in Punta Gorda lists what we check on every new-build contract.
Turnleaf is governed in three layers. Charlotte County, not the City of Punta Gorda, sets zoning and collects taxes. The Coral Creek Community Development District finances and maintains infrastructure. Turnleaf Homeowners Association, Inc., still under developer control, enforces private covenants under a recorded Declaration that was not available to us.
Data updated: October 2026 (Florida Division of Corporations records read October 1, 2026; Coral Creek Community Development District website, budgets and agenda packages of August 21, 2025, May 21, 2026 and August 20, 2026; Florida Auditor General audit for fiscal year 2025; Charlotte County Property Appraiser).
Turnleaf sits entirely in unincorporated Charlotte County, even though its mailing address says Punta Gorda (Charlotte County Property Appraiser, parcel record 422309251002). Zoning, building permits and platting run through Charlotte County. The county's rate chart for tax district 120 shows no City of Punta Gorda levy (Charlotte County Property Appraiser, 2025 final rates by tax district).
The master association is Turnleaf Homeowners Association, Inc., a Florida not-for-profit corporation, document number N24000014119. It filed in December 2024 and shows as active on the Florida Division of Corporations site as of October 1, 2026 (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.).
We do not print the association's officers, registered agent or management company. Those change, and the state record is the place to read them on the day you need them. Ask for the current manager's name in writing before closing.
The association's directors listed in its annual reports are affiliated with the developer, so the association is still under developer control (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). That is normal in a new Florida community. Chapter 720 of the Florida Statutes sets when members must be allowed to elect directors, and the recorded Declaration sets the details for a specific community (Florida Statutes, section 720.307). We found no published turnover date for Turnleaf.
Until turnover, the developer's appointees adopt the budget, set the dues and enforce the rules. A buyer should read the budget the association has adopted for the current year and ask how it has changed since the first homes closed.
We searched the Florida Division of Corporations for other Turnleaf associations and found none tied to this community (Florida Division of Corporations, name search for Turnleaf). A separate search for Burnt Store names found no homeowners association tied to this project (Florida Division of Corporations, name search for Burnt Store). Other businesses with "Turnleaf" in their names exist and are unrelated to the association.
A later filing could change this, especially if the planned age-restricted section is built with its own association. Confirm with the builder which association or associations a specific lot belongs to.
The recorded Declaration was not available to us; it controls. We could not retrieve it, or the bylaws, the rules or any supplemental declaration, from the public record. So we cannot tell you what the Declaration says about rentals, pets, vehicles, boats, signs, fences, architectural review, age restrictions or resales.
Rules a reader may see in marketing, about vehicles, boat storage or pets, are not the governing document. The Declaration and the association's adopted rules govern every one of those topics, and the route to them is a written request to the builder or the title agent before you sign. Where a reader would expect a rule or a number, this is the line to use: Information not available at time of publishing (checked 2026-10-01).
The developer states that Turnleaf will not have restricted access (developer's Turnleaf FAQ page, developer marketing). We have not read a county condition or a recorded document that sets the entry design, so we attribute the statement to the developer and do not describe the entrance ourselves.
Turnleaf as a whole is not described as age-restricted in any record we read. The developer and the district's 2024 bond memorandum describe a planned age-restricted section inside it, which has no plat, association or county approval naming it as of October 1, 2026 (GreenPointe, developer marketing; Coral Creek Community Development District, Series 2024 Limited Offering Memorandum). The Declaration is the document that would create and enforce an age restriction, and it was not available to us.
The district is a Chapter 190 unit of special-purpose local government, created by Charlotte County in 2022 (Ordinance 2022-008, as cited in the district's audit and bond memorandum) (Florida Auditor General, Coral Creek Community Development District audit for fiscal year 2025). Wrathell, Hunt and Associates manages it, and the district posts its agendas, budgets and audits on its own website (Coral Creek Community Development District).
The district's correct name is Coral Creek Community Development District. One page of the developer's website uses a different district name, and no district by that other name was found in any record. Search for Coral Creek when you look up the district's budget or a payoff letter.
The district has five supervisors, elected by landowners rather than by registered voters. The district's auditor reports that every board member is affiliated with the developer (Florida Auditor General, Coral Creek Community Development District audit for fiscal year 2025). The district recorded zero registered voters as of April 15, 2025 (Coral Creek Community Development District, agenda package of August 21, 2025).
A landowners' election for Seats 1, 2 and 5 is set for November 19, 2026 (Coral Creek Community Development District, agenda package of August 20, 2026). In a landowner election, votes are cast by acreage, so the developer and builders who still own most of the land decide the outcome. Under Chapter 190, seats move to elections by qualified electors as the district reaches population and time thresholds set in the statute (Florida Statutes, Chapter 190). We do not name supervisors on this page.
The auditor also notes that the district's activity depends on the developer's continued involvement (Florida Auditor General, Coral Creek Community Development District audit for fiscal year 2025). That is a standard note for a young district, and it is one more reason to read the budget each year.
The district lists regular meetings for October 15 and November 19, 2026 (Coral Creek Community Development District). It held its public hearing on the proposed fiscal year 2027 budget on August 20, 2026 (Coral Creek Community Development District, agenda package of August 20, 2026). Minutes of that hearing and the adopted fiscal year 2027 budget had not been posted when we checked on October 1, 2026.
Coral Creek meetings are held right after meetings of the Tuckers Pointe Community Development District, which serves Willow, with the same manager. The two are separate districts with separate budgets and bonds (Coral Creek Community Development District, agenda package of August 20, 2026). Any resident or buyer can attend a district meeting and read the agenda package in advance. Packages are where budgets, assessment notices and maintenance agreements appear first, which is why we read them for this page.
On May 21, 2026 the district's board approved, in substantial form, an agreement under which Turnleaf Homeowners Association, Inc. will manage, operate and oversee district property, and the August 20, 2026 agenda carried its ratification (Coral Creek Community Development District, agenda package of May 21, 2026; agenda package of August 20, 2026). The agreement's list of district property names lake tracts L-1 through L-11 with their littoral shelves and control structures, the road tracts, the stormwater management facilities, and the sod, trees, shrubs and irrigation within the district's rights-of-way and stormwater tracts. It does not list the amenity center.
The district's operating budget matches that list. Its field operations lines are stormwater maintenance, landscape maintenance and a streetlight lease, with no line for a clubhouse, pool or lifestyle staff (Coral Creek Community Development District, FY2026 adopted budget; FY2027 proposed budget).
For an owner, the practical point is that a lake, a road or a streetlight may belong to the district, the association or the county, depending on the tract. The title commitment and the recorded plat for your lot are the documents that answer it.
Owning a home in Turnleaf means county property tax at 15.0855 mills for 2025, a Coral Creek district assessment of $1,946.81 to $3,015.02 a year on the tax bill for FY2026 depending on lot class, and master association dues that are unpublished. Several other layers are unpublished too.
Data updated: October 2026 (Coral Creek Community Development District FY2026 adopted budget, FY2027 proposed budget and agenda package of August 20, 2026; Series 2024 bond memorandum; Florida Auditor General audit for fiscal year 2025; Charlotte County Property Appraiser 2025 final and 2026 proposed rates; Charlotte County GIS assessment layer; read October 1, 2026).
Every billed layer we could identify is in this Fee Stack. Where a layer is unpublished, the table says so and does not estimate.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Coral Creek district, on the tax bill, twin villa class | FY2026 $2,002.56 (operations and maintenance $585.11 plus debt service $1,417.45); FY2027 proposed $2,050.54 | Annual | District operations (landscape, stormwater, streetlights) and debt service on the Series 2024 bonds | |
Coral Creek district, single-family 40 ft class | FY2026 $2,205.05 (debt $1,619.94); reduced class $1,946.81 (debt $1,361.70). FY2027 proposed $2,253.03 and $1,994.79 | Annual | Same | |
Coral Creek district, single-family 50 ft class | FY2026 $2,610.04 (debt $2,024.93); reduced class $2,287.24 (debt $1,702.13). FY2027 proposed $2,658.02 and $2,335.22 | Annual | Same | |
Coral Creek district, single-family 60 ft class | FY2026 $3,015.02 (debt $2,429.91); reduced class $2,627.66 (debt $2,042.55). FY2027 proposed $3,063.00 and $2,675.64 | Annual | Same. The budget does not say which lots are in the reduced class | |
District operations and maintenance change | $585.11 (FY2026) to $633.09 proposed (FY2027) on the tax bill, a change of $47.98, per the district's mailed notice; billed directly, $550.00 to $595.10 | Annual | Same | |
District debt term | Series 2024 bonds mature through 2054; prepayment is allowed; a payoff amount comes from the district manager | Through 2054 | Debt service | |
Master association (Turnleaf Homeowners Association, Inc.) | unpublished | unpublished | The recorded Declaration controls and was not available to us | Florida Division of Corporations (existence only) |
Age-restricted section association | unpublished (no such association exists in the state's corporate records) | n/a | n/a | |
County ad valorem millage, tax district 120 | 15.0855 mills for 2025; 15.4046 mills proposed for 2026 (sum of the published proposed rates); final 2026 not available | Annual | County, schools, law enforcement, lighting, water management, navigation, environmentally sensitive lands | |
Charlotte County Fire Rescue assessment | Applies; rate unpublished for a Turnleaf home | Annual | Fire and emergency medical service | |
Solid waste | unpublished | Annual | Curbside collection | Information not available at time of publishing (checked 2026-10-01). |
Capital contribution at closing | unpublished | One time | unpublished | Information not available at time of publishing (checked 2026-10-01). |
Transfer, estoppel and resale certificate | unpublished (estoppel fees are capped by section 720.30851, Florida Statutes) | At sale | unpublished | |
Owner's title policy | In Charlotte County the seller customarily pays | At sale | Title insurance | County custom |
Homeowners and flood insurance | unpublished (no quotes) | Annual | Wind, flood, liability | Information not available at time of publishing (checked 2026-10-01). |
FY2026 is the district's adopted budget and the current bill. FY2027 is proposed: the district held its hearing on August 20, 2026, and the adopted budget had not been posted as of October 1, 2026 (Coral Creek Community Development District, agenda package of August 20, 2026). Treat the FY2027 column as the district's published proposal, not as a final bill.
On-roll amounts are what a homeowner sees on the county tax bill. Off-roll amounts are billed directly by the district to builders and the developer on land not yet sold to an owner. Once a lot is sold to a homeowner, the district assessment appears on the Charlotte County tax bill (Coral Creek Community Development District, agenda package of August 20, 2026). So a buyer of a finished Turnleaf home should expect the district lines on the tax bill, not on a separate invoice.
Class labels follow the district's assessment roll, not a builder's product name. The class that applies to your lot has to come from the district or from the builder's disclosure, in writing.
The district's operating charge is the same for every on-roll class. The debt service charge differs by class, because larger lots carry a larger share of the bonds. Here is every on-roll class, from the FY2026 adopted budget and the FY2027 proposed budget (Coral Creek Community Development District, FY2026 adopted budget; FY2027 proposed budget).
On-roll class | FY2026 operations and maintenance | FY2026 debt service | FY2026 total | FY2027 proposed total |
|---|---|---|---|---|
Twin villa | $585.11 | $1,417.45 | $2,002.56 | $2,050.54 |
Single-family 40 ft | $585.11 | $1,619.94 | $2,205.05 | $2,253.03 |
Single-family 40 ft, reduced | $585.11 | $1,361.70 | $1,946.81 | $1,994.79 |
Single-family 50 ft | $585.11 | $2,024.93 | $2,610.04 | $2,658.02 |
Single-family 50 ft, reduced | $585.11 | $1,702.13 | $2,287.24 | $2,335.22 |
Single-family 60 ft | $585.11 | $2,429.91 | $3,015.02 | $3,063.00 |
Single-family 60 ft, reduced | $585.11 | $2,042.55 | $2,627.66 | $2,675.64 |
FY2027 figures are proposed. The FY2027 proposed budget keeps each debt service line the same as FY2026 and raises operations and maintenance to $633.09 on the tax bill.
Each FY2026 total is the operations charge plus the debt charge in that row, and each FY2027 total adds $47.98 to the FY2026 total, the change the district's mailed notice describes (Coral Creek Community Development District, agenda package of August 20, 2026). The notice also explains that the district allocates its operating charge on an equivalent residential unit basis for platted lots, and it states that the noticed amount serves as the maximum rate.
The district bills some lots at a reduced debt amount. The budget lists those classes as separate lines and does not explain which lots fall in them or why (Coral Creek Community Development District, FY2026 adopted budget). Draft minutes of the district's May 21, 2026 meeting record a board discussion comparing the standard and reduced debt service amounts, with the amounts to be verified (Coral Creek Community Development District, agenda package of August 20, 2026).
So we do not explain the reduction, and we do not tell you whether a given lot qualifies. If you are buying, ask the builder or the district manager which class your lot is assigned, in writing, before you sign.
The district has one bond series outstanding, Series 2024.
Term bond maturity | Principal | Coupon |
|---|---|---|
2031 | $1,470,000 | 4.600 percent |
2044 | $4,630,000 | 5.450 percent |
2054 | $6,720,000 | 5.750 percent |
Total | $12,820,000 |
Source: Coral Creek Community Development District, Series 2024 Limited Offering Memorandum. The three maturities add to $12,820,000.
About $12.1 million was outstanding at September 30, 2025, according to the district's audit, after early redemptions funded by lot prepayments (Florida Auditor General, Coral Creek Community Development District audit for fiscal year 2025). The proposed fiscal year 2027 budget schedule shows $11,925,000 after the May 1, 2026 payment (Coral Creek Community Development District, FY2027 proposed budget). The bonds may be redeemed at the district's option on or after May 1, 2034, per the audit.
An owner may prepay the debt service assessment on a lot. Prepayment is allowed under the bond documents, and the payoff amount comes from the district manager in a written letter (Coral Creek Community Development District, Series 2024 Limited Offering Memorandum). We do not print a payoff figure for any class. The district has changed its assessment method since the bonds were sold, and only the district manager's letter for your parcel is current.
Once the debt assessment on a lot is paid in full, the annual debt service charge no longer applies to that lot. The operating charge continues, because it pays for maintenance every year. Whether prepaying makes sense depends on how long you expect to own the home and on your other uses for the money, which is a question for your own adviser.
Turnleaf Homeowners Association, Inc. has not published a budget or a dues figure that we could read. The recorded Declaration controls what the association may charge, and it was not available to us. Information not available at time of publishing (checked 2026-10-01).
Figures may appear in marketing or in older documents. We do not print them, because only figures that trace to an adopted budget, a district record or a county record appear on this page. Ask the builder or the title agent for the association's current adopted budget and the dues for your lot before you sign.
The county's 2025 final rates for tax district 120 total 15.0855 mills (Charlotte County Property Appraiser, 2025 final rates by tax district). A mill is $1 per $1,000 of taxable value, so 15.0855 mills is $1,508.55 per $100,000 of taxable value, before any non-ad valorem lines. That is our arithmetic. Taxable value for a given home depends on its assessed value and on exemptions such as homestead, which we cannot know for your parcel.
Taxing authority, tax district 120 | 2025 mills | 2026 proposed mills |
|---|---|---|
County general fund | 6.0394 | 6.1576 |
County law enforcement | 2.1449 | 2.3618 |
County lighting | 0.1907 | 0.1907 |
Environmentally sensitive lands (voter approved) | 0.2000 | 0.2000 |
West Coast Inland Navigation District | 0.0394 | 0.0394 |
Southwest Florida Water Management District | 0.1831 | 0.1831 |
School, required by state law | 3.0400 | 3.0240 |
School, local board | 3.2480 | 3.2480 |
Total | 15.0855 | 15.4046 |
Sources: Charlotte County Property Appraiser, 2025 final rates by tax district; 2026 proposed rates. The 2026 total is our sum of the proposed line items.
The final adopted 2026 rate was not available when we checked. Information not available at time of publishing (checked 2026-10-01). We did not find a sample Turnleaf tax bill, so we show no bill illustration and make no claim about the exact lines on any one lot's bill.
The county's assessment map shows the Charlotte County Fire Rescue assessment over Turnleaf land (Charlotte County GIS, assessment layer). Its rate for a Turnleaf home was not available to us. We found no county street, drainage or stormwater assessment unit over the Turnleaf lots we checked, though the map may lag new platting. A solid waste charge for curbside collection is also unpublished for Turnleaf. Information not available at time of publishing (checked 2026-10-01).
The Declaration is where a capital contribution, working-capital fee or transfer fee would appear, and it was not available to us. Information not available at time of publishing (checked 2026-10-01). Estoppel certificates are issued at a live sale, and Florida law caps what an association may charge for them (Florida Statutes, section 720.30851). In Charlotte County, the seller customarily pays for the owner's title policy, which is a local custom and not a rule that overrides a contract.
Homeowners and flood insurance premiums depend on the home, its construction and its flood zone, and we obtained no quotes. We print no premium. Information not available at time of publishing (checked 2026-10-01). Flood mapping and insurance structure have their own sections on this page.
Heritage Landing's page prints a Tern Bay Community Development District operating assessment of $1,356.09 for fiscal 2027 (McGreevy and Comisar, Heritage Landing). The two districts differ in size, bond structure and basis, so we do not net one against the other. Willow, to the northeast, has its own district, the Tuckers Pointe Community Development District, and its own fee stack on the Willow page.
What carries across is the method. For any new community in Charlotte County, add the district's operations charge, its debt service, the association's dues and the county tax, and read each on its own basis.
Before you sign for a Turnleaf home, ask in writing for the following. Every item is a document.
The Punta Gorda buyer guide lists the documents we ask for on every new-construction contract.
Turnleaf has no sub-community with its own association, plat or rules. It is one plat family, one homeowners association and one district. Four builder sections and two recorded phases are places to know inside it, but crossing from one to another does not change who governs you or how the district bills you.
Data updated: October 2026 (Charlotte County GIS subdivision and ownership layers; Florida Division of Corporations; Coral Creek Community Development District FY2026 budget; builder websites seen October 1, 2026, builder marketing).
Every Turnleaf lot we found sits on one of two plats named Turnleaf, inside one planned development, one homeowners association and one community development district (Charlotte County GIS, SubDivisions layer, plat query for Turnleaf; Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). The county property appraiser does not split Turnleaf into smaller neighborhoods either. For that reason, none of the places described below earns a separate page, and this page covers all of Turnleaf.
The builder sections are the closest thing Turnleaf has to villages, and a buyer will meet them street by street. Perry Homes is building on Camelot Lane and Moonrise Lane, and M/I Homes is building on Loredo Way (Charlotte County GIS, Ownership layer; Perry Homes and M/I Homes sales addresses, builder marketing, seen October 1, 2026). Builder sales addresses show Lennar on the west part of Turnleaf Boulevard and nearby courts (Lennar, Lennar at Turnleaf, builder marketing). Dream Finders Homes advertises homes on 40 and 50 foot lots (Dream Finders Homes, Turnleaf, builder marketing).
The highest recorded prices in the county file are on Camelot and Moonrise Lanes, where Perry Homes builds (Charlotte County Property Appraiser public sales files, our analysis). We print no median for a single builder section, because the counts are too small to be reliable.
Builder | What the builder advertises | Source (builder marketing) |
|---|---|---|
Lennar ("Lennar at Turnleaf") | From $251,999 | Lennar, Lennar at Turnleaf |
Dream Finders Homes ("Turnleaf") | From $287,990; 40 and 50 ft lots | Dream Finders Homes, Turnleaf |
M/I Homes ("TurnLeaf") | From $326,990; five plans of 2,002 to 2,559 sq ft; 50 ft homesites | M/I Homes, TurnLeaf |
Perry Homes ("Turnleaf 50'" and "Turnleaf 60'") | Turnleaf 50' from the $470s; Turnleaf 60' from the $540s | Perry Homes, Turnleaf 50' and Turnleaf 60' |
These are builder marketing figures, seen October 1, 2026. They are base prices before options, lot premiums and incentives, they change without notice, and they are not recorded sale prices. The county's recorded sales are in the market section of this page.
A Perry home on Camelot Lane and a Lennar home on the west part of Turnleaf Boulevard belong to the same association, pay the same district operating charge and will share the same planned amenity center. What differs is the builder's warranty, the plans offered and the district debt class, which depends on the lot. Builder product names, such as Lennar's series names or Perry's 50' and 60' sections, describe homes, not places with their own rules. We found no association for any builder section in the state's corporate records (Florida Division of Corporations, name search for Turnleaf).
Phase I and Phase 1A are plats, recorded in 2024 and 2025, and Phases 1B and 2A were plats in county review in August 2026 (Charlotte County, Major Projects report, August 2026). They share the master association, the district and the planned amenity center, so crossing from one to another does not change who governs you. Ask which phase your lot is on because it tells you how far along the surrounding streets are, not because it changes your rules.
The district's 40, 50 and 60 foot single-family classes, its twin villa class and its reduced debt classes describe how a lot is billed, not where it is (Coral Creek Community Development District, FY2026 adopted budget). Two neighbors on the same street can sit in different classes. The fee section lays out each one.
The one place inside Turnleaf that could become a separate community is the planned age-restricted section that the developer and the district's 2024 bond memorandum describe. If it is built with its own plat and its own association, it would differ from the rest of Turnleaf in a way a buyer would feel. As of October 1, 2026, no plat, association or county approval naming it was found, so there is nothing yet to describe beyond the plan (GreenPointe, developer marketing; Coral Creek Community Development District, Series 2024 Limited Offering Memorandum).
Coral Creek is also the name of a waterway in west Charlotte County, near Placida and Cape Haze, with condominium projects that use the name. Coral Creek in Placida and Cape Haze is a different place; Turnleaf's district only borrowed the name. The district's bond memorandum places the Coral Creek Community Development District on Burnt Store Road (Coral Creek Community Development District, Series 2024 Limited Offering Memorandum).
Coral Lakes is the neighboring community between Turnleaf and Burnt Store Road, with its own plat and its own district. The county lists a separate petition to establish the Coral Lakes Community Development District, and Coral Lakes plats are recorded under their own name (Charlotte County GIS, Petitions layer). With Coral Creek as Turnleaf's district name and Coral Lakes next door, it is easy to cross the two. Check the plat name on any listing or tax record.
One page of the developer's website names a district that does not exist in any public record. Turnleaf's district is the Coral Creek Community Development District, the name used by the district's own website, its audits and its bonds (Coral Creek Community Development District; Florida Auditor General, Coral Creek Community Development District audit for fiscal year 2025). Use that name when you request a budget or a payoff letter.
Esplanade at Starling to the south is a separate community; its clubhouse is not open to Turnleaf residents. Willow lies to the northeast, east of US 41 near Tuckers Grade, with its own district, the Tuckers Pointe Community Development District (McGreevy and Comisar, Willow). Heritage Landing sits across Burnt Store Road (McGreevy and Comisar, Heritage Landing). Each has its own plat, association and district, and none shares Turnleaf's amenities or fees.
Turnleaf's amenity center is approved, not built. Charlotte County approved a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court in 2025, and no county record of construction or an opening date was found as of October 1, 2026.
Data updated: October 2026 (Charlotte County DRC-25-066 decision letter of June 2, 2025; Charlotte County Property Appraiser parcel record for the amenity tract; Coral Creek Community Development District agenda packages and budgets; Troon; Safe Harbor Marinas; Waterway Guide).
Charlotte County's site plan approval DRC-25-066, in a decision letter dated June 2, 2025, covers about 2.52 acres at 13330 Turnleaf Boulevard. The approved project is one 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion, a bocce ball court and a parking lot, with supporting utilities, drainage and roadways (Charlotte County, DRC-25-066 decision letter). The letter sets 17 conditions covering stormwater, fire access, hydrants, utilities, tree permits and landscaping.
That is the list we print. It is what the county approved, and an approval is a plan, not a finished building.
The amenity tract is listed on the property appraiser's record as a vacant common area with no building (Charlotte County Property Appraiser, parcel record 422309251049). We found no county record of construction or an opening date as of October 1, 2026. Developer announcements have given start dates more than once, and we do not repeat them.
Before you rely on any amenity, ask the builder in writing whether construction has started, what is finished, and when residents can use it. Until the building is permitted and built, its timing is not something we can tell you.
The county approval names four pickleball courts and a bocce court. It does not name tennis courts, so we describe none. It does not name a separate fitness center; whether fitness space sits inside the 5,500 square foot building is not stated in the letter (Charlotte County, DRC-25-066 decision letter). The approval names a pool area without describing it further.
Other features a reader may see in marketing are not part of the county approval, and we do not list them. If a feature matters to your decision, ask for it to be shown on an approved site plan.
The amenity center will be private, for residents; the records do not yet say whether the district or the association will own it (Coral Creek Community Development District, agenda package of May 21, 2026). The tract is still titled to the landowner entity, Burnt Store Developers, LLC (Charlotte County Property Appraiser, parcel record 422309251049). The district's 2026 maintenance agreement with the association does not list it, and the district's budgets carry no amenity, pool or clubhouse line (Coral Creek Community Development District, FY2027 proposed budget).
Hours, guest policy, reservation rules and any amenity fee: Information not available at time of publishing (checked 2026-10-01). Those would appear in the association's rules or the Declaration.
Turnleaf has no golf course, marina or boat ramp of its own. None appears in the plat tracts, the county approvals or the district records (Charlotte County GIS, Ownership layer; Coral Creek Community Development District, agenda package of May 21, 2026). There is no private club.
The nearest golf is Burnt Store Marina Country Club, a semi-private 27-hole course operated by Troon, south on Burnt Store Road (Troon, Burnt Store Marina Country Club). It sits in Burnt Store Marina, which is in Lee County despite its Punta Gorda address; our Burnt Store Marina page covers that community. We did not measure a drive time to the course or confirm membership terms.
The nearest marina is Safe Harbor Burnt Store, 3192 Matecumbe Key Road, about 8.3 road miles and 18 minutes from a point on Camelot Lane (our estimate, free-flow, no traffic) (Safe Harbor Marinas, Safe Harbor Burnt Store). The operator lists wet and transient slips for vessels of 30 to 100 feet, dry storage for boats of 20 to 40 feet and daily fuel. Waterway Guide lists 525 total slips (Waterway Guide, Safe Harbor Burnt Store). Turnleaf residents use it, if they do, as paying customers like anyone else.
The lakes in Turnleaf are stormwater tracts. The district's 2026 agreement with the association lists lake tracts L-1 through L-11, with their littoral shelves and control structures, as district property the association will manage (Coral Creek Community Development District, agenda package of May 21, 2026). Rules on their use, including fishing, paddling or swimming, were not available. Information not available at time of publishing (checked 2026-10-01). Lake views are a feature of some lots, not a boating amenity.
Until the amenity center opens, public parks fill some of the gap. Bissett Park is a county park at 12455 Path Avenue in the Punta Gorda area (Charlotte County, Bissett Park project page). The county describes playground, fitness equipment and pavilion work there as complete and lists court resurfacing and skate park equipment among its project items, with a last update of April 29, 2025.
South County Regional Park, 670 Cooper Street in Punta Gorda, is the nearest full county recreation park we measured, about 8.4 road miles and 17 minutes from a point on Camelot Lane (our estimate, free-flow) (Charlotte County, South County Regional Park). The county lists a heated competition pool with a shallow play area and diving well, a splash pad, ball fields, basketball and tennis or pickleball courts, disc golf, a recreation center with a gymnasium and fitness room, a playground and a walking trail.
The county has also published a project sheet for a Burnt Store Regional Park with a 50,000 square foot recreation center and an aquatic facility, contingent on an extension of the local option sales tax and with no prior funding (Charlotte County, 2026 Quality Project: Burnt Store Regional Park). The sheet gives no site or schedule, so we treat it as an unfunded proposal.
The state park on Turnleaf's doorstep, Charlotte Harbor Preserve State Park, is covered in the section on where to spend time below.
Gulf beaches are about an hour from Turnleaf by road. We measured 57.9 minutes to Englewood Beach and 68.0 minutes to Fort Myers Beach from 13347 Turnleaf Boulevard. The closest public beach is Port Charlotte Beach Park, 27.4 minutes away, on Charlotte Harbor rather than the Gulf.
Data updated: October 2026 (estimated drive times, OSRM free-flow routing, no traffic, computed October 1, 2026; Charlotte County, Florida State Parks and county tourism bureau pages read October 1, 2026).
Turnleaf is inland, and no beach or boat access is part of its plat or its approved amenities. These are the beach rows from our drive-time table.
Destination | Minutes | Road miles | Type |
|---|---|---|---|
Port Charlotte Beach Park | 27.4 | 13.3 | Harbor beach on Charlotte Harbor |
Englewood Beach | 57.9 | 34.0 | Gulf beach |
Fort Myers Beach | 68.0 | 38.5 | Gulf beach (town reference point) |
Sanibel (toll not priced) | 85.6 | 47.9 | Gulf beach (city reference point) |
Estimated drive times from 13347 Turnleaf Boulevard, OSRM free-flow routing, no traffic (our analysis, October 1, 2026). Source: OSRM public router.
Free-flow times leave out traffic, signals and seasonal congestion, so expect longer drives in winter and at peak hours. The full drive-time table, with airports, hospitals and cities, is in the travel section of this page.
Two more Gulf beaches were measured from a different point, on Camelot Lane in the Perry Homes section, using the same router. Stump Pass Beach State Park is about 35.3 road miles and 63 minutes away, and Gasparilla Island State Park in Boca Grande about 40.9 road miles and 75 minutes (our estimate, free-flow, no traffic) (OSRM public router). Those two figures are not part of the table above because their starting point differs.
Port Charlotte Beach Park, 4500 Harbor Boulevard, is a harbor-front county park. The county lists a boardwalk with a fishing pier, a boat ramp, a canoe and kayak launch, courts, a recreation center and a heated pool, with parking at 75 cents an hour and hours of 6 a.m. to 9 p.m. (Charlotte County, Beaches). Dogs are not allowed on county beaches. It is the closest place to put your feet in salt water, but it is harbor shoreline, not a Gulf beach.
Englewood Beach at Chadwick Park is the nearest Gulf beach by road. The county lists a 900 foot boardwalk with three covered lookouts, restrooms, showers, water stations, a volleyball court, basketball courts, horseshoe pits and a playground, with metered parking at 75 cents an hour and seasonal and annual passes (Charlotte County, Beaches). Fees and hours change, so check the county page before you go.
Stump Pass Beach State Park, at the south end of Manasota Key, lists hours of 8 a.m. to sunset, an entrance fee of $3 per vehicle and about a mile of beach (Florida State Parks, Stump Pass Beach State Park).
Gasparilla Island State Park in Boca Grande lists hours of 8 a.m. to sunset and $3 per vehicle (Florida State Parks, Gasparilla Island State Park). The county tourism bureau notes a $6 toll on the Boca Grande Causeway and the Port Boca Grande Lighthouse and Museum (Punta Gorda/Englewood Beach Visitor and Convention Bureau, best beaches guide). The same guide notes that Don Pedro Island State Park is reached only by boat or kayak.
Fort Myers Beach and Sanibel are to the south in Lee County. Our router reaches Fort Myers Beach in 68.0 minutes and Sanibel in 85.6 minutes, with the Sanibel Causeway toll not priced (OSRM public router). We did not check parking, fees or access points for either, so plan a first visit with the town's or city's own pages.
Some marketing describes Turnleaf as close to beaches. By road, the nearest Gulf beach is about an hour away, and the nearest public harbor beach is under half an hour. If daily beach time matters most, compare Turnleaf with communities closer to the Gulf. If a harbor shoreline, a state park and a short drive to a marina are enough, Turnleaf's location works better than the beach times suggest.
We found no restaurant, store or event calendar that belongs to Turnleaf itself, and its amenity center is not built. Residents shop on US 41 in Punta Gorda, about 11 minutes away, and the 45,507-acre Charlotte Harbor Preserve State Park is about 7 minutes from a point on Camelot Lane.
Data updated: October 2026 (estimated drive times, OSRM free-flow routing, no traffic, computed October 1, 2026, from a point on Camelot Lane unless stated; store, park, state and county tourism bureau pages read October 1, 2026).
The distances in this section were measured from one point on Camelot Lane, in the Perry Homes section of Turnleaf, using the public OSRM router with no traffic (OSRM public router). Homes elsewhere in Turnleaf will differ by a minute or two. Where we use the community-wide drive-time table, measured from 13347 Turnleaf Boulevard, we say so.
No Turnleaf restaurant, store, club or event calendar exists in the records we read. The amenity center is approved but not built, and any resident programming will depend on the association once it opens. Information not available at time of publishing (checked 2026-10-01). Commercial land approved near Turnleaf is described in the section on what is being built nearby, and we found no tenant or opening date for any of it.
Everyday errands are about 5 to 8 road miles north, where Burnt Store Road meets US 41.
Store | Address | Road miles | Minutes |
|---|---|---|---|
Publix, Burnt Store Marketplace | 3941 Tamiami Trail, Punta Gorda | 5.2 | 11 |
Walmart Supercenter | 5001 Taylor Road, Punta Gorda | 5.9 | 12 |
Publix, Punta Gorda Crossing | 2310 Tamiami Trail, Punta Gorda | 7.6 | 16 |
From a point on Camelot Lane, OSRM free-flow, no traffic (our estimate, October 1, 2026). Sources: Publix, Burnt Store Marketplace; Walmart, Punta Gorda Supercenter; Publix, Punta Gorda Crossing.
Both Publix stores list hours of 7 a.m. to 10 p.m. daily with a pharmacy, and the Walmart Supercenter lists 6 a.m. to 11 p.m. with a pharmacy, auto care and a vision center. We found no grocery on Burnt Store Road between Turnleaf and US 41.
Charlotte Harbor Preserve State Park is Turnleaf's biggest neighbor. Its official address, 12301 Burnt Store Road, is the Old Datsun Trail trailhead and park office, about 2.6 road miles and 7 minutes from our Camelot Lane point (Florida State Parks, Charlotte Harbor Preserve State Park). The park covers 45,507 acres, protects more than 100 miles of Charlotte Harbor shoreline, is open sunrise to sunset and charges no fee.
The state lists hiking, paddling, fishing, bird-watching, bicycling and walking, with canoe and kayak launches and picnic pavilions. The park guide describes the Old Datsun Trail as a 1.7-mile loop and a Great Florida Birding Trail site (Florida State Parks, Charlotte Harbor Preserve State Park guide). The park page also warns that no drinking water is available in the backcountry, that insects can be overwhelming, and that the Eagle Point Bridge near the Education Center has been closed for repairs since December 15, 2023.
The Charlotte Harbor Environmental Center's Alligator Creek Preserve, 10941 Burnt Store Road, is about 4.3 road miles and 9 minutes away (Charlotte Harbor Environmental Center, Alligator Creek Preserve). The center describes four or more miles of nature trails inside the state park, open daily from dawn to dusk through the front gate walk-through, with free volunteer-led walks in season. Its program list includes full moon guided hikes, a summer camp and children's programs.
The Fred C. Babcock/Cecil M. Webb Wildlife Management Area, entered from Tuckers Grade, is about 6.7 road miles and 16 minutes away (Great Florida Birding and Wildlife Trail, Babcock/Webb WMA). The birding trail listing describes 84,042 acres of pine flatwoods, marsh, hammocks and dry prairie and says an admission fee is required; the general entry fee amount is not stated there. The state wildlife commission describes Webb Lake as a 395-acre lake with three boat ramps, fishing from the pier or banks, and no gasoline-powered motors (Florida Fish and Wildlife Conservation Commission, Babcock/Webb things to do).
Downtown Punta Gorda (City Hall) is 15.7 minutes and 8.3 road miles from 13347 Turnleaf Boulevard, from our community-wide drive-time table (OSRM public router). Fishermen's Village, 1200 West Retta Esplanade, is about 8.7 road miles and 19 minutes from our Camelot Lane point.
The county tourism bureau's downtown guide names John Ski's House of Breakfast and Lunch, Burg'r Bar and Winesett House for breakfast; Laishley Crab House, Carmelo's Italian Ristorante, Leroy's Southern Kitchen and Bar, The Perfect Caper, 88 Keys and Perch 360 for dining; and TT's Tiki Bar, Sunset Beach Club, IceHouse Pub and unWined Wine and Beer Bar for evenings (Punta Gorda/Englewood Beach Visitor and Convention Bureau, Downtown Punta Gorda). Its waterfront dining guide adds The Village Brewhouse and The Islands PG at Fishermen's Village and Riviera Bar and Grill (Punta Gorda/Englewood Beach Visitor and Convention Bureau, waterfront dining). We did not check each restaurant's current status, so treat the lists as named by the bureau on the dates shown.
The Harborwalk runs about three miles one way from Laishley Park to Fishermen's Village and is part of the Punta Gorda Pathways system for walkers and cyclists (Punta Gorda/Englewood Beach Visitor and Convention Bureau, Harborwalk).
The nearest restaurants we found from a primary source are at Safe Harbor Burnt Store, about 8.3 road miles and 18 minutes from our Camelot Lane point. The operator lists Cass Cay, open daily from 11 a.m. to 9 p.m., and The Trading Post (Safe Harbor Marinas, Safe Harbor Burnt Store). We found no restaurant on Burnt Store Road between Turnleaf and US 41 in a primary source.
The Downtown Punta Gorda Farmers Market meets Saturdays at 227 Taylor Street, year-round, from 8 a.m. to noon May to September and 8 a.m. to 1 p.m. October to April, about 8.6 road miles and 17 minutes away (Punta Gorda/Englewood Beach Visitor and Convention Bureau, farmers and artisan markets). The History Park Market, 501 Shreve Street, meets Sundays from 9 a.m. to 1 p.m. The bureau lists the Sullivan Street Craft Festival as a quarterly event in January, March, September and November.
Turnleaf has no ramp of its own. The state's Charlotte Harbor boating guide lists Laishley Park Marina in Punta Gorda (two lanes, about 9.1 road miles from our Camelot Lane point), Ponce de Leon Park and Harbour Heights Park among the public ramps around the harbor (Florida Fish and Wildlife Conservation Commission, Charlotte Harbor boat ramps). The City of Cape Coral's Burnt Store Boat Ramp, 230 Burnt Store Road, is a 4.5-acre saltwater launch with a $15 daily trailer parking fee, about 14.0 road miles and 23 minutes away (City of Cape Coral, Burnt Store Boat Ramp).
Port Charlotte Town Center is 32.5 minutes and 16.7 road miles from 13347 Turnleaf Boulevard, from our community-wide drive-time table (OSRM public router). The Punta Gorda Charlotte Library, 401 Shreve Street, is about 8.3 road miles and 17 minutes from our Camelot Lane point (Charlotte County, County Facilities map).
Charlotte Sports Park in Port Charlotte is the spring training home of the Tampa Bay Rays, about 20.1 road miles and 37 minutes from our Camelot Lane point (Charlotte County, Charlotte Sports Park). The 2027 schedule was not available when we checked.
These dated events were listed for the rest of 2026:
Festival dates other than the air show: Punta Gorda/Englewood Beach Visitor and Convention Bureau, 2026 festivals. Check each organizer before you go.
Turnleaf's own social calendar: Information not available at time of publishing (checked 2026-10-01). For the city these places belong to, see our Punta Gorda guide.
Turnleaf is so new that no Turnleaf home existed when Charley, Ian, Helene or Milton struck; every built home on the county roll dates from 2025. Charlotte County's evacuation zones split Turnleaf three ways: most built homes sit in Zone D, a smaller group in Zone C, and the west side nearest Burnt Store Road in Zone B.
Data updated: October 2026 (Charlotte County Emergency Management Know Your Zone page; Charlotte County GIS storm surge evacuation zone and wind layers; National Hurricane Center tropical cyclone reports for Charley, Ian, Helene and Milton; Charlotte County Property Appraiser roll dated September 27, 2026; all read October 1, 2026).
Charlotte County sorts its land into five evacuation zones, lettered A through E and colored red (A), orange (B), yellow (C), green (D) and purple (E) (Charlotte County, Know Your Zone). Evacuation orders are issued by zone letter, so the letter for your address is the one to know.
The county is explicit that a zone letter is not simply a measure of how high a lot sits. It says evacuation zones "are not based solely on the elevation of your residence," and that storm surge does not track the category of the storm, so residents should follow the Office of Emergency Management's orders rather than the storm's category (Charlotte County, Know Your Zone).
Turnleaf falls in three zones. We checked all 445 parcels on the two recorded Turnleaf plats against the county's evacuation zone layer: 231 are in Zone D, 190 in Zone C and 24 in Zone B (Charlotte County GIS, storm surge evacuation zones layer; our analysis). Those 445 parcels include vacant lots and common tracts such as lakes, so they are not 445 homes.
Street | Zone B | Zone C | Zone D |
|---|---|---|---|
Turnleaf Boulevard | 1 | 21 | 105 |
Everbreeze Lane | 3 | 89 | 0 |
Camelot Lane | 0 | 21 | 26 |
Loredo Way | 7 | 40 | 0 |
Hammock Dale Drive | 0 | 0 | 20 |
Wilgrove Place | 0 | 0 | 19 |
Jasper Way | 0 | 0 | 19 |
Moonrise Lane | 0 | 1 | 17 |
Skylark Court | 12 | 4 | 0 |
Grassmere Court | 0 | 0 | 13 |
Sun Crest Trace | 0 | 1 | 1 |
Common tracts on Burnt Store Road, the lift station tract and tracts with no address | 1 | 13 | 11 |
Total parcels | 24 | 190 | 231 |
Source: Charlotte County GIS, layer 34, one query per parcel on October 1, 2026, our analysis. Parcels are counted by the address the county roll gives them.
The pattern follows the ground. The west side of Turnleaf, closest to Burnt Store Road and the coastal floodplain, carries the Zone B parcels, mostly on Skylark Court and Loredo Way. Everbreeze Lane and the rest of Loredo Way are Zone C. The east side, including Jasper Way, Grassmere Court, Wilgrove Place, Hammock Dale Drive and most of Turnleaf Boulevard, is Zone D.
The 73 homes that carry a year built on the county roll are all in Zones C and D: 68 in Zone D and 5 in Zone C (Charlotte County GIS, layer 34; Charlotte County Property Appraiser public sales files, our analysis). None of them is in Zone B today. That will change as building moves west: the vacant lots on Skylark Court and part of Loredo Way are Zone B, so a home built there will carry a different evacuation letter from a home on Jasper Way.
The county roll lags construction, so homes finished during 2026 may not yet carry a year built. Treat the 68 and 5 as the homes the roll recognized on September 27, 2026, not as a count of every finished house.
The county's Know Your Zone page is the authority for any address. Look the address up before hurricane season, not during a watch, and write the letter down where everyone in the house can find it. A buyer comparing two Turnleaf lots should check both: on this plat, two lots a few streets apart can carry different letters.
The county also warns that it may not be possible to open shelters in Charlotte County during a storm, and asks residents to plan to evacuate to another area (Charlotte County, Know Your Zone). The shelter assigned to Turnleaf addresses: Information not available at time of publishing (checked 2026-10-01). The county publishes its shelter list each season, so confirm it when a storm approaches.
Every home on the 2026 county roll with a year built is dated 2025, and calendar 2025 is the first year with any recorded home sale on the plat (Charlotte County Property Appraiser public sales files, our analysis). So no Turnleaf home existed when Hurricane Charley struck in August 2004, when Hurricane Ian struck in September 2022, or when Helene and Milton passed in the fall of 2024.
That cuts both ways. A Turnleaf buyer is not buying a house that stood through those storms, and it also means there is no storm record for these houses to point to. We found no county assessment, association notice or federal record describing conditions on the Turnleaf land in any of the four storms, and we make no claim, positive or negative, about storm effects there. Information not available at time of publishing (checked 2026-10-01).
The National Hurricane Center's tropical cyclone reports describe storms at the scale of Punta Gorda and Charlotte County, not individual subdivisions. Punta Gorda is the nearest named place to Turnleaf in those reports.
Every surge figure above is "above ground," the measure these reports use. Other agencies report water "above mean higher high water," a different reference, and the two should not be compared number for number.
A Florida house is designed for a wind speed set by the building code, and that speed is printed on the home's permitted plans. Charlotte County's public wind layer dates from 2012 and has not been edited since, so it is not a reliable guide to the code edition that applied to a 2025 Turnleaf permit (Charlotte County GIS). We do not print a design wind speed for Turnleaf. The design wind speed for each home is on its permit plans, and the builder or the county building department can show it.
The same applies to the wind-borne debris region, the code's term for areas where windows and doors need impact protection or approved coverings. Whether a Turnleaf permit treated the lot as inside that region is a question the plan set answers. Information not available at time of publishing (checked 2026-10-01).
We found no builder specification sheet that lists the roof deck attachment, roof-to-wall connections or opening protection for Turnleaf homes. Information not available at time of publishing (checked 2026-10-01). For a new home, ask the builder for the product approval numbers of the windows, doors and garage door, the roof covering specification, and the signed plan set for your lot. For a resale, ask the seller for those documents and a wind mitigation inspection report, which is also what an insurer will want (see the insurance section below).
Three practical points follow from the record. First, check the evacuation zone for the exact lot, because Turnleaf spans B, C and D. Second, plan where you would go if Zones C or D were ordered out, since shelters inside the county may not open. Third, collect the house documents, the permit plan set, product approvals and a wind mitigation report, because those decide both how the house was built and what it costs to insure.
Buying in Turnleaf? Marc can pull the evacuation zone and flood zone for any lot you are considering before you tour, at (239) 287-5873, or read how we represent buyers.
On the 2022 FEMA flood map, the land under Turnleaf was Zone D, an undetermined hazard. FEMA's "Turnleaf Phase 1 As-Built" map revision, LOMR 25-04-4878P, effective May 27, 2026, placed every built home's lot in Zone X. Twenty vacant Turnleaf lots have their center in Zone AE (our analysis).
Data updated: October 2026 (FEMA National Flood Hazard Layer, flood hazard zone, FIRM panel and LOMR layers; FEMA Letter of Map Revision 25-04-4878P determination document; Charlotte County GIS flood layers; FEMA FloodSmart; WINK News; all queried or read October 1, 2026).
Two FEMA flood insurance rate map panels cover Turnleaf: 12015C0409G, which holds 444 of the 445 parcels, and 12015C0407G, which holds one common tract. Both are dated December 15, 2022, for Charlotte County unincorporated areas, FEMA community number 120061 (FEMA National Flood Hazard Layer; our analysis).
On those 2022 panels most of the Turnleaf land was Zone D. FEMA uses Zone D where a flood hazard is possible but has not been studied, so it is neither a high-risk label nor a low-risk one. In the county's copy of the 2022 map, every one of the 73 lots that now hold built homes was Zone D (Charlotte County GIS, FEMA 2022 layer; our analysis). A map, flyer or report printed before May 2026 can therefore still show Turnleaf as Zone D.
FEMA issued Letter of Map Revision 25-04-4878P on January 7, 2026, and it took effect on May 27, 2026. FEMA titled it "Turnleaf Phase 1 As-Built LOMR." It follows an earlier conditional case, 24-04-5164R, which is the step a developer takes to have a planned design reviewed before it is built (FEMA, LOMR 25-04-4878P determination).
The determination lists what the revision rests on: a culvert, excavation, a retention basin, a one-dimensional hydraulic analysis, a hydrologic analysis and updated topographic data. In plain terms, the developer built the lakes and drainage, surveyed the result, modeled how water moves through it, and FEMA re-mapped the land from that as-built record. The revision annotated both 2022 panels, 0409G and 0407G, and did not change the county's Flood Insurance Study report (FEMA, LOMR 25-04-4878P).
FEMA published notice in The Daily Sun on January 20 and January 27, 2026, with a 90-day appeal period. It also states it will not physically reprint the map panels now; the annotated panels govern "for floodplain management purposes and for all flood insurance policies and renewals" (FEMA, LOMR 25-04-4878P). FEMA's current layer lists the revision as Effective and returns it at every lot we sampled inside the revised area (FEMA National Flood Hazard Layer, LOMR layer).
We compared each of the 445 Turnleaf parcels on the county's copy of the 2022 map with FEMA's current layer at the parcel's center. All figures in this table are our analysis.
2022 map (county copy) | FEMA layer today | Parcels |
|---|---|---|
Zone D | Zone X | 361 |
Zone D | Zone AE | 36 |
Zone D | Zone D | 2 |
Zone X | Zone X | 40 |
Zone X | Zone AE | 4 |
Zone AE | Zone AE | 2 |
Total | 445 |
Sources: Charlotte County GIS, FEMA 2022 layer; FEMA National Flood Hazard Layer, October 1, 2026. "Zone X" in the right-hand column includes the shaded 0.2 percent annual chance area.
Most of the land moved from undetermined to minimal hazard. The 40 parcels that moved into Zone AE are half lakes and open-space tracts and half the vacant lots described below (our analysis).
FEMA zone at the parcel's center | What it means | Base flood elevation (feet, NAVD88) | Parcels |
|---|---|---|---|
X, minimal flood hazard | Outside the special flood hazard area | None | 386 |
X shaded, 0.2 percent annual chance (coastal) | Moderate hazard, outside the special flood hazard area | None | 15 |
AE | Special flood hazard area with a base flood elevation | 9 to 19.5 | 42 |
D | Undetermined | None | 2 |
Total | 445 |
Source: FEMA National Flood Hazard Layer, flood hazard zones, one point query per parcel, October 1, 2026; our analysis.
Read the table with the parcel types in mind. All 73 built homes are among the 386 in Zone X. The 15 shaded Zone X parcels are vacant lots on Skylark Court and the south end of Everbreeze Lane. Of the 42 parcels whose center is in Zone AE, 22 are lakes, open space and other common tracts, and 20 are vacant residential lots. The two Zone D parcels are common tracts.
Twenty vacant lots have their center in Zone AE: 19 on the east side of Turnleaf Boulevard, where the base flood elevation is 19.5 feet NAVD88, and one on Camelot Lane at 18.8 feet (our analysis of the FEMA flood hazard layer). We do not print lot numbers. If you are looking at a lot on the east side of Turnleaf Boulevard or on Camelot Lane, ask for its flood determination before you sign.
A lot whose center is in Zone AE is not automatically a house in Zone AE. The house pad may be filled above the base flood elevation and sit on a part of the lot that is mapped differently. But a home built on one of these lots is the most likely in Turnleaf to need an elevation certificate, a careful lender determination and possibly a flood policy as a condition of the loan.
Many Turnleaf lots back onto lakes, and the lakes carry Zone AE. When we tested the full outline of every residential lot rather than its center, 178 of 415 lot outlines touch or overlap a Zone AE area, including 33 of the 73 lots with built homes (our analysis of the FEMA flood hazard layer). That count includes lots whose boundary only grazes the edge of a lake polygon, so it is an upper bound.
Touching Zone AE is not being in Zone AE. FEMA and lenders judge the building, not the lot line, so a house whose footprint sits in Zone X is treated as Zone X even when the back of its yard runs down into a mapped lake area. The 33 built lots that touch Zone AE all have their center in Zone X; where each house sits is settled by the lender's determination or an elevation certificate for that structure.
FEMA's revision names two flooding sources. The first is "Gulf of America to Charlotte Harbor," the coastal floodplain on the west side just east of Burnt Store Road, where the Zone AE base flood elevations run from about 9 to 11.6 feet NAVD88. The second is "Unnamed Ponding Areas," the interior lakes and stormwater system (FEMA, LOMR 25-04-4878P).
The higher AE elevations inside Turnleaf, 13.1 to 19.8 feet NAVD88, come from rainfall ponding in the stormwater system, per FEMA's revision, which assigns them to the "Unnamed Ponding Areas" flooding source rather than the "Gulf of America to Charlotte Harbor" source.
FEMA's determination also carries a standard reminder: the revision is based on the one percent annual chance discharges in the submitted model, and future upstream development could increase discharges (FEMA, LOMR 25-04-4878P). Turnleaf sits among several large new communities, so that reminder is worth knowing.
The lakes in Turnleaf are stormwater lakes, not recreational waterways. The Coral Creek Community Development District maintains them: the district's facility agreement lists the lakes, road tracts and stormwater works it holds (Coral Creek CDD, May 21, 2026 agenda), and its adopted fiscal year 2026 budget carries a stormwater maintenance line (Coral Creek CDD, FY2026 budget). FEMA's revision notes that the community must maintain the flood-carrying capacity of altered watercourses, including culverts and drainage structures (FEMA, LOMR 25-04-4878P).
The water management district permit's design storm and the minimum finished floor elevation for Turnleaf lots are not in any record we read. Information not available at time of publishing (checked 2026-10-01). Rules on using the lakes, such as fishing, boats or docks, would sit in the recorded Declaration, which was not available to us. The Declaration controls.
The county's Coastal Barrier Resources layer returned no feature at the points we checked inside Turnleaf, so the community is not in a mapped Coastal Barrier Resources System unit on that layer (Charlotte County GIS). That matters because federal flood insurance is restricted for new construction inside those units.
FEMA's map tells you what zone a piece of ground is in. A lender's decision rests on a Standard Flood Hazard Determination for the building's location. For a Turnleaf home whose footprint is near a Zone AE line, the elevation certificate, which records the lowest floor against the base flood elevation, or a FEMA Letter of Map Amendment for that structure settles the question.
We found no elevation certificates or per-lot map amendments for Turnleaf addresses in the public records we searched. Information not available at time of publishing (checked 2026-10-01). Ask the builder for the elevation certificate on a new home, and ask the seller for it on a resale.
Charlotte County is a Community Rating System Class 5 community, which carries a 25 percent discount on flood insurance premiums (WINK News, September 9, 2025). That is a county fact, not a Turnleaf one, and the discount a specific policy receives depends on the policy.
FEMA states the federal rule plainly: "If you own a property in a high-risk zone and have a government-backed mortgage, you must purchase flood insurance." High-risk zones are those beginning with A or V; Zones B, C and X are moderate to lower risk (FEMA FloodSmart, What Is My Flood Risk). Every built Turnleaf home's lot center is Zone X, so the federal mandate does not apply by zone alone. A lender can still require flood coverage, and Citizens has its own rule, covered in the insurance section.
FEMA also notes that nearly one third of National Flood Insurance Program claims from 2014 to 2024 came from outside high-risk areas (FEMA FloodSmart, What Is My Flood Risk). Zone X is lower risk, not no risk.
Selling a Turnleaf home? Buyers will ask about the 2026 map revision, so we explain it plainly in your marketing. What is your Turnleaf home worth? Call or text (239) 898-6072.
Insurance in Turnleaf follows the Florida pattern: a homeowners policy that covers wind, a separate flood policy if a lender requires one or you choose one, and wind mitigation credits that depend on how the home was built. Every Turnleaf roof dates from 2025 or later. We print no premium, because no public record gives one.
Data updated: October 2026 (Florida Statutes 627.7011, 627.0629, 627.351 and 627.715; Citizens Property Insurance flood and wind mitigation pages; FEMA FloodSmart; FEMA LOMR 25-04-4878P; Charlotte County Property Appraiser roll dated September 27, 2026; all read October 1, 2026).
Nobody can tell you what a Turnleaf home costs to insure from the community's name. A premium depends on the house, its construction features, its flood zone at the building, the carrier, the year, the deductibles and your own claims history. We obtained no quotes, and no public record gives a Turnleaf figure. Information not available at time of publishing (checked 2026-10-01).
What the public record does show is the structure of the decision, and several parts of that structure favor a new home. Every home with a year built on the county roll is dated 2025, so every roof is new (Charlotte County Property Appraiser public sales files, our analysis). And every built home's lot center is in FEMA Zone X after the May 2026 map revision.
Florida law protects owners of newer roofs. "An insurer may not refuse to issue or refuse to renew a homeowner's policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof" (Florida Statutes, section 627.7011). For a roof 15 years or older, the owner may get an inspection at their own expense, and the insurer may not refuse to issue or renew the policy solely because of roof age if the inspection shows at least five years of useful life left.
For Turnleaf, where every roof on the roll dates from 2025 or later, the 15-year protection runs to about 2040 for the earliest roofs. The statute protects against refusal based on age alone; it does not set a price.
Florida requires insurers to reward construction that resists wind. Residential property insurance rate filings "must include actuarially reasonable discounts, credits, or other rate differentials" for fixtures or construction techniques shown to reduce windstorm loss, including wind uplift resistance, roof strength, roof covering performance, roof-to-wall strength, wall-to-floor-to-foundation strength, opening protection, and window, door and skylight strength (Florida Statutes, section 627.0629).
The credits are not automatic. They are earned with a wind mitigation inspection, recorded on the state's standard form, that documents what the house actually has. Citizens says documenting mitigation features through a wind mitigation inspection "may save you money by helping you qualify for mitigation discounts" (Citizens Property Insurance, Wind Mitigation Inspections). On a new home, schedule the inspection before you bind the policy, and keep a copy for when you sell.
Citizens Property Insurance now requires flood coverage for most of its wind policyholders. Its schedule: policies with wind coverage on homes in the special flood hazard area must carry flood insurance, and outside that area the requirement phased in by dwelling replacement cost, $600,000 or more from January 1, 2024, $500,000 or more from January 1, 2025, $400,000 or more from January 1, 2026, and all policies regardless of value from January 1, 2027 (Citizens Property Insurance, Flood). The schedule is set in section 627.351, Florida Statutes, by dwelling replacement cost for policies effective on or after each date (Florida Statutes, section 627.351).
For Turnleaf, the practical meaning is simple. From January 1, 2027, any Turnleaf home insured with Citizens needs a flood policy, whether it sits in Zone X or not. Recorded Turnleaf sale prices over the past 12 months ran from $239,500 to $887,400 (Charlotte County Property Appraiser public sales files, our analysis), so homes across that range are covered by the rule from that date.
A separate Citizens rule turns on value and location. Under Florida law, a personal residential structure in the wind-borne debris region with an insured structure value of $750,000 or more is not eligible for Citizens coverage unless it has opening protection, such as impact-rated windows or approved shutters (Florida Statutes, section 627.351). Whether a given Turnleaf home was permitted inside that region is on its plan set, so a buyer of a higher-value home who may need Citizens should confirm the opening protection in writing.
FEMA is direct about it: "Most homeowners insurance does not cover flood damage" (FEMA FloodSmart). Wind and flood are separate perils in Florida, written on separate policies. A National Flood Insurance Program policy for a home covers the building up to $250,000 and contents up to $100,000; private flood carriers may offer other limits (FEMA FloodSmart, Buy a Policy).
A National Flood Insurance Program policy usually starts 30 days after purchase. FEMA lists exceptions: there is no wait when the policy is bought in connection with making, increasing, extending or renewing a mortgage, and none when coverage changes at renewal. There is a one-day wait when a property is newly mapped into a high-risk zone, if the policy is bought within 12 months of the map change (FEMA FloodSmart, Buy a Policy).
For a buyer financing a Turnleaf home, the mortgage exception usually removes the wait at closing. For an owner who decides to add flood coverage later, the 30-day wait matters in hurricane season, because a policy bought when a storm is already on the map will not start in time.
FEMA states that the annotated panels from LOMR 25-04-4878P apply "for all flood insurance policies and renewals" (FEMA, LOMR 25-04-4878P). A policy written on a Turnleaf home after May 27, 2026 should be rated on the revised map. If you have a quote or a policy that still shows Zone D, ask the agent to re-run it on the current map.
The effect of the revision on any particular Turnleaf premium: Information not available at time of publishing (checked 2026-10-01).
Ask your insurance agent whether the carrier credits the home's construction features, and get the answer in the quote.
Buying new construction in Turnleaf? Our Punta Gorda new construction guide explains what to ask a builder before you sign, or reach Marc at (239) 287-5873.
Turnleaf is zoned to East Elementary, Punta Gorda Middle and Charlotte High, all in Charlotte County Public Schools. The district's Boundary Locator returned that trio for all seven Turnleaf addresses we checked, on six streets, on October 1, 2026. The state's 2026 school grades are B, A and B, and the district earned an A.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator and Bus Stop Locator; Florida Department of Education School Grades 2026 and District Grades 2026; OSRM routing estimates; Charlotte County GIS; all queried or read October 1, 2026).
We ran seven Turnleaf addresses through the lookup service behind the district's public Boundary Locator (Charlotte County Public Schools, Boundary Locator service). The addresses came from the county's address point layer and cover the north, middle and west parts of the plat. We do not print house numbers.
Street | Addresses checked | Elementary | Middle | High |
|---|---|---|---|---|
Turnleaf Boulevard | 2 | East Elementary | Punta Gorda Middle | Charlotte High |
Jasper Way | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
Grassmere Court | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
Camelot Lane | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
Wilgrove Place | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
Moonrise Lane | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
We found no split inside the community: every address returned the same three schools.
The locator answers only for addresses already in the district's file. When we tried a made-up address on Loredo Way, a Turnleaf street with no built homes on the roll, the locator returned nothing. So if you are buying a lot or a home under construction on a newer street, the locator may not recognize the address yet. Run it again after the address is assigned, and ask the district to confirm.
The district itself says the locator "is only a guide, please call the school indicated to confirm that your child will attend that school" (Charlotte County Public Schools, Boundary Locator).
The district's lookup service returns these addresses for the three schools (Charlotte County Public Schools, Boundary Locator service):
East Elementary is a Title I school, according to the state's 2026 grades file (Florida Department of Education, School Grades 2026).
The Florida Department of Education's 2026 grades file gives the three assigned schools a B, an A and a B. The district as a whole earned an A in 2026, its first A since 2011 in the district grade history; it had been a B from 2016 through 2025 (Florida Department of Education, School Grades 2026; Florida Department of Education, District Grades 2026).
School | 2026 | 2025 | 2024 | 2023 | 2022 |
|---|---|---|---|---|---|
East Elementary | B | B | C | B | B |
Punta Gorda Middle | A | C | C | C | C |
Charlotte High | B | B | B | B | C |
Charlotte County School District | A | B | B | B | B |
Source: Florida Department of Education, School Grades 2026 and District Grades 2026. The state treats 2023 as an informational baseline year.
Punta Gorda Middle's 2026 A follows four straight years of C grades, the largest change among the three. A single year's grade is a snapshot, so look at the component scores and the trend rather than the letter alone.
The state grade is built from components. These are the 2026 percentages the state reports for each school (Florida Department of Education, School Grades 2026).
Component (percent) | East Elementary | Punta Gorda Middle | Charlotte High |
|---|---|---|---|
English language arts achievement | 61 | 61 | 56 |
English language arts learning gains | 55 | 64 | 55 |
Math achievement | 66 | 67 | 46 |
Math learning gains | 60 | 62 | 51 |
Science achievement | 48 | 55 | 76 |
Social studies achievement | n/a | 71 | 79 |
Graduation rate, 2024-25 | n/a | n/a | 95 |
College and career acceleration, 2024-25 | n/a | n/a | 69 |
Percent of total possible points | 56 | 64 | 63 |
Charlotte High's 95 percent graduation rate and its science and social studies scores stand out; its math achievement is the lowest component in the table. The state also posted a summary of 2026 grading scale changes, and we do not interpret the cut-offs here.
The assigned schools are all north of Turnleaf, in or near central Punta Gorda. We measured the drive from 13347 Turnleaf Boulevard with the OSRM routing engine, free-flow, no traffic (OSRM; our analysis, October 1, 2026).
School | Drive (minutes) | Road miles |
|---|---|---|
Charlotte High | 14.4 | 7.5 |
Punta Gorda Middle | 17.9 | 8.4 |
East Elementary | 19.1 | 10.6 |
The route to East Elementary runs north on Burnt Store Road, east on County Road 768 and briefly on I-75, because the school is on the east side of the interstate. School-day traffic will add time, especially near the Punta Gorda campuses at the start and end of the day.
The district's Bus Stop Locator, run for an address on Turnleaf Boulevard on October 1, 2026, showed the elementary and high school stop at Burnt Store Road and Turnleaf Boulevard, the community entrance, and the middle school stop at Burnt Store Road and Heritage Landing Boulevard (Charlotte County Public Schools, Bus Stop Locator). Stops change each school year, so recheck the locator every summer.
The portal measures from the address point to the stop at the entrance, so children on interior streets will still have a walk out to Burnt Store Road. The middle school stop is at a different intersection to the south. We do not print pickup times or bus numbers, because they change from year to year.
For the Turnleaf Boulevard address, the district's transportation portal also listed Florida SouthWestern Collegiate High School and Academy @ CTC as schools the address was eligible for, in addition to the three zoned schools (Charlotte County Public Schools, Bus Stop Locator). Admission to those programs runs through the district and the programs themselves, so treat the listing as transportation eligibility, not enrollment.
We found no public school site, school petition or school facility planned within about two miles of Turnleaf in the county records we read (Charlotte County GIS, institutional layer; Charlotte County GIS, petitions layer). With several thousand homes entitled along the Burnt Store Road corridor, the district's long-range facilities plan is the document to watch. Information not available at time of publishing (checked 2026-10-01).
We ran seven addresses on six streets, not every lot, and attendance zones can change between school years. Before you write an offer that depends on a school, run the exact address through the district's Boundary Locator yourself, and call the school. If a listing or a builder flyer shows different schools, the district's locator is the answer.
Buying in Turnleaf with school-age children? Marc can run your target addresses through the locator with you before you tour, at (239) 287-5873, or read how we help buyers in Punta Gorda.
Punta Gorda has no active licensed hospital, so the nearest hospitals to Turnleaf are in Port Charlotte: AdventHealth Port Charlotte at about 23.9 minutes and HCA Florida Fawcett Hospital at about 24.7 minutes by road. Charlotte County Fire and EMS Station 5 on Burnt Store Road is about 5.6 minutes from Turnleaf.
Data updated: October 2026 (Florida Agency for Health Care Administration FloridaHealthFinder; AdventHealth; HCA Florida Healthcare; Lee Health; Charlotte County GIS fire station layer; Charlotte County Fire Station 17 project page; OSRM routing estimates; all read or computed October 1, 2026).
We measured each drive from 13347 Turnleaf Boulevard with the OSRM routing engine, free-flow, no traffic (OSRM; our analysis, October 1, 2026). Because the plat is compact, any Turnleaf address should land within about a minute of these times.
Facility | What it is | Drive (minutes) | Road miles |
|---|---|---|---|
Charlotte County Fire and EMS Station 5, 15200 Burnt Store Rd | County fire and EMS station | 5.6 | 2.9 |
Punta Gorda Fire Station 2, 2601 Acline Rd | City fire station | 8.2 | 4.2 |
AdventHealth Port Charlotte, 2500 Harbor Blvd | Hospital, 24-hour emergency room | 23.9 | 12.8 |
HCA Florida Fawcett Hospital, 21298 Olean Blvd, Port Charlotte | Hospital, 24/7 emergency department | 24.7 | 13.1 |
MD Now Urgent Care, 2200 Tamiami Trail, Port Charlotte | Urgent care | 27.1 | 14.7 |
MD Now Urgent Care, 313 SW Pine Island Rd, Cape Coral | Urgent care | 31.0 | 18.3 |
Lee Convenient Care, 1682 NE Pine Island Rd, Cape Coral | Urgent care | 32.4 | 21.0 |
HCA Florida Tamiami Trail Emergency, 150 Tamiami Trail, Port Charlotte | Freestanding emergency room, open 24 hours | 35.7 | 19.9 |
Lee Health Cape Coral Hospital, 636 Del Prado Blvd | Hospital with emergency care | 36.5 | 21.1 |
Lee Health Gulf Coast Medical Center, Fort Myers | Level II trauma center | 47.7 | 29.1 |
Lee Health Golisano Children's Hospital, Fort Myers | Children's hospital with a pediatric emergency department | 52.6 | 32.6 |
Sources: Florida Agency for Health Care Administration, FloridaHealthFinder; AdventHealth Port Charlotte; HCA Florida Fawcett Hospital; HCA Florida locations; Lee Health, Cape Coral Hospital; Lee Health, Gulf Coast Medical Center; Lee Health, Golisano Children's Hospital; Charlotte County GIS, fire stations layer.
Method: estimated drive times from 13347 Turnleaf Boulevard, OSRM free-flow routing, no traffic (our analysis, October 1, 2026). Add time for traffic, signals and season.
The state's hospital licensing records show only two active hospitals in Charlotte County, AdventHealth Port Charlotte and HCA Florida Fawcett Hospital, both in Port Charlotte. The license for ShorePoint Health Punta Gorda, at 809 East Marion Avenue, appears in the state's records with the status Closed (Florida Agency for Health Care Administration, FloridaHealthFinder). So Punta Gorda has no active licensed hospital, and the nearest hospitals to Turnleaf are across the Peace River in Port Charlotte.
Older county maps and directories may still show a hospital in Punta Gorda under an earlier name. Use the state's licensing record, not an old map, when you plan where you would go.
AdventHealth describes its Port Charlotte hospital, formerly ShorePoint Health Port Charlotte, as open 24/7 with a 24-hour emergency room (AdventHealth Port Charlotte). HCA Florida Fawcett Hospital lists a 24/7 emergency department, a Primary Stroke Center, an Orthopedic and Spine Center of Excellence and an accredited cancer program (HCA Florida Fawcett Hospital). The two are about a minute apart by road from Turnleaf.
The nearest Level II trauma center to Turnleaf is Lee Health's Gulf Coast Medical Center in Fort Myers, about 47.7 minutes by road (Lee Health, Gulf Coast Medical Center). For children, Lee Health describes the Golisano Children's Hospital emergency department as "the only Emergency Department in Southwest Florida designed just for kids"; it is about 52.6 minutes away (Lee Health, Golisano Children's Hospital).
The nearest urgent care we found in the HCA Florida and Lee Health location finders is MD Now Urgent Care on Tamiami Trail in Port Charlotte, about 27 minutes away, followed by two Cape Coral locations on Pine Island Road at about 31 and 32 minutes (HCA Florida locations; Lee Health, urgent care locations). We found none inside Punta Gorda or on Burnt Store Road near Turnleaf in those two finders. Independent urgent care clinics were not checked. Information not available at time of publishing (checked 2026-10-01).
Hospital choice in this corner of Charlotte County often crosses into Lee County, so check your plan's network before you need it. Lee Health posted this notice on its site: "Beginning January 1, 2027, Lee Health hospitals and physicians will be out of network with UnitedHealthcare" (Lee Health). A Turnleaf resident on that plan who expected to use Cape Coral Hospital or Gulf Coast Medical Center should confirm coverage for 2027.
The nearest county fire and EMS station to Turnleaf is Station 5 at 15200 Burnt Store Road, about 5.6 minutes and 2.9 road miles away (Charlotte County GIS, fire stations layer). The City of Punta Gorda's Station 2 on Acline Road is about 8.2 minutes away. Station 17 off US 41 is under construction, with completion estimated in March 2027 (Charlotte County, Fire Station 17). Which station is dispatched to a given Turnleaf call is set by the county's dispatch system, not by distance alone, and we do not state it.
If you or someone in your household needs regular specialist visits, map the actual trips before you buy: the drive to your doctors, your pharmacy and the hospital your plan covers. From Turnleaf, Port Charlotte is the hospital town, and Fort Myers is the trauma and children's hospital town. Both trips run north or south on Burnt Store Road first.
Buying in Turnleaf? We help buyers weigh drive times to the places that matter to them. Read how we represent buyers or call Marc at (239) 287-5873.
From Turnleaf, Punta Gorda Airport is about 15.5 minutes and downtown Punta Gorda about 15.7 minutes in free-flow driving. Cape Coral is about 25.5 minutes, Fort Myers 37.1 and Southwest Florida International Airport 48.7. The nearest Gulf beach we measured, Englewood Beach, is about 57.9 minutes away by road.
Data updated: October 2026 (OSRM routing engine on OpenStreetMap data, free-flow, origin 13347 Turnleaf Boulevard from the Charlotte County address point layer; computed October 1, 2026).
Destination | Minutes | Road miles |
|---|---|---|
Punta Gorda Airport (PGD) | 15.5 | 7.8 |
Downtown Punta Gorda (City Hall) | 15.7 | 8.3 |
AdventHealth Port Charlotte | 23.9 | 12.8 |
HCA Florida Fawcett Hospital | 24.7 | 13.1 |
Cape Coral (city reference point) | 25.5 | 15.9 |
Port Charlotte Beach Park (harbor beach) | 27.4 | 13.3 |
Port Charlotte Town Center | 32.5 | 16.7 |
Fort Myers (city reference point) | 37.1 | 23.3 |
Southwest Florida International Airport (RSW) | 48.7 | 35.4 |
Babcock Ranch (community reference point) | 57.1 | 37.3 |
Englewood Beach (Gulf beach) | 57.9 | 34.0 |
Fort Myers Beach | 68.0 | 38.5 |
Sarasota (city reference point) | 79.6 | 62.9 |
Sanibel (toll not priced) | 85.6 | 47.9 |
Estimated drive times from 13347 Turnleaf Boulevard, OSRM free-flow routing, no traffic (our analysis, October 1, 2026).
Source: OSRM routing engine; origin from the Charlotte County GIS address point layer.
Free-flow means an empty road: no season traffic, no waits at signals, no crashes. Treat every figure as the best case. In winter season, or with an incident on I-75 or US 41, trips will run longer. Traffic-adjusted times: Information not available at time of publishing (checked 2026-10-01).
The "city reference point" rows use a standard map point for each city, which is not always its downtown. Fort Myers's point, for example, sits south of the downtown River District, and Sarasota's sits near 24th Street. We label those rows so you know what was measured. The Turnleaf plat is compact, so any address in the community should land within about a minute of these times.
Every trip out of Turnleaf starts on Burnt Store Road, County Road 765. North, it leads to Punta Gorda, the airport and I-75. South, it leads to Cape Coral. For Fort Myers, Southwest Florida International Airport and Babcock Ranch, the router sends you south on Burnt Store Road for about 1.7 miles, then east on Notre Dame Boulevard and County Road 762 to reach US 41 or I-75 (OSRM; our analysis).
That makes Burnt Store Road the road to watch, and the county's plans for a new east-west connector between Burnt Store Road and US 41 are unfunded (see the next section).
Punta Gorda Airport is 7.8 road miles and about 15.5 minutes away, the shortest trip in the table, by way of Burnt Store Road, County Road 768 and Piper Road. Downtown Punta Gorda's City Hall is 8.3 miles and about 15.7 minutes, by Burnt Store Road and US 41 (OSRM; our analysis). Our Punta Gorda guide covers the city itself.
Port Charlotte Town Center is 16.7 miles and about 32.5 minutes, across the Peace River. The two Port Charlotte hospitals are closer than the mall, at about 24 and 25 minutes. We print only measured times, whatever a marketing page says.
Cape Coral's reference point is 15.9 miles and about 25.5 minutes south, almost all of it on Burnt Store Road. Fort Myers is 23.3 miles and about 37.1 minutes, and Southwest Florida International Airport is 35.4 miles and about 48.7 minutes by way of I-75 (OSRM; our analysis). For travelers, that makes Punta Gorda Airport the 15-minute choice and RSW the roughly 50-minute choice.
Babcock Ranch is only about 18.1 miles from Turnleaf in a straight line, but 37.3 road miles and about 57.1 minutes by road. No road crosses the Peace River and the Babcock lands directly, so the route goes south toward North Fort Myers, then up I-75, State Road 78 and State Road 31 (OSRM; our analysis). Any comparison of the two communities should use the road time. Our Babcock Ranch guide covers that community.
Turnleaf is not a beach community. The nearest public water's-edge park is Port Charlotte Beach Park on Charlotte Harbor, 13.3 road miles and about 27.4 minutes away. It is a harbor park, not a Gulf beach. The nearest Gulf beach we measured, Englewood Beach at Chadwick Park, is 34.0 miles and about 57.9 minutes. Fort Myers Beach is about 68 minutes, and Sanibel about 86 minutes, plus a causeway toll the router does not price (OSRM; our analysis).
The table above measures from Turnleaf Boulevard. For a few everyday destinations we also have drive times from a different origin, a point on Camelot Lane in the north part of Turnleaf, measured the same way. We keep them in a separate table so the two origins are never mixed.
Destination | Minutes | Road miles |
|---|---|---|
Charlotte Harbor Preserve State Park, 12301 Burnt Store Rd | About 7 | 2.6 |
Charlotte Harbor Environmental Center, Alligator Creek Preserve | About 9 | 4.3 |
Publix, Burnt Store Marketplace | About 11 | 5.2 |
Walmart Supercenter, Taylor Road | About 12 | 5.9 |
Safe Harbor Burnt Store marina (Lee County, Punta Gorda address) | About 18 | 8.3 |
Stump Pass Beach State Park, Englewood | About 63 | 35.3 |
Gasparilla Island State Park, Boca Grande | About 75 | 40.9 |
Estimated drive times from a point on Camelot Lane, Turnleaf, OSRM free-flow routing, no traffic (our analysis, October 1, 2026). Sources: OSRM; Florida State Parks, Charlotte Harbor Preserve State Park; Publix, Burnt Store Marketplace; Walmart Supercenter 778; Florida State Parks, Stump Pass Beach State Park.
Charlotte Harbor Preserve State Park, 45,507 acres with no entry fee, is the closest open land of any size, about seven minutes away (Florida State Parks). The Burnt Store Marina area, home of the marina and the nearest golf, is in Lee County despite its Punta Gorda address; our Burnt Store Marina guide covers it.
Turnleaf works well for Punta Gorda errands and air travel from Punta Gorda Airport, with both inside about 16 minutes, and for Cape Coral to the south. It asks for longer drives to the Gulf beaches, Sarasota, Southwest Florida International Airport and Babcock Ranch. Anyone who expects a short beach trip should measure it, because the measured Gulf beach drives run close to an hour or more.
Selling a Turnleaf home? Distance sells when it is stated precisely. We market the measured drive: about 15.5 minutes to Punta Gorda Airport and 15.7 to downtown Punta Gorda. What is your Turnleaf home worth? Call or text (239) 898-6072.
Turnleaf sits among several large planned communities on the east side of Burnt Store Road. Nearby, the county is building Fire Station 17 off US 41, a commercial planned development to the south awaits a commission decision, and the Tuckers Grade Extension is unfunded. Turnleaf's own Phase 1B and Phase 2A plats are in county review.
Data updated: October 2026 (Charlotte County major projects reports; Charlotte County GIS petitions and subdivisions layers; Charlotte County Planning and Zoning Board agendas; Charlotte County project pages for Fire Station 17, the Burnt Store Road East/West Connector, Bissett Park and the Burnt Store Water Reclamation Facility; Florida Department of Transportation traffic counts; all read October 1, 2026).
Turnleaf itself is still growing. A Phase 1B plat of 56 single-family lots and a Phase 2A plat of 204 single-family lots were both in county review, listed as "Awaiting Plans," in the county's August 2026 major projects report (Charlotte County, major projects, August 2026). They are applications, not recorded plats. Today the county roll shows two recorded Turnleaf plats, Phase I (Plat Book 27, Page 13, 2024) and Phase 1A (Plat Book 28, Page 11, 2025), with 412 platted homesites (our count) (Charlotte County GIS, subdivisions layer).
The county's planned development approval allows up to 1,762 homes on about 426 acres (petition PD-23-00007) (Charlotte County Planning and Zoning Board agenda, March 11, 2024). So most of what will be built near a Turnleaf home over the next several years is more Turnleaf: new streets, new lakes and new construction traffic on the internal roads.
Turnleaf is one of a cluster of planned communities on the Burnt Store Road corridor south of Punta Gorda, most of them between Burnt Store Road and US 41. Each has its own plat, and most have their own community development district. The county's petitions and subdivisions layers place them as follows (Charlotte County GIS, petitions layer; Charlotte County GIS, subdivisions layer).
Community | Direction from Turnleaf | Builder or applicant of record | What the county records show |
|---|---|---|---|
Coral Lakes | West and north, between Turnleaf and Burnt Store Road | CC Burnt Store LLC | Its own plats (recorded 2024 and 2026) and its own Coral Lakes Community Development District |
Esplanade at Starling | South | Taylor Morrison | Its own plats, and a county petition to establish a Starling Community Development District |
Cassia Bay (formerly Crosswinds) | North | Pulte Home Company | A plat of 122 single-family homes, recorded in 2026 |
Heritage Landing | Southwest, across Burnt Store Road | Lennar | A large planned community on the former Tern Bay golf plat; a Phase III plat recorded in August 2026 |
Firelight North | South | Zemel Land Partners and Chardev North | A first plat of 337 single-family lots, recorded in 2026 |
Willow | Northeast, east of US 41 near Tuckers Grade | Lennar | Its own plats and its own Tuckers Pointe Community Development District |
Sources: Charlotte County GIS, petitions and subdivisions layers; Charlotte County, major projects, 2025; Charlotte County, major projects, February 2026.
Two points prevent confusion. Coral Lakes is a separate community with its own district, not a section of Turnleaf, even though Turnleaf's own district is named Coral Creek. And Esplanade at Starling to the south is a separate community; its clubhouse is not one of Turnleaf's amenities. Our guides to Willow and Heritage Landing cover two of these neighbors in detail.
A planned development south of Turnleaf, petition PD-25-13, would allow up to 195,000 square feet of commercial space along with homes and recreational vehicle units, on about 277.55 acres at Burnt Store Road and Zemel Road (Charlotte County Planning and Zoning Board agenda, April 13, 2026). The Planning and Zoning Board recommended it in April 2026. The county commission's decision was not available to us. Information not available at time of publishing (checked 2026-10-01).
A Planning and Zoning recommendation is not a building permit, and a commercial entitlement is not a store. We found no tenant, site plan for a store or opening date tied to this petition.
Several nearby approvals include commercial space on paper: the Coral Lakes planned development, the Firelight North rezoning option and the Heritage Landing development of regional impact, plus a Willow commercial plat under county review (Charlotte County, Planned Developments within the Burnt Store Area Plan; Charlotte County GIS, petitions layer). For every one of them, we found no tenant, building permit or opening date. Information not available at time of publishing (checked 2026-10-01).
The county itself has studied the question. Its March 2024 workshop on the Burnt Store Area Plan reported about 5,540 residents living in the area and 10,559 units approved through planned development or final site plans, and projected that by 2045 the area would support a neighborhood shopping center (Charlotte County, Burnt Store Area Plan workshop, March 19, 2024). Until a store has a permit, the nearest groceries remain the Publix at Burnt Store Marketplace and the Walmart on Taylor Road, about 11 and 12 minutes from Turnleaf.
The county's long-planned east-west road would extend Tuckers Grade from Burnt Store Road to US 41. The county commission adopted Alternative 1 as the preferred alignment on September 24, 2024 (Charlotte County, Burnt Store Road East/West Connector). The county's 2026 infrastructure sheet describes a two-lane road with pedestrian and bicycle facilities at a total estimated cost of $46,176,000, and states that design, right of way and construction are unfunded and depend on a sales tax extension (Charlotte County, 2026 infrastructure project sheet).
The county's documents do not show whether the alignment would pass next to Turnleaf, and we found no referendum date for the funding. Information not available at time of publishing (checked 2026-10-01). Treat the road as an idea with an adopted route and no money yet.
The state's traffic counts show the corridor filling up. On US 41 between Zemel Road and Taylor Road, the Florida Department of Transportation's annual average daily traffic was 21,620 in 2025. On Tuckers Grade between US 41 and I-75 it rose from 11,300 in 2021 to 17,400 in 2025 (Florida Department of Transportation, Florida Traffic Online). A current count on Burnt Store Road at Turnleaf was not in the state or county layers we read. Information not available at time of publishing (checked 2026-10-01).
Charlotte County is building Fire and EMS Station 17 at 11711 Tamiami Trail, at the northwest corner of US 41 and Green Gulf Boulevard at the Tuckers Grade intersection. The project page estimates completion in March 2027 and, as of its August 2026 update, reported the concrete block work complete and the structural steel and roof work underway (Charlotte County, Fire Station 17). A county column describes a 13,000 square foot hardened building with a four-stall apparatus bay, built to accommodate growth near Tuckers Grade (Charlotte County, column, May 6, 2026).
When it opens, Station 17 will add a second county station on this side of Punta Gorda, alongside Station 5 on Burnt Store Road. Which station is dispatched to a Turnleaf address is set by the county.
Bissett Park, a 16-acre developed county community park at 12455 Path Avenue, lies east of Turnleaf (Charlotte County GIS, parks layer). The county's project page says the park "is identified in the Local Mitigation Plan as a future location for a recreation center capable of providing emergency sheltering," and lists playground, fitness equipment and pavilion work as complete (Charlotte County, Bissett Park). A preliminary site plan for a recreation center and hurricane shelter there was approved (Charlotte County GIS, petitions layer). Funding and a date for that building: Information not available at time of publishing (checked 2026-10-01).
Charlotte Flatwoods Environmental Park on Tamiami Trail lies to the southeast, and Charlotte Harbor Preserve State Park lies along Burnt Store Road to the west.
No public school site is planned within about two miles of Turnleaf in the county records we read (Charlotte County GIS, institutional layer). Turnleaf children attend schools in Punta Gorda, about 14 to 19 minutes away (see the schools section).
Charlotte County Utilities is expanding its Burnt Store Water Reclamation Facility on the Burnt Store corridor; which county service area serves Turnleaf was not available to us. The utility's January 13, 2026 update describes a packaged treatment plant first, followed by a permanent expansion to a 1.25 million gallon per day advanced wastewater treatment plant (Charlotte County Utilities, projects update, January 13, 2026). The county's project page records design development beginning November 3, 2025 (Charlotte County, Burnt Store Water Reclamation Facility expansion). That is utility capacity for corridor growth.
The facts sort into three groups. Turnleaf's own next phases are in county review, several neighboring plats are recorded, and Fire Station 17 is under construction: expect construction traffic and new neighbors for years. The Tuckers Grade Extension has an adopted route but no funding. The commercial space on nearby approvals is entitlement without a tenant we could find. Weigh the first group, watch the second, and set the third aside until a permit appears.
Buying near a project that matters to you? Our Punta Gorda buyer's guide explains how we check the county's records for a specific lot, or call Marc at (239) 287-5873.
Charlotte County Utilities is the certificated water and sewer provider for Turnleaf, and county-owned mains run inside the community. Turnleaf is in unincorporated Charlotte County, tax district 120, ZIP 33955. Electric, internet, trash and mail arrangements are not confirmed in any public record we read, so we list them as not available.
Data updated: October 2026 (Charlotte County Utilities Mapbook 2024 service area and main layers; Charlotte County Utilities project pages; Coral Creek CDD adopted FY2026 and proposed FY2027 budgets; Charlotte County Property Appraiser 2025 final and 2026 proposed rate charts; Charlotte County GIS MSBU and street lighting layers; Charlotte County Public Schools Bus Stop Locator; all read October 1, 2026).
Charlotte County Utilities holds the certificated water and sewer service areas that cover Turnleaf (Charlotte County Utilities Mapbook, water service areas; sewer service areas). The utility's own map shows in-service potable water mains and county-owned eight-inch gravity sewer mains inside the Turnleaf footprint, with the sewer mains recorded as installed in May 2025 (Charlotte County Utilities Mapbook, water mains; sewer mains). So Turnleaf homes are served by public water and sewer mains.
The utility's map returned no reclaimed water mains inside Turnleaf (Charlotte County Utilities Mapbook, reclaimed water mains). How lawns and common areas are irrigated is a question for the builder and the association. Utility rates and connection fees for a Turnleaf home: Information not available at time of publishing (checked 2026-10-01). Ask the builder what was paid at permit and what the buyer pays at closing.
The electric provider for Turnleaf homes, internet providers and speeds, and natural gas availability are not confirmed in any public record we read. Information not available at time of publishing (checked 2026-10-01). Developer and builder marketing make claims about service, but marketing is not a utility's own confirmation. Ask the builder which providers serve the lot and what is pre-wired, and check each internet provider's address-level availability map before you rely on a speed.
The solid waste charge and the hauler for a Turnleaf home are unpublished in the records we read. Information not available at time of publishing (checked 2026-10-01). The first tax bill on a completed home will show it.
The Coral Creek Community Development District runs the infrastructure that residents use every day. Its adopted fiscal year 2026 budget includes landscape maintenance of $200,000, a streetlight lease of $48,000 and stormwater maintenance of $24,567 (Coral Creek CDD, FY2026 budget). The proposed fiscal year 2027 budget keeps landscape and stormwater at the same amounts and raises the streetlight lease to $77,100; the hearing was held August 20, 2026, and an adopted fiscal year 2027 budget was not posted as of October 1, 2026 (Coral Creek CDD, FY2027 proposed budget).
Those costs are part of what the district's operations and maintenance assessment pays for. Once a lot is sold to a homeowner, the district assessment appears on the Charlotte County tax bill (Coral Creek CDD, August 20, 2026 agenda). The full district fee stack, by lot class, is in the cost section of this page.
Besides the district's streetlight lease, the county's mapped Greater Charlotte Street Lighting District covers Turnleaf, and its millage is part of the county tax bill (Charlotte County GIS, Greater Charlotte Street Lighting District).
Turnleaf is in unincorporated Charlotte County, so no city levy applies. The county's 2025 final rate chart shows 15.0855 mills for tax district 120, Turnleaf's district (Charlotte County Property Appraiser, 2025 final rates). The 2026 proposed rates for the same district add up to 15.4046 mills, and the final 2026 rate was not available (Charlotte County Property Appraiser, 2026 proposed rates).
On top of the millage, the bill carries non-ad valorem lines. The Coral Creek district assessment is one. The county fire rescue assessment applies to Turnleaf land, but its rate for a Turnleaf home was not available to us (Charlotte County GIS, MSBU layer). Information not available at time of publishing (checked 2026-10-01). The first full tax bill on a finished home is the reliable source.
Turnleaf's entrance is on the east side of Burnt Store Road, County Road 765, and the district's school bus stop is named for it: Burnt Store Road and Turnleaf Boulevard (Charlotte County Public Schools, Bus Stop Locator).
The developer states that Turnleaf will not have restricted access (developer marketing, liveturnleaf.com frequently asked questions, seen October 1, 2026). That is the developer's statement, not a recorded rule. The recorded Declaration, which would govern access, was not available to us. The Declaration controls.
The nearest county fire and EMS station is Station 5 on Burnt Store Road, about 5.6 minutes away, and Station 17 off US 41 is under construction with completion estimated in March 2027 (Charlotte County, Fire Station 17). Turnleaf uses ZIP code 33955 with a Punta Gorda mailing address. Whether mail comes to cluster boxes or to each house, and whether there are package lockers, is not stated in any record we read. Information not available at time of publishing (checked 2026-10-01).
On moving day, remember that Turnleaf is an active construction site. Builders are working on several streets at once, and the plats in review will add more. Expect construction vehicles on Turnleaf Boulevard and plan large deliveries with that in mind.
Turnleaf's daily logistics are settled partly by public record and partly by the builder. The record gives public water and sewer from Charlotte County Utilities, a district that pays for landscape, streetlights and stormwater, a county tax bill in district 120, a fire station on Burnt Store Road and a school bus stop at the entrance. It does not give the electric, internet, trash or mail arrangements, so ask the builder or seller for each provider in writing before closing.
Ready to look at Turnleaf in person? Learn how we represent buyers, or compare nearby choices in Willow, Heritage Landing and Burnt Store Village. Call Marc at (239) 287-5873.
Turnleaf recorded 79 county sales at a $350,000 median in the 12 months to September 26, 2026, more than Burnt Store Village's 77 and Burnt Store Lakes' 70 over the same window, and fewer than Willow's 93. This section sets Turnleaf beside six live guides on this site, each figure tied to its own count, window and source.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Turnleaf; the figures and windows printed on our Willow, Heritage Landing, Burnt Store Village, Burnt Store Lakes, Burnt Store Marina and Babcock Ranch guides, read October 1, 2026).
The table lists Turnleaf and six communities that have live guides on this site. Each row states its own recorded-sale count and its own window, because the windows and, in two rows, the counties and data bases are not identical. Medians appear only as the figure each guide prints, and they are context, not a ranking.
Community | Recorded sales and window | Median | Cited to |
|---|---|---|---|
Turnleaf | 79 recorded sales, September 27, 2025 to September 26, 2026 | $350,000 | This page; Charlotte County Property Appraiser public sales files, our analysis |
Willow | 93 recorded sales, September 27, 2025 to September 26, 2026 | Not stated for the 12 months; 2025 calendar year $330,000 (86 sales) | |
Heritage Landing | 138 recorded sales, September 5, 2025 to August 31, 2026 | $352,500 | |
Burnt Store Village | 77 recorded sales, September 27, 2025 to September 26, 2026 | $325,000 | |
Burnt Store Lakes | 70 recorded sales, September 27, 2025 to September 26, 2026 (newest sale August 6, 2026) | $422,500 | |
Burnt Store Marina (Lee County) | 106 recorded sales in the Lee County file, September 1, 2025 to August 7, 2026 | $360,000 | |
Babcock Ranch | 668 homes sold, SW Florida MLS, trailing 12 months ending July 2026 | $390,000 (MLS basis) |
Source: Charlotte County Property Appraiser public sales files, our analysis, for Turnleaf; every other row is the figure printed on the guide named, read October 1, 2026. Turnleaf, Willow, Burnt Store Village and Burnt Store Lakes share the same 12-month window. Burnt Store Marina's figures are Lee County records. Babcock Ranch's figures are MLS closings, a different basis from county recorded deeds, so its median is not comparable as a like-for-like figure. We print no per-square-foot figure for any row.
Start with the count column. A count tells you how much evidence sits behind a median. Turnleaf's 79 recorded sales are a real sample for a community whose first home sales on the plat were recorded only in 2025, and every one of them is a first sale of a new home: no Turnleaf home appears twice as a qualified sale in the county file (Charlotte County Property Appraiser public sales files, our analysis). The other guides count their sales on their own terms, and not every one separates builder first sales from resales, so read each row with its own guide.
Then read the window. Four rows share September 27, 2025 to September 26, 2026, so their counts can be set side by side directly. Heritage Landing's window ends August 31, 2026 and Burnt Store Marina's ends August 7, 2026. Babcock Ranch's ends in July 2026 and comes from a different source altogether.
Then read what each row counts. Turnleaf's 79 are qualified sales of improved properties on the two Turnleaf plats. Burnt Store Marina's 106 come from the Lee County file. Babcock Ranch's 668 are MLS closings. A median is a middle value, and it moves with the mix of homes. Two communities can print the same median and hold very different homes, ages and carrying costs.
For that reason this page never says one community is cheaper than another on the strength of one median. If a specific comparison matters to your offer, we can line up the recorded sales for two streets or two lot widths from the county file.
Turnleaf's 79 recorded sales from September 27, 2025 to September 26, 2026 ran from $239,500 to $887,400, with a $350,000 median, and they spread across five price bands.
Price band | Recorded sales (of 79) |
|---|---|
Under $250,000 | 8 |
$250,000 to $349,999 | 30 |
$350,000 to $449,999 | 18 |
$450,000 to $549,999 | 18 |
$550,000 and up | 5 |
Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026. Recorded sales through the county file dated September 27, 2026; the latest qualified home sale in it closed August 28, 2026. The highest recorded sale was $887,400 on Camelot Lane, July 28, 2026.
The middle band holds the most sales, 30 of 79, and the top is broad too: 23 of the 79 recorded at $450,000 or more. The highest recorded prices are on Camelot and Moonrise Lanes, where Perry Homes builds (Charlotte County Property Appraiser public sales files, our analysis). Of the 79, 57 carry a year built on the roll, all 2025, and the other 22 have none yet; the roll lags new construction, so we draw no conclusion about those 22.
The calendar years are separate windows. In 2025 the county recorded 13 Turnleaf sales at a $455,000 median; from January 1 to September 26, 2026 it recorded 67 at a $339,500 median. Each stands on its own count and window, and we never add or average them.
Willow is the closest sibling in kind: a master-planned new-construction community in Punta Gorda with its own community development district, platted as Tuckers Pointe. Our Willow guide prints 93 recorded sales over exactly Turnleaf's window, September 27, 2025 to September 26, 2026, so the counts compare directly: 93 against 79.
The medians do not compare directly, because the Willow guide prints no 12-month median. Its 2025 calendar-year figure is $330,000 on 86 sales, a different window from Turnleaf's $350,000 on 79. What does compare is the shape of each file. Willow's guide counts 53 of its 93 sales between $250,000 and $349,999; Turnleaf counts 30 of 79 in the same band and 23 at $450,000 or more. Willow lies to the northeast, east of US 41 near Tuckers Grade, with its own district, the Tuckers Pointe CDD. The full decision table sits in the next section.
Heritage Landing sits across Burnt Store Road from Turnleaf, and it is the most different neighbor on the corridor. Our guide describes it as a gated golf community on the west side of Burnt Store Road that Lennar built almost entirely between 2019 and 2025, and it prints 138 recorded sales from September 5, 2025 to August 31, 2026 at a $352,500 median. Of those 138, 30 were builder first sales at a $435,000 median, per that guide.
The pair gives a buyer a useful contrast. Heritage Landing's record is now mostly resales of homes a few years old, around a golf course; Turnleaf's record is entirely first sales of new homes, with no golf course of its own. Both bill a district on the tax bill: our Heritage Landing guide prints the Tern Bay CDD operating assessment at $1,356.09 for fiscal 2027, and Turnleaf's Coral Creek CDD bills an on-roll total of $1,946.81 to $3,015.02 per home in its adopted fiscal 2026 budget, depending on lot class (Coral Creek CDD, FY2026 budget). Those two figures measure different things, an operating line on one side and a total of operations and debt on the other, so compare full bills on named homes, not these two numbers.
Burnt Store Village shares Turnleaf's exact 12-month window, so its 77 recorded sales at a $325,000 median sit beside Turnleaf's 79 at $350,000 on equal dates. Our guide describes it as a deed-restricted 1970 plat where most homes on the county roll were built since 2020, with a mandatory association, a community park and no pool.
The difference is structure, not age. Both communities are full of new homes. Burnt Store Village is an old platted grid built out lot by lot, and our guide found no community development district assessment on the tax bills it reviewed. Turnleaf is a single master plan with a district that carries bond debt through 2054 and an approved, not yet built, amenity center (Coral Creek CDD Series 2024 bond memorandum). A buyer choosing between them is choosing between a plain lot with fewer layers and a planned community with more layers and a clubhouse plan. A difference between two medians says nothing about which costs less to own.
Burnt Store Lakes also shares Turnleaf's window and prints 70 recorded sales at a $422,500 median, with its newest sale on August 6, 2026. Our guide describes a deed-restricted lake community on one recorded plat with a self-managed association, still being built out, and it found most of its sampled addresses in FEMA Zone AE.
That flood contrast is worth a sentence. Turnleaf's built homes sit on lots whose centre FEMA's 2026 map revision placed in Zone X (FEMA LOMR 25-04-4878P), while the Burnt Store Lakes guide reports AE at most of its sampled addresses. Every lot still needs its own check, but the starting point differs.
Burnt Store Marina is in Lee County with a Punta Gorda address, and our guide prints 106 recorded sales in the Lee County file from September 1, 2025 to August 7, 2026 at a $360,000 median. It is in the table because it holds what Turnleaf does not: a marina and a golf club. Turnleaf has no golf course, marina or boat ramp of its own. Burnt Store Marina Country Club is a 27-hole, semi-private course (Troon, Burnt Store Marina Country Club), and Safe Harbor Burnt Store, 3192 Matecumbe Key Road, measured 8.3 road miles and about 18 minutes from a point on Camelot Lane in Turnleaf (Safe Harbor Burnt Store; our analysis, October 1, 2026).
Babcock Ranch is the scale reference for new construction in Charlotte County. Our guide describes 19,500 planned homes on 17,843 acres with about 2053 as its buildout and ten builders, and it prints 668 homes sold at a $390,000 median from the SW Florida MLS over the trailing 12 months ending July 2026. Turnleaf's figures are county recorded deeds over a window ending in September, so the two medians are on different bases and we never subtract one from the other.
The fee structures differ too. Babcock Ranch's guide prints a master HOA of $408 per quarter including fiber, a $238 capital contribution at closing, a fiscal 2026 district assessment of $1,196.75 to $6,117.54 per unit and a $340.58 solid waste charge. Turnleaf's district bill is published by class; its master association dues are unpublished. By our estimate the drive between the two is 57.1 minutes from 13347 Turnleaf Boulevard (OSRM, our analysis, free-flow, no traffic).
Two measures that buyers expect are missing for Turnleaf. Days on market and sale-to-list ratio come from the MLS, not the county file. For Turnleaf: Information not available at time of publishing (checked 2026-10-01). We would rather print that line than borrow a sibling's figure, because another community's days on market says nothing about a community where every recorded sale so far is a first sale from a builder.
The comparison also cannot tell you what a builder's price includes. What the builders advertise is builder marketing, seen October 1, 2026, not a recorded sale, and we keep the two apart. If your search is broader than Turnleaf, our Punta Gorda new construction guide covers the new-home market across the city, and the Punta Gorda buyer guide explains how we work with buyers.
Turnleaf and Willow are both master-planned new-construction communities in Punta Gorda with community development districts, builders selling side by side and amenity centers approved by the county. Turnleaf offers four builders and a wider top end of recorded prices; Willow offers a longer sales record and an amenity schedule further along. The table shows where each wins.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Turnleaf; Coral Creek Community Development District documents; FEMA; our Willow guide for every Willow figure, read October 1, 2026).
Every Willow figure below is cited to our Willow guide. Turnleaf figures come from county records, the Coral Creek district's documents and FEMA, as cited in the text that follows.
Factor | Turnleaf | Willow (live page) |
|---|---|---|
Where it sits | East side of Burnt Store Road, west of US 41 and I-75 | Along Tuckers Grade and I-75, per the district documents |
Builders marketing homes | Dream Finders Homes, Lennar, M/I Homes, Perry Homes (seen October 1, 2026) | Lennar and Toll Brothers (seen September 30, 2026) |
Size of the plan | Up to 1,762 homes (county approval); about 1,735 homesites (developer marketing); 412 platted | Up to 1,389 planned homes (district plan); county ceiling 1,689 units |
Recorded sales, same window | 79, median $350,000, September 27, 2025 to September 26, 2026 | 93, no 12-month median printed; 2025 calendar year $330,000 on 86 sales |
Sales between $250,000 and $349,999 | 30 of 79 | 53 of 93 |
Highest recorded sale | $887,400, Camelot Lane, July 28, 2026 | $718,000, Willowleaf Boulevard, November 14, 2025 |
District | Coral Creek CDD; FY2026 adopted on-roll totals $1,946.81 to $3,015.02; FY2027 proposed $1,994.79 to $3,063.00 | Tuckers Pointe CDD; FY2027 $1,113.20 to $2,246.57 across classes and two bases |
District bonds | Series 2024, $12,820,000 | Series 2022, $9,600,000, and Series 2026, $17,425,000 |
Master association dues | Unpublished | Offering statement estimate, about $2,116 to $3,804 per unit per year |
Amenity center | Approved June 2025 (DRC-25-066), not built | Approved April 2024 (DRC-24-003); offering statement says construction commenced October 2025, completion expected August 2026; not confirmed open |
Flood map revision | Effective May 27, 2026; every built home's lot in Zone X | Effective March 24, 2025; Zones X, AH and AE |
Evacuation zone | Split: built homes 68 in Zone D, 5 in Zone C | Zone D |
Assigned schools | East Elementary, Punta Gorda Middle, Charlotte High | Same three |
Drive to Punta Gorda Airport | 15.5 minutes from 13347 Turnleaf Boulevard | 13.0 minutes from the community's center |
Drive to Englewood Beach | 57.9 minutes | 55.6 minutes |
Sources: Charlotte County Property Appraiser public sales files, our analysis; Charlotte County P&Z agenda, March 11, 2024 (PD-23-00007); Coral Creek CDD FY2026 budget; Coral Creek CDD FY2027 proposed budget; Series 2024 bond memorandum; DRC-25-066 decision letter; FEMA National Flood Hazard Layer; Know Your Zone; Boundary Locator; OSRM, our analysis; developer and builder marketing pages, seen October 1, 2026 (not linked); our Willow guide. The two drive-time rows use different starting points, so a gap of a minute or two is not a finding.
The first practical difference is how many builders you can compare without leaving the community. Dream Finders Homes, Lennar, M/I Homes and Perry Homes market new homes in Turnleaf, and each holds lots on the county ownership layer (Charlotte County ownership layer; builder marketing, seen October 1, 2026). Perry Homes is building on Camelot Lane and Moonrise Lane, and M/I Homes on Loredo Way. Willow's guide lists two builders, Lennar and Toll Brothers.
What the builders advertise in Turnleaf (builder marketing, seen October 1, 2026): Lennar from $251,999; Dream Finders Homes from $287,990 on 40 and 50 ft lots; M/I Homes from $326,990, five plans of 2,002 to 2,559 sq ft on 50 ft homesites; Perry Homes Turnleaf 50' from the $470s and Turnleaf 60' from the $540s. These are builder starting prices, not recorded sales and not a floor, and we do not link builder sites.
Turnleaf is entitled for up to 1,762 homes on about 426 acres (425.93 acres in the county's rezoning, petition PD-23-00007), and the developer markets about 1,735 homesites (Charlotte County P&Z agenda, March 11, 2024; GreenPointe, developer marketing). Only 412 homesites are platted today, on the Phase I plat recorded in 2024 and the Phase 1A plat recorded in 2025. A Phase 1B plat of 56 lots and a Phase 2A plat of 204 lots were in county review in August 2026 (Charlotte County major projects, August 2026).
Willow's guide counts up to 1,389 planned homes in four phases under its district's plan. Both communities, in other words, have most of their homes still to come, and a buyer in either one should expect construction traffic and noise nearby for some time. In Turnleaf, ask which streets sit next to the pending Phase 1B and Phase 2A land before you choose a lot.
Turnleaf and Willow are the rare pair that share a 12-month window, September 27, 2025 to September 26, 2026, so their recorded-sale counts line up exactly: 79 for Turnleaf, 93 for Willow. Turnleaf's record is all first sales of new homes by our analysis. Willow's guide does not separate its 93 into first sales and resales.
Turnleaf's file reaches higher: 23 of its 79 sales recorded at $450,000 or more, and its top sale, $887,400 on Camelot Lane, sits above Willow's $718,000 high. Willow's file is heavier in the middle, with 53 of 93 between $250,000 and $349,999 against Turnleaf's 30 of 79. Neither fact makes one community cheaper. It means the two builder mixes reach different parts of the market, and a buyer above $450,000 has more recorded evidence to work with in Turnleaf.
Turnleaf's Coral Creek CDD bills on the county tax bill once a lot is sold to a homeowner. The adopted fiscal 2026 totals run from $1,946.81 for the reduced 40 ft class to $3,015.02 for the standard 60 ft class, with a twin villa class at $2,002.56; the proposed fiscal 2027 totals run from $1,994.79 to $3,063.00 (hearing held August 20, 2026; adopted budget not posted as of October 1, 2026) (FY2026 budget; FY2027 proposed budget; August 20, 2026 agenda). Turnleaf's master association dues are unpublished, and the recorded Declaration, which controls, was not available to us.
Willow's guide prints its district's fiscal 2027 range as $1,113.20 to $2,246.57 across classes and two bases that it says are not comparable in one column, and an offering statement estimate of about $2,116 to $3,804 a year for the master association. A Willow association figure that is an estimate in a bond document and a Turnleaf association figure that is unpublished cannot be compared at all. Ask for the full set of recurring charges on a named lot in each community, in writing, before you compare totals.
Both amenity centers are approved by the county, and neither is confirmed open. Turnleaf's approval, DRC-25-066, covers a 5,500 sq ft recreational building, a pool area, four pickleball courts with a pavilion and a bocce court on about 2.52 acres at 13330 Turnleaf Boulevard; no county record of construction or an opening date was found as of October 1, 2026 (DRC-25-066; Property Appraiser, amenity tract). Willow's guide reports an April 2024 approval and an offering statement that dates construction from October 2025.
Both plats were largely Zone D on the 2022 flood map and both were re-mapped by FEMA. Turnleaf's revision, LOMR 25-04-4878P, took effect May 27, 2026 and placed every built home's lot in Zone X; twenty vacant lots have their centre in Zone AE by our analysis of the FEMA layer (FEMA LOMR 25-04-4878P). Willow's took effect March 24, 2025 with Zones X, AH and AE. In either community, the lender's determination for the exact structure is the one that counts.
Choose Turnleaf if you want to compare four builders' homes in one community, if your budget sits above $450,000 where Turnleaf's recorded file is deeper, if you value a flood revision that put every built home's lot in Zone X, or if you want Charlotte Harbor Preserve State Park about 7 minutes from a point on Camelot Lane (Florida State Parks; our analysis). Turnleaf also suits a buyer comfortable waiting for an amenity center that is approved but not built.
Choose Willow if you want a longer district history, with bonds first issued in 2022, a larger share of recorded sales in the $250,000 to $349,999 band, an amenity center that its offering statement says is already under way, or the Toll Brothers product line, which Turnleaf does not offer. Read our Willow guide for its full fee table.
If you cannot decide, tour both on the same day and bring us the paperwork for a named lot in each. Our buyer services page explains how we represent buyers in builder communities.
Three names cause confusion on this corridor. Turnleaf's district is the Coral Creek Community Development District, a name the project carried before it was marketed as Turnleaf; Coral Creek in Placida and Cape Haze is a different place (Coral Creek CDD). Coral Lakes is the neighboring community between Turnleaf and Burnt Store Road, with its own plat and its own district (Charlotte County Subdivisions layer). And Tuckers Pointe is Willow's plat and district name, a separate district from Turnleaf's. Check the legal description on any listing against the plat name, Turnleaf, before you rely on it.
The pros of Turnleaf are new homes from four builders, a 2026 flood map revision that placed every built home's lot in Zone X, a state park minutes away and a published district fee schedule. The cons are district debt through 2054, unpublished association dues and Declaration, an amenity center not yet built, and a long drive to Gulf beaches.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files and roll, our analysis; Coral Creek Community Development District; FEMA; Charlotte County; Charlotte County Public Schools; Florida Department of Education; read October 1, 2026).
The pros are mostly about the house: new, documented on the county roll and offered by four builders across a wide price range. The cons are mostly about the layers around the house: a district with bond debt, an association whose dues and Declaration you have not yet seen, and an amenity center still on paper. None is a reason to walk away. Each is a reason to ask for a document before you sign.
Our order of operations is short. Ask for the recorded Declaration and the current association budget. Ask the builder for every recurring charge on your lot class in writing, and confirm whether your lot is in the standard or reduced district class. Get a lender's flood determination for your exact structure. And check the amenity status in person.
Turnleaf buyers ask what it is, who builds there, what the district and association cost, how flooding, schools and drives work, and how it compares with Willow and Babcock Ranch. The answers below draw on county records, the Coral Creek district's documents and our own analysis, each figure tied to its source and window.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files and roll, our analysis, sales recorded September 27, 2025 to September 26, 2026; Coral Creek Community Development District documents; FEMA National Flood Hazard Layer; Charlotte County Public Schools; read October 1, 2026).
Turnleaf is a master-planned community of new homes in unincorporated Charlotte County with a Punta Gorda mailing address, ZIP 33955, in tax district 120 (Property Appraiser parcel record). It is developed by GreenPointe, and the land is held by Burnt Store Developers, LLC, the applicant on the county approvals (Florida Division of Corporations). Four builders market homes there.
Turnleaf sits on the east side of Burnt Store Road (CR 765), west of US 41 and I-75, south of Punta Gorda (Charlotte County Subdivisions layer). Coral Lakes lies between Turnleaf and Burnt Store Road on the west and north, and Esplanade at Starling is to the south. From 13347 Turnleaf Boulevard, downtown Punta Gorda is 15.7 minutes by estimated free-flow drive (OSRM, our analysis).
No. Turnleaf is in unincorporated Charlotte County with a Punta Gorda mailing address. The Property Appraiser places its parcels in tax district 120, and FEMA lists the area under community number 120061, Charlotte County unincorporated (Property Appraiser parcel record; FEMA LOMR 25-04-4878P). County government, not the city, handles zoning, permits and services.
GreenPointe develops and markets Turnleaf. The landowner and petitioner of record on the county approvals is Burnt Store Developers, LLC, an active entity filed in 2022 (Florida Division of Corporations; Charlotte County P&Z agenda, March 11, 2024). The project was earlier called Coral Creek, which is still the name of its community development district.
The county's 2024 planned development approval, petition PD-23-00007, allows up to 1,762 homes on about 426 acres, reduced from an earlier 2,103-unit request (Charlotte County P&Z agenda, March 11, 2024). The developer markets about 1,735 homesites on 40, 50 and 60 ft lots (GreenPointe, developer marketing). The 1,762 is the ceiling; the 1,735 is the marketed figure. No published source gives a phase count or build-out date.
The 2026 county roll lists 445 parcels on the two Turnleaf plats, of which 412 are platted homesites by our count, and 73 homes carry a year built, all 2025 (Charlotte County Property Appraiser, our analysis). Those 73 have a median of 2,106 square feet of heated living area, from 1,219 to 3,309. The roll lags construction, so more homes may be finished than it shows. The county's 2025 Phase 1 approval also included 32 multifamily homes not yet on the roll (Gulf Shore Business).
Dream Finders Homes, Lennar, M/I Homes and Perry Homes market new homes in Turnleaf (builder marketing, seen October 1, 2026), and each holds lots on the county ownership layer (Charlotte County ownership layer). We do not link builder sites from this guide. Ask each builder for a written list of every recurring charge on the lot you are considering.
Perry Homes is building on Camelot Lane and Moonrise Lane, and M/I Homes on Loredo Way, by deed records and builder sales addresses. Lennar's sales addresses fall on the west part of Turnleaf Boulevard and nearby courts. These are builder sections, not separate neighborhoods: every home is in the same association and the same district. The highest recorded prices are on Camelot and Moonrise Lanes (Charlotte County Property Appraiser public sales files, our analysis).
What the builders advertise (builder marketing, seen October 1, 2026): Lennar from $251,999; Dream Finders Homes from $287,990 on 40 and 50 ft lots; M/I Homes from $326,990, five plans of 2,002 to 2,559 sq ft on 50 ft homesites; Perry Homes Turnleaf 50' from the $470s and Turnleaf 60' from the $540s. These are starting prices on marketing pages, not recorded sales and not a floor. The recorded record is the county's 79 sales at a $350,000 median.
The county recorded 79 qualified sales of improved properties from September 27, 2025 to September 26, 2026, at a $350,000 median, from $239,500 to $887,400. Thirty fell between $250,000 and $349,999 (Charlotte County Property Appraiser public sales files, our analysis). The latest qualified home sale in the county file dated September 27, 2026 closed August 28, 2026. No Turnleaf home appears twice as a qualified sale in the file, so the record is first sales of new homes (our analysis).
Yes. Turnleaf is inside the Coral Creek Community Development District, created in 2022 (Ordinance 2022-008, as cited in the district's audit and bond memorandum) and managed by Wrathell, Hunt and Associates (Coral Creek CDD; FY2025 audit). It has one bond series, Series 2024, $12,820,000, with term bonds maturing in 2031, 2044 and 2054. Once a lot is sold to a homeowner, the assessment appears on the Charlotte County tax bill.
For fiscal 2026, the adopted on-roll totals are $2,002.56 for a twin villa, $2,205.05 for a 40 ft lot, $2,610.04 for a 50 ft lot and $3,015.02 for a 60 ft lot, with reduced classes of $1,946.81, $2,287.24 and $2,627.66 (FY2026 budget). Fiscal 2027 is proposed, not adopted: $1,994.79 to $3,063.00 by class, including the reduced classes (FY2027 proposed budget).
Yes, and the difference is in the debt line. For fiscal 2026 every on-roll class pays the same $585.11 operations and maintenance charge, while debt service is $1,619.94 for a 40 ft lot, $2,024.93 for 50 ft and $2,429.91 for 60 ft, and $1,417.45 for a twin villa (FY2026 budget). Confirm your lot's class in the closing documents.
The district bills some lots at a reduced debt amount: $1,361.70 rather than $1,619.94 for a 40 ft lot, $1,702.13 rather than $2,024.93 for 50 ft and $2,042.55 rather than $2,429.91 for 60 ft in fiscal 2026 (FY2026 budget). The budget does not explain which lots are in the reduced class or why, so we offer no reason. Ask the district manager which class your lot carries before you sign.
Prepayment of the debt assessment is allowed under the Series 2024 bond terms, and the bonds otherwise run through 2054 (bond memorandum). The payoff amount for a specific lot comes from the district manager, because the balance changes as principal is paid.
Information not available at time of publishing (checked 2026-10-01). Turnleaf Homeowners Association, Inc. (Sunbiz N24000014119) was filed in December 2024, is active and is still under developer control (Florida Division of Corporations). The recorded Declaration controls dues and was not available to us. Ask for the current association budget in writing.
Not as a whole. The developer and the district's 2024 bond memorandum describe a planned age-restricted section, but no plat, association or county approval naming it was found as of October 1, 2026 (GreenPointe, developer marketing; bond memorandum). No sub-association appears on Florida's corporate records.
The developer states Turnleaf will not have restricted access (Turnleaf developer FAQ, developer marketing, not linked). We do not describe it as gated. If controlled access matters to you, ask the association in writing what access plan, if any, the Declaration provides.
We cannot say. Rental rules, including any minimum lease term or approval process, belong in the recorded Declaration, and it was not available to us: Information not available at time of publishing (checked 2026-10-01). If renting matters to your plan, make delivery of the Declaration a condition of your contract and read the rental section yourself before closing.
The Declaration and the association's rules govern pets, and the Declaration was not available to us, so we state no rule: Information not available at time of publishing (checked 2026-10-01). Ask the builder or title company for the recorded Declaration and any adopted rules, and read the pet section before you sign.
The county approved a 5,500 sq ft recreational building, a pool area, four pickleball courts with a pavilion and a bocce court on about 2.52 acres at 13330 Turnleaf Boulevard, in a decision letter dated June 2, 2025 (DRC-25-066). It will be private, for residents. The records do not yet say whether the district or the association will own it.
No opening date is on the record. The amenity center is approved but not built, and no county record of construction or an opening date was found as of October 1, 2026; the amenity tract still shows as vacant common area on the Property Appraiser's record (Property Appraiser, amenity tract). Check the status in person before you count on it.
Tennis is not part of the county's approved site plan. The approval, DRC-25-066, lists four pickleball courts with a pavilion and a bocce court, alongside the recreational building and pool area (DRC-25-066). We describe only what the county approved.
No. Turnleaf has no golf course, marina or boat ramp of its own, and its lakes are stormwater tracts maintained by the district. The nearest golf is Burnt Store Marina Country Club, a 27-hole semi-private course in Burnt Store Marina, which is in Lee County with a Punta Gorda address (Troon; our Burnt Store Marina guide). Safe Harbor Burnt Store marina is about 18 minutes from a point on Camelot Lane (our analysis).
Since May 27, 2026, every built home's lot in Turnleaf is in Zone X under FEMA's "Turnleaf Phase 1 As-Built" revision, LOMR 25-04-4878P. Twenty vacant lots have their centre in Zone AE, 19 on the east side of Turnleaf Boulevard at a base flood elevation of 19.5 ft NAVD88 and one on Camelot Lane at 18.8 ft, by our analysis (FEMA National Flood Hazard Layer). The lender's determination for your structure controls.
On the 2022 flood map, panels 12015C0409G and 12015C0407G, effective December 15, 2022, the area was Zone D, undetermined. FEMA's revision, issued January 7, 2026 and effective May 27, 2026, placed every built home's lot in Zone X (FEMA LOMR 25-04-4878P). The higher AE elevations inside Turnleaf come from rainfall ponding in the stormwater system, per the revision.
Charlotte County's evacuation zones split Turnleaf. Of 445 parcels, 231 are in Zone D, 190 in Zone C and 24 in Zone B, and the 73 built homes are 68 in Zone D and 5 in Zone C (Charlotte County, Know Your Zone, our analysis). Evacuation zones are county storm zones, not FEMA flood zones. Check your address on Know Your Zone.
Information not available at time of publishing (checked 2026-10-01); we have no quotes. Two rules shape the conversation: Citizens requires a flood policy on all wind policies regardless of value from January 1, 2027, and an insurer may not refuse a policy solely because a roof is under 15 years old (Citizens; s. 627.7011, F.S.). Get quotes on a named home before you commit.
Turnleaf is in tax district 120. The 2025 ad valorem millage was 15.0855 mills, and the sum of the published proposed rates for 2026 is 15.4046 mills; the final 2026 rate was not available (2025 final rate chart; 2026 proposed rates). The Coral Creek CDD assessment and the county fire rescue assessment are added as separate lines on the bill.
The district's Boundary Locator assigned all seven Turnleaf addresses we checked, on six streets, to East Elementary, Punta Gorda Middle and Charlotte High on October 1, 2026. Their 2026 state grades are B, A and B, and the district is graded A (Boundary Locator; FLDOE 2026 school grades). Confirm your address before you enroll.
As checked October 1, 2026, East Elementary and Charlotte High stop at Burnt Store Road and Turnleaf Boulevard, and Punta Gorda Middle at Burnt Store Road and Heritage Landing Boulevard (Charlotte County Public Schools bus stop locator). Stops and times change by school year, so recheck each year.
Punta Gorda has no active licensed hospital. The nearest are AdventHealth Port Charlotte at 23.9 minutes and HCA Florida Fawcett Hospital at 24.7 minutes, both in Port Charlotte, by estimated free-flow drive from 13347 Turnleaf Boulevard (AHCA facility search; OSRM, our analysis). The nearest county fire and EMS station is Station 5, 15200 Burnt Store Road, at 5.6 minutes.
The nearest Gulf beach we measured, Englewood Beach, is 57.9 minutes and 34.0 road miles from 13347 Turnleaf Boulevard, and Fort Myers Beach is 68.0 minutes. Port Charlotte Beach Park, on Charlotte Harbor rather than the Gulf, is 27.4 minutes (OSRM, our analysis, free-flow, no traffic). Turnleaf is a drive-to-the-beach community.
Punta Gorda Airport (PGD) is 15.5 minutes and 7.8 road miles from 13347 Turnleaf Boulevard, and Southwest Florida International Airport (RSW) is 48.7 minutes and 35.4 road miles (OSRM, our analysis, free-flow, no traffic). Allow more time in season and at rush hour.
Turnleaf's own Phase 1B (56 lots) and Phase 2A (204 lots) plats were in county review in August 2026 (major projects, August 2026). South of Turnleaf, a planned development with up to 195,000 sq ft of commercial space, PD-25-13, was recommended by the Planning and Zoning Board in April 2026; the commission's decision was not available (P&Z agenda, April 13, 2026). Fire Station 17 off US 41 has an estimated completion of March 2027 (Charlotte County).
No. Coral Lakes is the neighboring community between Turnleaf and Burnt Store Road, with its own plat and its own district, the Coral Lakes CDD. Turnleaf's district is the Coral Creek CDD (Charlotte County Petitions layer; Coral Creek CDD). Esplanade at Starling to the south is also separate, and its clubhouse is not open to Turnleaf residents.
Over the same window, September 27, 2025 to September 26, 2026, Turnleaf recorded 79 sales at a $350,000 median and Willow 93, with no 12-month median printed on our Willow guide. Turnleaf has four builders to Willow's two and a wider recorded top end; Willow has more sales in the $250,000 to $349,999 band. The decision table above sets out every factor.
They differ in scale and in evidence. Turnleaf is entitled for up to 1,762 homes with 412 platted; our Babcock Ranch guide describes 19,500 planned homes and ten builders. Turnleaf's 79 sales are county recorded deeds; Babcock Ranch's 668 sales at a $390,000 median are MLS closings over a window ending July 2026, a different basis, so the medians are not comparable. The drive between them is 57.1 minutes (OSRM, our analysis).
You do not need one, but the builder's sales team represents the builder. If you want your own representation, tell the builder at your first visit that you are working with a realtor, and ask how each builder handles buyer representation. Then request the Declaration, the association budget, your lot's district class and a written list of recurring charges. Our buyer services page and Punta Gorda new construction guide explain how we help.
Selling a Turnleaf home well means pricing it on Charlotte County's recorded sales, setting it honestly beside the four builders still marketing new homes in the community, and answering the Coral Creek district and association questions before a buyer asks. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Turnleaf listing around those three.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; the latest qualified home sale in the county file dated September 27, 2026 closed August 28, 2026).
If you're searching for the best Turnleaf listing agent, or thinking, "I need to sell my house in Turnleaf," you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Turnleaf homes against the county's recorded sales on the same plat, set them beside what Dream Finders Homes, Lennar, M/I Homes and Perry Homes are advertising a few streets away, and put the district assessment, the association paperwork and the flood map in front of a buyer before the buyer has to ask. For the wider Charlotte County picture, see our Punta Gorda home selling page.
In the 12 months from September 27, 2025 to September 26, 2026, Charlotte County recorded 79 qualified sales of improved properties in Turnleaf, at a median of $350,000, from a low of $239,500 to a high of $887,400 (Charlotte County Property Appraiser public sales files, our analysis). Each calendar window carries its own count. In 2025 the county recorded 13 sales at a median of $455,000. From January 1 to September 26, 2026 it recorded 67 sales at a median of $339,500. The calendar windows overlap the 12-month count and are never added together.
Of the 79 sales in the 12 months, 8 were under $250,000, 30 were from $250,000 to $349,999, 18 were from $350,000 to $449,999, 18 were from $450,000 to $549,999 and 5 were $550,000 or more. The highest recorded sale was $887,400 on Camelot Lane, recorded July 28, 2026, and the highest recorded prices sit on Camelot and Moonrise Lanes, where Perry Homes builds. Of the 79 sales, 57 carry a year built on the county roll, all 2025. The other 22 have no year built on the roll yet, and we draw no conclusion about them.
Sale price band (79 recorded sales, September 27, 2025 to September 26, 2026) | Sales |
|---|---|
Under $250,000 | 8 |
$250,000 to $349,999 | 30 |
$350,000 to $449,999 | 18 |
$450,000 to $549,999 | 18 |
$550,000 and up | 5 |
Because the county recorded far more than 10 sales in the 12-month window, we do not widen the window to 24, 36 or 60 months. Days on market and the sale-to-list ratio come from the SWFL MLS, and the MLS was not available when we published. Information not available at time of publishing (checked 2026-10-01). The county record has no days-on-market field, so a Turnleaf valuation starts from the recorded sales, and we add MLS pace when we have it.
Start with our free home valuation and we will follow up with a Turnleaf-specific number built on recorded sales of comparable homes, adjusted for the size of the home, the lot width and the builder's plan. For the wider market, our Punta Gorda home selling page explains how we list across the city.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Turnleaf is young enough that its sales record is a record of builders selling new homes. No Turnleaf home appears twice as a qualified sale in the county file, so the 12-month record is first sales of new homes (Charlotte County Property Appraiser public sales files, our analysis). Every built home on the county roll dates from 2025. That shapes how an owner sells. Your buyer is not choosing between your house and another owner's house. Your buyer is choosing between your finished home and a builder's contract, often on the next street.
That comparison can work for you, and it has to be made honestly. A builder sells a plan, a lot and a construction timeline, and its advertised price is a starting point, not a recorded sale. You sell a finished house on a known lot, with a closing date you control. We set the two side by side in your listing plan: your recorded-sale comparables on one side, and the builders' dated marketing prices on the other, labelled as marketing. We never present a builder's advertised price as a recorded sale, and we never present a recorded sale as a builder's price.
Your buyers will see these figures before they see your listing. They are advertised starting prices from each builder's own website, seen on October 1, 2026. They are marketing, not recorded sales, and not a floor under any Turnleaf home's value.
Builder | What the builder advertises | Source |
|---|---|---|
Lennar ("Lennar at Turnleaf") | From $251,999 | Lennar website, builder marketing seen October 1, 2026 |
Dream Finders Homes ("Turnleaf") | From $287,990; 40 and 50 ft lots | Dream Finders Homes website, builder marketing seen October 1, 2026 |
M/I Homes ("TurnLeaf") | From $326,990; 50 ft homesites | M/I Homes website, builder marketing seen October 1, 2026 |
Perry Homes ("Turnleaf 50'" and "Turnleaf 60'") | Turnleaf 50' from the $470s; Turnleaf 60' from the $540s | Perry Homes website, builder marketing seen October 1, 2026 |
Perry Homes is building on Camelot Lane and Moonrise Lane, and M/I Homes on Loredo Way, which tells you where a buyer touring your street may also be touring a model.
We start with the county's recorded sales and work outward in three steps. First, we pull the recorded sales on the Turnleaf plat and sort them by size and builder plan, because the 73 homes on the roll have a median of 2,106 square feet of heated living area and range from 1,219 to 3,309 square feet (Charlotte County Property Appraiser roll, our analysis), and a buyer compares like with like. Second, we adjust for what differs: the lot width, the finishes, upgrades paid for after closing, and where the home sits on its street. Third, we set the result beside what the four builders are advertising, labelled as builder marketing. We do not borrow a price per square foot from another community, and we do not quote the community-wide median as your price.
A buyer reads your listing with the whole cost stack in mind, so we show it up front. The county tax bill carries the millage for tax district 120, which was 15.0855 mills for 2025 (Charlotte County Property Appraiser, 2025 final rates), with 15.4046 mills proposed for 2026 (Charlotte County Property Appraiser, 2026 proposed rates). The same bill carries the Coral Creek district assessment. For fiscal year 2026, the adopted on-roll totals are $2,002.56 for a twin villa, $2,205.05 for a 40 foot single-family lot, $2,610.04 for a 50 foot lot and $3,015.02 for a 60 foot lot, with lower totals of $1,946.81, $2,287.24 and $2,627.66 for lots the district bills at a reduced debt amount (Coral Creek CDD fiscal year 2026 budget). The budget does not explain which lots are in the reduced class or why. Fiscal year 2027 figures are proposed, with the hearing held August 20, 2026 and the adopted budget not posted as of October 1, 2026 (Coral Creek CDD fiscal year 2027 proposed budget). The association dues, any capital contribution at closing and any transfer fee are unpublished, and we get them from your association statement.
Some things a seller expects to read are not in the public record we reviewed, and we would rather say so than guess. The recorded Declaration, which sets the association's rules on signs, rentals, pets and approvals, was not available to us. Days on market and the sale-to-list ratio come from the SWFL MLS, which we did not have when we published. The association's dues and its estoppel and transfer fees are unpublished. We obtained no Turnleaf homeowners or flood insurance quotes. For each gap, the document that closes it is named in the answers below, and we collect it as part of your listing.
A Turnleaf listing follows the same arc as any Southwest Florida sale, with a few Turnleaf-specific checks built in. We begin with the valuation and a written pricing plan built on recorded sales. Next we collect the paperwork: your tax bill with the district assessment line, the association documents, your builder purchase contract and warranty papers, and your closing papers from the purchase. Then we prepare the home and write the listing so that the community name, the plat name and the district name all appear correctly. Once a buyer is under contract, the buyer's title company requests the association's estoppel certificate, the buyer's lender orders its appraisal and flood determination, and we track each deadline on your behalf until the closing. At each stage we send you the numbers in writing.
Turnleaf is the community's marketed name and the name on both recorded plats. Coral Creek is the name of its community development district, and it was the project's earlier name (Coral Creek CDD). Both belong in a listing so a buyer reading a tax bill or a disclosure recognises the same place. The association is Turnleaf Homeowners Association, Inc. (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). The address reads Punta Gorda, ZIP 33955, and the home sits in unincorporated Charlotte County, so we write the listing that way. If a buyer is also weighing a nearby new-construction community, our Willow page and Heritage Landing page cover those on their own terms.
Once your Turnleaf home is on the market, you will hear from us on a set rhythm and whenever something changes. We report showings and feedback, we update the comparable sales as the county records new ones, and we tell you plainly when the builders' advertised prices move, because that is what your buyers see. When an offer arrives, we explain every term in writing, including who pays for what at closing, before you decide. Your net sheet is updated at each step, so the proceeds you expect are the proceeds you receive, minus only what is itemized.
The ones on the same plat, matched by size, lot width and builder plan. In the 12 months to September 26, 2026, Charlotte County recorded 79 sales in Turnleaf, and 30 of them sold between $250,000 and $349,999 (Charlotte County Property Appraiser public sales files, our analysis). Of all 79, the 57 that carry a year built on the roll are 2025 homes. Buyers also look at what the builders advertise, so we choose your comparables from recorded sales and show the builders' dated marketing prices separately, never as recorded prices.
Your most recent county tax bill with the district assessment line, the closing documents from your purchase, your builder purchase contract and warranty papers, any association statements and notices, a survey if you have one, and any wind mitigation form. Florida's form is the wind mitigation form OIR-B1-1802 and resources. The recorded Declaration was not available to us, so we ask you for your copy and check it against the county's official records before the first showing.
As one line in the cost of ownership, shown by lot class and fiscal year. The Coral Creek Community Development District's fiscal year 2026 adopted budget sets on-roll totals from $1,946.81 to $3,015.02 depending on the lot class, each combining operations and maintenance with debt service on the Series 2024 bonds (Coral Creek CDD fiscal year 2026 budget). Once a lot is sold to a homeowner, the assessment appears on the Charlotte County tax bill (Coral Creek CDD agenda, August 20, 2026). We confirm your class from your tax bill before we quote anything.
Not by itself. On the 2022 flood map the area was Zone D, and FEMA's "Turnleaf Phase 1 As-Built" map revision, LOMR 25-04-4878P, effective May 27, 2026, placed every built home's lot in Zone X (FEMA, LOMR 25-04-4878P). A lender's flood determination for each address decides whether a mortgage requires flood insurance. We bring the determination to the listing so the answer is ready.
Yes. We manage showings, vendor access, inspections, association paperwork and the closing remotely, with closing documents handled by mail and e-signature through the title company. Because the buyer's title company requests the association's estoppel certificate, most steps run by email, and we arrange a local contact for the house while it is listed. Your own Declaration and the association's rules decide what upkeep a vacant home still needs.
In the Charlotte County Clerk's official records, which hold the recorded Declaration and its amendments, and from the association itself. Turnleaf Homeowners Association, Inc. (Sunbiz N24000014119) was filed in December 2024 and is active as of October 1, 2026 (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). No sub-association was found on Sunbiz. We request the documents at the start of a listing.
They ask how big the community will get. The county's 2024 rezoning, PD-23-00007, allows up to 1,762 homes (Charlotte County Planning and Zoning Board agenda, March 11, 2024), and two further plats, Phase 1B with 56 lots and Phase 2A with 204 lots, were in county review in August 2026 (Charlotte County, major projects report, August 2026). South of Turnleaf, a planned development with up to 195,000 square feet of commercial space was recommended by the Planning and Zoning Board in April 2026, and the commission's decision was not available (Charlotte County Planning and Zoning Board agenda, April 13, 2026).
McGreevy and Comisar are the Southwest Florida team Turnleaf owners call when a new home has to be priced on the record, set honestly against the builders, and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Charlotte County.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. RealTrends ranked Domain Realty Group the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume, and the #1 team in Bonita Springs by sales volume and by transaction sides. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience between them. Read more about our team.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Turnleaf home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Turnleaf? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy is a top-reviewed Turnleaf realtor, and the reviews on the team's Google Business Profile describe what a Turnleaf seller or buyer needs most: honest pricing, a firm hand with builders, clear communication, and a team that keeps following through after the contract.
★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review
★★★★★ "Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder." Verified Google review
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
★★★★★ "Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision." Verified Google review
★★★★★ "I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end." Verified Google review
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).
Florida license numbers: Jesse McGreevy SL3101296 and Marc Comisar BK3060671.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Turnleaf sellers ask about price, the builders still selling beside them, the Coral Creek district assessment, association paperwork, flood and insurance, warranties and what a sale costs. Each answer draws on the county record or a posted document, and where a figure is not published we say so and name the document that holds it.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; FEMA LOMR 25-04-4878P, effective May 27, 2026; Coral Creek CDD fiscal year 2026 adopted budget and fiscal year 2027 proposed budget, read October 1, 2026).
The best listing agent for a Turnleaf home is one who prices it from the county's recorded sales, positions it honestly against four active builders and handles the district and association paperwork without delay. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. Judge any agent by the plan they bring: ask to see the comparables, the builder comparison and the net sheet before you sign.
Recorded sales set the range, and your home's size, lot width and builder plan set the number. In the 12 months to September 26, 2026, Charlotte County recorded 79 sales in Turnleaf at a median of $350,000 (Charlotte County Property Appraiser public sales files, our analysis). That median describes the middle of all 79 first sales, not the value of yours. Start with our free home valuation, and we will send a Turnleaf-specific number built on the closest comparables.
Charlotte County recorded 79 qualified sales of improved properties in Turnleaf from September 27, 2025 to September 26, 2026, ranging from $239,500 to $887,400 (Charlotte County Property Appraiser public sales files, our analysis). Eight were under $250,000, 30 were from $250,000 to $349,999, 18 were from $350,000 to $449,999, 18 were from $450,000 to $549,999 and 5 were $550,000 or more. The latest qualified home sale in the county file dated September 27, 2026 closed August 28, 2026.
The 12-month median was $350,000 on 79 recorded sales from September 27, 2025 to September 26, 2026 (Charlotte County Property Appraiser public sales files, our analysis). By calendar window, the county recorded 13 sales at a median of $455,000 in 2025 and 67 sales at a median of $339,500 from January 1 to September 26, 2026. Each window carries its own count, the windows overlap, and they are never added together or averaged.
The $250,000 to $349,999 band held the most sales. Of the 79 recorded sales from September 27, 2025 to September 26, 2026, 30 fell in that band, 18 were from $350,000 to $449,999, 18 were from $450,000 to $549,999, 8 were under $250,000 and 5 were $550,000 or more (Charlotte County Property Appraiser public sales files, our analysis). A band shows where sales cluster, and your home's price still depends on its size, lot and finishes.
The highest recorded sale in the 12 months to September 26, 2026 was $887,400 on Camelot Lane, recorded July 28, 2026 (Charlotte County Property Appraiser public sales files, our analysis). The county roll does not yet carry a year built or a living area for that home. The highest recorded prices are on Camelot and Moonrise Lanes, where Perry Homes builds. Five of the 79 sales were $550,000 or more, so the top band is thin, and we price a home against close comparables.
The same way you sell any home, with two extra checks. You price it, prepare it, list it, show it, negotiate, clear the inspection and the buyer's financing, and close. In Turnleaf, add a review of your builder purchase contract for any resale terms, and confirm your Coral Creek district assessment class and the association documents before the first showing, because the recorded Declaration controls the rules and was not available to us. We run the sequence from valuation to closing and put every cost on your net sheet.
We make no claim about ease, because the record that would answer it is not yet there. No Turnleaf home appears twice as a qualified sale in the county file, so the 12-month record is first sales of new homes (Charlotte County Property Appraiser public sales files, our analysis). Days on market come from the MLS, which we did not have: Information not available at time of publishing (checked 2026-10-01). What we can say is how a resale is positioned: as a finished home, beside the builders' dated offers.
For many buyers, yes, and we price with that in mind. Dream Finders Homes, Lennar, M/I Homes and Perry Homes market new homes in Turnleaf, and their advertised starting prices seen on October 1, 2026 are builder marketing, not recorded sales: Lennar from $251,999, Dream Finders Homes from $287,990, M/I Homes from $326,990, and Perry Homes from the $470s for its 50 foot homes and the $540s for its 60 foot homes (builder websites, seen October 1, 2026). We set your listing beside those offers, never under them as a floor.
Yes, the public record we reviewed sets no minimum ownership period. Your builder purchase contract and the recorded Declaration may add terms, and the Declaration was not available to us, so we read both with you before we list. The tax side of a quick sale depends on your purchase price, your use of the home and how long you owned it, and a CPA or tax attorney is the right person to run those numbers before you accept an offer.
Florida law requires a builder to warrant a newly constructed home for one year against construction defects that result in a material violation of the Florida Building Code, and the builder must honour that full one-year period even if the home is sold (Florida Statutes, s. 553.837). A builder's express written warranty can replace the statutory one if it meets the statute's terms, including automatic transfer during at least the first year. Anything longer is set by your builder's warranty document, so we read it with you.
The assessment is billed on the property, not on you personally. Once a lot is sold to a homeowner, the Coral Creek district assessment appears on the Charlotte County tax bill (Coral Creek CDD agenda, August 20, 2026). For fiscal year 2026 the adopted on-roll totals run from $1,946.81 to $3,015.02 by lot class (Coral Creek CDD fiscal year 2026 budget). The contract and the closing statement decide how the year's bill is split between you and the buyer.
The debt portion of the assessment repays the district's one bond series, Series 2024, issued at $12,820,000 with term bonds maturing through 2054, and prepayment is allowed (Coral Creek CDD Series 2024 limited offering memorandum). About $12.1 million was outstanding at September 30, 2025 (Florida Auditor General, Coral Creek CDD audit). A payoff amount for your lot comes from the district manager, and the contract decides who pays it.
In practice the buyer's title company requests one from the association once there is a contract. Florida Statutes section 720.30851 requires the association to issue the certificate within 10 business days of a request and caps the preparation fee (Florida Statutes, s. 720.30851). Information not available at time of publishing (checked 2026-10-01) for the Turnleaf association's own estoppel fee, because the certificate is produced only when a sale is in progress. We order it early and show the amount on your net sheet.
In Charlotte County the seller customarily pays for the owner's title insurance policy, and the contract can assign it differently. The owner's policy protects the buyer against defects in the title to the home. On a Turnleaf resale, the title search also picks up the district assessment and any association amounts owed. Because who pays is a custom and not a rule, we read the contract's closing section with you before you sign and put the cost on your net sheet.
The structure is the owner's title policy, which sellers customarily pay in Charlotte County, proration of the county tax bill with its Coral Creek district line, any association amounts owed, the closing company's fees, and whatever the listing agreement and the contract say about the real estate fee and repairs. For Turnleaf, a capital contribution, a transfer fee and an estoppel fee are unpublished, so we say so and confirm each from the association's documents before you accept an offer.
Florida Statutes section 689.302 requires a seller of residential real property to complete and give the buyer a flood disclosure at or before the time the contract is signed. It states whether the seller knows of flooding that damaged the property during the seller's ownership, whether the seller has filed a flood insurance claim, including with the National Flood Insurance Program, and whether the seller has received federal flood assistance, including from FEMA (Florida Statutes, s. 689.302). Answer from your own knowledge, and your closing agent can confirm which forms apply.
It changes the map a lender reads, and we state it as a fact rather than a price effect. On the 2022 flood map the area was Zone D, and FEMA's map revision LOMR 25-04-4878P, effective May 27, 2026, placed every built home's lot in Zone X (FEMA, LOMR 25-04-4878P). Twenty vacant lots have their centre in Zone AE, in our analysis of the FEMA layer (FEMA National Flood Hazard Layer). The lender's determination for your address decides what applies.
Not as a rule of sale. Whether a buyer, an insurer or a lender asks for one is set by the contract, the flood policy and the lender's flood determination. Where a structure sits near a Zone AE line, an elevation certificate or a FEMA letter of map amendment is the document that settles it (FEMA National Flood Hazard Layer). Information not available at time of publishing (checked 2026-10-01) for a certificate on any Turnleaf lot, so we ask for yours from your builder closing papers.
They do not stop a sale, and buyers ask about them. Charlotte County's evacuation zones split Turnleaf: of 445 parcels, 231 are in Zone D, 190 in Zone C and 24 in Zone B, and the 73 built homes on the roll are 68 in Zone D and 5 in Zone C (Charlotte County, Know Your Zone). We look up your address on Know Your Zone and put the answer in the listing file, so a buyer reads the zone for your home and not a guess.
We make no claim about its effect on price. The county approved a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court (Charlotte County, DRC-25-066). It is approved but not built, and no county record of construction or an opening date was found as of October 1, 2026 (Charlotte County Property Appraiser, amenity parcel record). Your listing states the status in those words.
Information not available at time of publishing (checked 2026-10-01). Days on market is an SWFL MLS measure, the MLS was not available to us, and the county's recorded sales carry no days-on-market field. The latest qualified home sale in the county file closed on August 28, 2026. When we price your Turnleaf home we bring the MLS pace for comparable homes to the meeting, and we count back from the date you need to close so the listing, the inspection and the association paperwork all fit.
Information not available at time of publishing (checked 2026-10-01) for a month-by-month pattern in Turnleaf. The record that would hold one is several years of monthly recorded sales plus MLS days on market, and Turnleaf's first recorded home sales date from 2025. We make no seasonality claim. Count back from the date you need to close, list early enough to cover the inspection, the estoppel certificate and the buyer's lender timeline, and we will shape the plan around your Turnleaf home.
The exemption does not move, but the tax saving it built up may. The Florida Department of Revenue explains that a homeowner may be able to transfer, or port, all or part of the Save Our Homes assessment difference to a new Florida homestead (Florida Department of Revenue, homestead exemption and portability). Under the statute, the new homestead must be established within three years, and the amount ported is capped at $500,000 (Florida Statutes, s. 193.155). Apply through the Charlotte County Property Appraiser.
A listing agent prices the home from recorded sales, prepares it for the market, markets it, schedules and manages showings, negotiates the contract, handles the inspection and repair requests, gathers the district and association paperwork, and coordinates the closing with the title company. In Turnleaf, that includes positioning your finished home against the builders' current offers, confirming your Coral Creek district assessment class, and showing buyers the 2026 flood map and the cost of ownership up front. We report to you on every step.
The real estate fee is set in the listing agreement and is negotiable, and we explain every term in writing before you sign. We do not publish a figure on this page because the right structure depends on your home, your timeline and the services you need. For a direct answer, call or text Jesse at (239) 898-6072. Confidential conversations are welcome, and our free home valuation shows what your Turnleaf home may sell for first.
Ask the association in writing, and have the request go through the estoppel process once you have a contract. Turnleaf Homeowners Association, Inc. is active on Sunbiz as of October 1, 2026 (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). The association's dues are unpublished, so your own statements and the estoppel certificate are what show what you owe. We request both at the start of a listing.
Yes. Developer control of the association does not stop an owner from selling. Turnleaf Homeowners Association, Inc. was filed in December 2024 and is still under developer control as of October 1, 2026 (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). No turnover date was found. Any approval or notice a sale requires is set in the recorded Declaration, which was not available to us, so we confirm it with the association in writing before listing.
We price against recorded sales and the builders' advertised starting prices, and we make no claim about what incentive any builder is offering on a given day, because offers change and are not part of the public record we reviewed. What a buyer weighs is the total: price, timeline, finished condition and the cost of ownership. We check the builders' current marketing on the day we price your Turnleaf home and again as the listing runs, and we tell you when it moves.
We do not state an effect, and we have no Turnleaf insurance quotes. The structure is this: every built home on the roll dates from 2025, built lots are in Zone X after the 2026 map revision, and Citizens requires a flood policy on all wind policies regardless of value from January 1, 2027 (Citizens Property Insurance, flood requirement). Florida law also bars an insurer from refusing a policy solely because a roof is under 15 years old (Florida Statutes, s. 627.7011). Buyers should request quotes early.
We do not give tax advice, and the answer depends on your situation. What you owe on a sale can depend on what you paid, how long you owned the home, how you used it and the rules in effect for the year of sale, and a CPA or tax attorney is the right person to run those numbers. We can give your advisor the recorded sale figures, your closing statement and the timeline early, so the question gets answered before you accept an offer and not after.
Compare each on its own window and basis. Turnleaf had 79 recorded sales from September 27, 2025 to September 26, 2026 at a median of $350,000 (Charlotte County Property Appraiser public sales files, our analysis). Our Willow page reports 93 recorded sales in the same window and a 2025 calendar median of $330,000 on 86 sales. Our Heritage Landing page reports 138 recorded sales from September 5, 2025 to August 31, 2026 at a median of $352,500. The windows differ, so we price your home on Turnleaf's own sales.
Not yet, because no home there is recorded. The developer and the 2024 bond memorandum describe a planned age-restricted section of Turnleaf (Coral Creek CDD Series 2024 limited offering memorandum), but no plat, association or county approval naming it was found as of October 1, 2026. Every one of the 79 recorded sales in the last 12 months sits on the Phase I plat. When that section is recorded and its homes close, we will add what a seller there needs to know.
Information not available at time of publishing (checked 2026-10-01). Sign rules sit in the recorded Declaration or the association's rules, and the Declaration was not available to us. Turnleaf Homeowners Association, Inc. is the one association on Sunbiz for the community, and no sub-association was found. Before we place a sign or an open house notice, we confirm the rule with the association in writing, so you do not receive a violation notice during the sale.
Start with a conversation and a valuation. Our Punta Gorda home selling page explains how we list across the city, and for Turnleaf we add the builder comparison, the Coral Creek district line and the association layer described above. McGreevy and Comisar alone have over $900 million in Sales, we lead the #1 team in Southwest Florida since 2012, and Jesse and Marc are ranked among the Top 1% Real Estate Agents Nationally Since 2008. For how new homes are bought locally, read our new construction guide for Punta Gorda.
Get your number first. Start with the free home valuation, titled What Is Your Turnleaf Home Worth? Get a Free Valuation in 60 Seconds. It takes about a minute, and there is no obligation. After that we confirm your Coral Creek district assessment class, request the association documents and compare your recorded-sale comparables with the builders' current offers. To talk first, call or text Jesse at (239) 898-6072. Confidential conversations are welcome.
Every figure on this Turnleaf page traces to a primary source below: the Charlotte County Property Appraiser, Charlotte County government, the Coral Creek Community Development District, FEMA, state agencies and newspapers of record. Market figures come from Charlotte County recorded sales. Builder and developer pages are cited for product and pricing only.
Charlotte County Property Appraiser
Charlotte County planning, petitions and development reports
Charlotte County GIS
Charlotte County roads, utilities, parks, assessments and emergency management
Coral Creek Community Development District and bonds
State of Florida
Federal agencies
Schools and healthcare
Regional agencies, parks, shopping and visitor information
Developer and builder marketing (product and pricing only)
News, trade press and reference
These Turnleaf documents are published by Charlotte County, the Coral Creek Community Development District, Charlotte County Public Schools, FEMA and the State of Florida. Each link opens the issuer's own copy. Turnleaf community rules come from the recorded Declaration, which you can request through the Charlotte County Clerk's Official Records or the association.
Document | Publisher | Link |
|---|---|---|
Planned development petition PD-23-00007 (Turnleaf rezoning) | Charlotte County | |
Decision letter DRC-25-066 (Turnleaf amenity site plan) | Charlotte County | |
Coral Creek CDD fiscal year 2026 adopted budget | Coral Creek Community Development District | |
Coral Creek CDD fiscal year 2027 proposed budget | Coral Creek Community Development District | |
Limited Offering Memorandum, Coral Creek CDD Special Assessment Revenue Bonds, Series 2024 | Coral Creek Community Development District, via FMS Bonds | |
Coral Creek CDD audit, fiscal year ended September 30, 2025 | Florida Auditor General | |
Letter of Map Revision 25-04-4878P, Turnleaf Phase 1 As-Built | Federal Emergency Management Agency | |
Turnleaf Homeowners Association, Inc. filing record and articles of incorporation (N24000014119) | Florida Division of Corporations | |
Know Your Zone, hurricane evacuation zones | Charlotte County Emergency Management | |
School Boundary Locator | Charlotte County Public Schools |
County sales data from the Charlotte County Property Appraiser, pulled September 2026. McGreevy and Comisar, Best Realtor for Turnleaf. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
