Willow
Willow in Punta Gorda is a master-planned community of up to 1,389 planned homes. See 93 recorded sales in 12 months, the district fee stack, flood zones and drive times. Call McGreevy and Comisar, Domain Realty.
Willow in Punta Gorda is a master-planned community of up to 1,389 planned homes. See 93 recorded sales in 12 months, the district fee stack, flood zones and drive times. Call McGreevy and Comisar, Domain Realty.
Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the team Willow sellers call first, and the team buyers call when they want the Tuckers Pointe district assessments, the 2025 flood map revision and the county's recorded sales answered before they write an offer. 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 sales, and who has read the district's budget.
Willow is a master-planned community in Punta Gorda, Florida, platted as Tuckers Pointe, with up to 1,389 planned homes under the district's plan (Tuckers Pointe CDD Series 2026 Offering Statement, FMS Bonds). Willow is the name builders and the master association use. Tuckers Pointe is the name on the recorded plat and on the community development district. The Phase 1 plat was recorded in September 2023 in Plat Book 27 (Charlotte County GIS, Essentials CCGISLayers), and the district documents place the community along Tuckers Grade and I-75 (Tuckers Pointe Community Development District, documents).
Three facts decide value here, and most listing pages blur at least one of them. First, this is a newly built community on a plat sequence that runs from 2023 to 2026, so the county roll, the builders and the district each describe a different slice of it. Second, owning here means paying more than one layer: a district assessment, a master association whose fees the offering statement estimates, and county taxes. Third, the flood map for the whole plat changed in 2025, and a buyer who reads an older 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 planned development approval, the district's ordinance, budgets and minutes, the final offering statement for the district's 2026 bonds, the Florida Division of Corporations record for the associations, FEMA's flood map service, the county's evacuation-zone 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. For Willow specifically, read our Willow seller guide, check our Willow home valuation guide, or see how we help Willow buyers.
McGreevy and Comisar price Willow homes on the records that move them: 93 Charlotte County recorded sales on the Tuckers Pointe plat in 12 months, the district assessment class for the lot, the 2025 flood map revision and the builders still selling nearby. The team has been #1 in Southwest Florida since 2012 and Top 1% nationally since 2008.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; the newest recorded sale in the file is dated August 14, 2026).
If you're searching for the best realtor for Willow, whether you're ready to sell your Willow home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and 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 Willow valuation we write starts from Charlotte County's recorded sales, not a portal estimate.
Recent Willow track record, from the county record. In the last 12 months we tracked 93 recorded sales on the Tuckers Pointe plat in the Charlotte County Property Appraiser's public sales files (sales recorded September 27, 2025 to September 26, 2026, with the newest sale dated August 14, 2026). The calendar years are shown separately, each with its own count. In 2025 the file shows 86 sales at a median of $330,000. From January 1 to September 26, 2026 it shows 53 sales at a median of $320,000, and 28 of those 53 were single-family at a median of $327,250 (Charlotte County Property Appraiser public sales files, our analysis). 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 2026-09-30). 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 Willow we will add them with their own window.
For luxury Willow 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 Willow home that marketing starts with what the record shows: the lot's district assessment class, the flood map as revised in 2025, the association's governing documents and the builders' current marketing next door, so a buyer comparing a resale with a new build sees exactly what the difference is worth.
Honors and recognition:
Our clients review us on Google in their own words. We publish no aggregate score, and every review we quote is a five-star review.
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review
Selling your Willow home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation-willow-punta-gorda, or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying a home in Willow? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we help Willow buyers.
Willow is a master-planned community of new homes in Punta Gorda with up to 1,389 planned homes, a community development district that bills every owner, a master association whose fees are an estimate, and a flood map that changed in 2025. These eight points carry the rest of the page.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Tuckers Pointe CDD FY2027 budget; Series 2026 offering statement; FEMA National Flood Hazard Layer; builder marketing pages seen September 30, 2026).
This Willow guide is organized so a seller or a buyer can jump straight to the record that answers the question: the county's recorded sales, the master plan and the Tuckers Pointe district, the fee stack, amenities, flood and insurance, schools and drive times, what is being built nearby, how Willow compares with Babcock Ranch and nearby communities, and the buyer and seller FAQs.
Living in Willow means buying into a master-planned community of new homes that is still being built out in phases, with two national builders selling, a community development district and a master association in the background, and no golf course or private club in the documents. Downtown Punta Gorda is about 14 minutes away without traffic.
Data updated: September 2026 (Charlotte County Property Appraiser public parcel files, our analysis; Series 2026 offering statement; Charlotte County development review records; estimated drive times from the community's center, computed September 30, 2026).
A buyer here is not choosing a finished neighborhood with a long history. The Phase 1 plat of 354 lots was recorded in September 2023 (Plat Book 27), the townhome plat was recorded in February 2026 (Plat Book 28), the Phase 2 plat of 281 lots was recorded in March 2026 (Plat Book 28), and Phase 3 appears in the county subdivision layer as a 2026 plat (Charlotte County GIS, Essentials CCGISLayers). That sequence is the first thing to understand about daily life, because a home in an early phase and a home in a later phase are bought at different points in the same plan.
Willow is a master-planned community: one plan, one master association and one community development district covering many lots, with the builders selling homes inside it. The district's plan counts up to 1,389 planned homes by phase and product, and the product mix is wide: single-family homes on 40, 50 and 60 foot lot classes, twin villas and townhomes (Series 2026 Offering Statement, FMS Bonds). By class, the district counts 285 single-family homes on 40 foot lots, 477 on 50 foot lots, 147 on 60 foot lots, 120 twin villas and 360 townhomes.
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.
The county roll lists 381 parcels for the Tuckers Pointe plat. By use code, 226 are vacant residential, 128 are single-family, 16 carry code 0902 and 11 carry code 9900. Of the single-family parcels, all 128 show a year built of 2024 or 2025 (Charlotte County Property Appraiser public parcel files, our analysis). Two cautions apply. The roll lags new construction, so a home finished this month may still be coded as a vacant lot. And the 381 are not all homes: the roll counts 27 parcels under codes 0902 and 9900 that are not single-family lots, and we make no claim about what each one is.
For a buyer, the practical meaning is that a street in Willow can hold finished homes, homes under construction 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.
Willow is delivered in phases, and the phases are not equivalent from a buyer's side of the table. Phase 1 is the part of the plan that is already on the county roll and already billed: the district calls it Area One, its 354 lots are on the county tax bill for the district's assessment, and 128 of them show a finished single-family home on the roll. Phases 2 to 4, which the district calls Area Two, hold 1,035 of the planned homes, and in the FY2027 budget they sit off the county roll on a separate basis (Tuckers Pointe CDD, FY2027 budget).
For a buyer, the phase tells you three things to ask about. What is the district's assessment for this lot, and is it billed on the tax bill or off it? What is being built on the streets that the lot touches, and on what schedule? And what does the plat for this phase say, since the plats were recorded at different times? A resale buyer in Phase 1 and a new-construction buyer in a later phase can both be buying in Willow and be on different footing on all three questions.
Lennar and Toll Brothers market homes in Willow, as of the builders' marketing pages seen on September 30, 2026. That is all the records we read let us say about the builders, and we do not link to builder pages from this guide. Lennar advertises collections it calls Patio, Executive, Manor and Villas, plus townhomes. Toll Brothers advertises two collections it calls Azalea and Pine, on 148 sites.
Those names are marketing vocabulary. The district classes homes by lot width (40, 50 and 60 foot), twin villa and townhome, and no document we read ties a builder collection to a district class. We do not map one to the other, and a buyer should not assume that a collection name tells you which assessment a lot carries. The assessment follows the lot and its class, and you confirm it on the district's budget and the closing documents.
No. No golf course, marina or private club appears in the plat, the offering statement or the county records we read. The offering statement lists the community's amenities as a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn, and it says nothing of a golf membership or boat access. The records we read also do not describe a gate, a guard or a trail system, so we do not either.
If golf or boating drives your search, Willow is a community you drive away from, not one that includes them. We measure the drives that matter in the drive-time and beach sections of this guide.
The offering statement for the district's 2026 bonds lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn. It says construction commenced in October 2025, with completion expected by August 2026, at about $8.2 million (Series 2026 Offering Statement, FMS Bonds). Separately, the county's development review approved a 5.87 acre amenity center in April 2024, approval DRC-24-003 (Charlotte County, development review decision letters).
We do not describe the amenities as open. An approval and a construction schedule are plans and expectations, and neither is a certificate of completion. A buyer who wants to use the pool, the courts or the clubhouse should ask for the association's written confirmation of the opening, the access rules and any guest policy, since the recorded Declaration that would set those rules was not available to us. The full amenities section sits further down this page.
Willow is a drive to nearly everything. Estimated drive times from the community's center, with no traffic, are 13.0 minutes to Punta Gorda Airport, 14.3 minutes to downtown Punta Gorda and 15.0 minutes to Fishermen's Village. Fort Myers is 26.1 minutes, Port Charlotte 28.6 minutes and Cape Coral 30.7 minutes. Southwest Florida International Airport is 40.1 minutes, North Port 34.5 minutes, Venice 53.7 minutes and Sarasota 71.8 minutes (OSRM open routing engine).
The Gulf beaches are a longer trip. Fort Myers Beach measures 53.1 minutes, Englewood Beach 55.6 minutes and Stump Pass Beach State Park 59.1 minutes. Port Charlotte Beach Park, at 24.8 minutes, is a bay park, not a Gulf beach, and we label it that way. We do not use builder copy for beach or airport distances, because the measured times are the ones a buyer will actually drive.
Method: OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow with no traffic, from the community's center, with destinations geocoded by the U.S. Census Geocoder (U.S. Census Bureau, Geocoder), computed September 30, 2026. These are estimates; add time for traffic and signals, especially from January to April.
We found nothing Willow-specific on dining, shopping, clubs or events to report. Information not available at time of publishing (checked 2026-09-30). What the county does show is a commercial site plan named Willow Marketplace, FPC-25-15, that is under county review (Charlotte County, Major Development Projects). A site plan under review is a filing, not a store, and we do not describe it as planned shopping.
The planned development approval allows commercial space and a hotel on the site, but we found no site plan for those uses, and a buyer should not price a home on the assumption that retail will open at the front door. For daily errands, plan on the drives above.
No age restriction appears in the county ordinance, the plat letters or the district documents we read. The Declaration is the controlling document for age, rentals, pets, vehicles and signs, and it was not available to us, so we print no rule and no limit. 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 before making an offer.
The county's approval does allow up to 300 rental apartments inside the planned development, which are not age-restricted, and the status of that use is unconfirmed (Charlotte County Ordinance 2022-059, PD-22-00008). We found no apartment site plan, so we cannot say whether or where they will be built.
Three things shape the weekly routine, and each has its own section below. For schools, the district's Boundary Locator assigned East Elementary, Punta Gorda Middle and Charlotte High to 17 Willow addresses on 8 streets, and the state's 2025-26 school 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 and storms, the plat was re-mapped in March 2025 and the county places Willow in Evacuation Zone D (FEMA National Flood Hazard Layer; Charlotte County, Know Your Zone). For emergency response, the county's major projects report lists Fire Station 17 as under construction with a projected date of March 27, 2027, and a different station responds today (Charlotte County, Major Projects). For utilities and internet, Information not available at time of publishing (checked 2026-09-30).
Willow fits a buyer who wants a new home in a master-planned setting, who is comfortable that the community will keep changing for years as the later phases are built, and who is willing to read a district budget and an offering statement as part of the purchase. It also fits a buyer who values a drive to Punta Gorda Airport and downtown Punta Gorda of about 13 and 14 minutes, measured without traffic.
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 in the documents and the measured beach drives are close to an hour. It also fits less well for a buyer who must know the rental, pet or age rules before looking at a single house, because the recorded Declaration that sets them was not available to us. That buyer can still buy here, but the Declaration should be in hand before the offer, not after.
We walk a Willow buyer through four documents before the kitchen. First, the district assessment for the exact lot, because the class (40, 50 or 60 foot, twin villa or townhome) sets the figure, and the budget publishes it by class. Second, the recorded Declaration and the association's budget, because the offering statement gives only an estimate of the master association fee and the rules are in the Declaration. Third, the flood file: the FEMA zone for that exact lot under the 2025 map revision, and an elevation certificate where one exists. Fourth, for a new build, the contract's closing costs, the builder's schedule and the written opening 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.
Willow has up to 1,389 planned homes, two builders selling and a district assessment that follows every lot, so the right first step for a buyer is a conversation about the lot, the class and the documents before a contract. Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Our guide to new construction in Punta Gorda covers how builder contracts and resales differ across the city.
Willow recorded 93 sales on the Tuckers Pointe plat in Charlotte County's public files in the 12 months to September 26, 2026, with 53 of them between $250,000 and $349,999, and the newest sale dated August 14, 2026. Calendar 2025 shows 86 sales at a $330,000 median, and 2026 through September 26 shows 53 sales at a $320,000 median.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; builder marketing pages seen September 30, 2026).
Window | Recorded sales | Median |
|---|---|---|
September 27, 2025 to September 26, 2026 (12 months) | 93 | Not shown for this window |
Calendar year 2025 | 86 | $330,000 |
January 1 to September 26, 2026 | 53 | $320,000 |
January 1 to September 26, 2026, single-family only | 28 | $327,250 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The file counts DOR-qualified improved sales over $1,000. The newest sale in the file is dated August 14, 2026, so sales recorded after that date are not 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 93 sales overlap the 86 and the 53, and we do not add, average or subtract them. The two calendar-year medians are the two medians we publish. A $10,000 gap between a $330,000 median in 2025 and a $320,000 median in 2026 is a comparison of two different windows with different numbers of sales, and we would not read it as a trend without more months of data.
Price band | Recorded sales, 12 months | Share of 93 |
|---|---|---|
Under $250,000 | 8 | 9 percent |
$250,000 to $349,999 | 53 | 57 percent |
$350,000 to $449,999 | 19 | 20 percent |
$450,000 to $549,999 | 9 | 10 percent |
$550,000 and up | 4 | 4 percent |
Total | 93 | 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. Fifty-three of the 93 sales, a little under three in five, closed between $250,000 and $349,999. Another 19 closed between $350,000 and $449,999, which means 72 of the 93 sales, about 77 percent, closed between $250,000 and $449,999. Thirteen sales closed at $450,000 or more, and four of those closed at $550,000 or more.
Of the 93 recorded sales, 68 carry a year built on the roll, and every one of the 68 is 2020 or later. The other 25 have no year built on the roll. We draw no conclusion about those 25: the roll lags new construction, and we cannot tell from it what each sale included.
Across the community, the roll shows 128 single-family parcels with a year built of 2024 or 2025. We do not set the 128 against the sales, because the roll counts parcels at one date and the sales file counts transfers over windows that overlap.
The highest recorded sale in the 12-month window was $718,000 on November 14, 2025, for a 2025-built home of 3,442 square feet on Willowleaf Boulevard. We name the street and no house number. 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.
The offering statement reports builder-side figures on a different basis from the county's deeds. As of March 15, 2026, it reports about 104 Area One homes closed with end users and 38 under contract, and as of April 14, 2026, about 19 Area Two homes under contract (Series 2026 Offering Statement, FMS Bonds). Area One is the district's term for Phase 1, and Area Two covers Phases 2 to 4.
Those are builder-reported figures at two dates in 2026. They are not recorded deeds, they carry different dates and they are not added to the county counts above.
Builder and collection | Advertised price (builder marketing) |
|---|---|
Lennar, Villas | From $249,999 |
Lennar, Patio | From $265,999 |
Lennar, Executive | From $295,999 |
Lennar, Manor | From $346,999 |
Lennar, Townhomes | $209,990 to $229,999 |
Toll Brothers, all collections | From $359,995 |
Toll Brothers, quick move-in homes | $506,000 to $639,000 |
Source: Lennar and Toll Brothers marketing pages for Willow, seen September 30, 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 and closing costs to the resale's total cost.
Measure | Willow |
|---|---|
Median days on market | Information not available at time of publishing (checked 2026-09-30). |
Median sale-to-list ratio | Information not available at time of publishing (checked 2026-09-30). |
These are the two measures only the MLS carries, and neither is available for Willow at the time of publishing. We do not substitute a figure from another community. 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 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 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).
Willow's 12-month window matches the Burnt Store Village window, with 93 recorded sales against 77. We show no median for Willow's 12-month window, so we do not rank the three communities on price, and the comparison to read is volume and the shape of the price bands. A full comparison table sits in the comparison section below.
A Willow seller is not selling into a quiet, built-out market. The county file shows 93 recorded sales in 12 months, the builders advertise their own homes next door, and later phases are still planned, so a buyer has more than one way to buy a new home in Willow. That is the context for pricing, and it is why we start a Willow 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 product and a similar age, 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 fee as part of what the home costs, so a seller who has those documents 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. That is why 25 of the 93 sales carry no year built, and why we draw no conclusion from them.
It also explains why the 128 single-family homes on the roll and the sales counts are not set against each other. The roll counts parcels at one date, and the sales file counts transfers over windows that overlap. 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 Willow sale from another, and we cannot measure the rest. The district's class for the lot (40, 50 or 60 foot, twin villa or townhome) is a published, per-home figure that follows the property. The phase and the builder shape what is nearby and when. The flood map for the exact lot, as revised in 2025, changes the insurance conversation lot by lot. The size and age of the home matter, and the one price we can name, the $718,000 sale of a 2025-built home with 3,442 square feet, was a larger and newer home than most of the file. Finish level and condition are not recorded by any county field, so we read them from the property and 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. The district's FY2027 assessments run from $1,113.20 to $2,246.57 per home a year across the classes and the two bases in the budget (Tuckers Pointe CDD, FY2027 budget), and the offering statement estimates the master association's fees at about $2,116 to $3,804 per unit annually (Series 2026 Offering Statement, FMS Bonds). The two bases are shown below, each with its own label, and they are never compared in one column.
Area One, on the county tax bill, FY2027 | Homes at this rate | Annual total per home | Of which operations and maintenance | Of which debt service |
|---|---|---|---|---|
Single-family, 40 foot lot | 98 | $1,573.31 | $226.81 | $1,346.50 |
Single-family, 50 foot lot | 177 | $1,909.94 | $226.81 | $1,683.13 |
Single-family, 60 foot lot | 43 | $2,246.57 | $226.81 | $2,019.76 |
The budget also lists 36 Area One lots at a reduced figure: 19 single-family 50 foot lots at $1,822.55 and 17 single-family 60 foot lots at $2,141.70.
Area Two, off-roll budget, FY2027, net of gross-up | Homes | Annual total per home | Debt service per home |
|---|---|---|---|
Townhome | 360 | $1,113.20 | $900 |
Twin villa | 120 | $1,213.20 | $1,000 |
Single-family, 40 foot lot | 187 | $1,413.20 | $1,200 |
Single-family, 50 foot lot | 281 | $1,713.20 | $1,500 |
Single-family, 60 foot lot | 87 | $2,013.20 | $1,800 |
Source: Tuckers Pointe CDD FY2027 budget. Area Two's operations and maintenance is $213.20 per home. The Area One block includes the county's collection costs and the Area Two block is net, so the two are different bases and a $1,573.31 against a $1,413.20 is not a like-for-like difference. Operations and maintenance pays for running the district's infrastructure, and debt service pays down the bonds that financed it.
The county's 2025 millage for Willow's tax district 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). The fee-stack section below lays out every layer, including the ones that are unpublished.
Selling or buying in Willow? 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. Buyers can call Marc at (239) 287-5873 or read how we help Willow buyers.
Willow is the marketed name of a community that county and district records file as Tuckers Pointe, in unincorporated Charlotte County with a Punta Gorda 33955 address. The path ran from a 2021 district ordinance to a 2022 county approval and a September 2023 plat, with later plats recorded in 2026.
Data updated: September 2026 (Charlotte County ordinances, petition letters and GIS subdivision layer; Tuckers Pointe Community Development District records; Series 2026 offering statement; Charlotte County Property Appraiser public roll and sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026).
Builders, the homeowners association and the sales centers say Willow. The county plat, the district and its bonds say Tuckers Pointe. They describe the same ground. The homeowners association is registered with the Florida Division of Corporations as Willow Homeowners Association, Inc. (Florida Division of Corporations, Willow Homeowners Association, Inc.), while the first plat is recorded as Tuckers Pointe Phase 1 and the taxing district is the Tuckers Pointe Community Development District (Tuckers Pointe Community Development District, About the District). The county's own roll files the first homes under the designator TPT and the subdivision name Tuckers Pointe Phase 1 (Charlotte County Property Appraiser public roll files, our analysis).
On this page we use Willow for the community and Tuckers Pointe when we are quoting a plat, an ordinance or a district document. If you are reading a county or district record and the name Willow never appears, that is why.
The district documents place the community along Tuckers Grade and Interstate 75 (Tuckers Pointe Community Development District, About the District). We do not print compass sides or a boundary description here, because we have not verified one against a recorded plat sheet.
Charlotte County adopted Ordinance 2021-030 on July 27, 2021, creating the Tuckers Pointe Community Development District under Chapter 190 of the Florida Statutes, effective the next day. The district covers 507.08 acres (Charlotte County Ordinance 2021-030 creating the Tuckers Pointe Community Development District).
A community development district is a local unit of special-purpose government. It finances roads, drainage, utilities and similar infrastructure with bonds, and it repays those bonds through annual assessments on the lots it serves. For a buyer, the district matters because its assessments appear as a charge that runs with the property, and we show every published figure in the fee section of this page.
The planned development approval is Charlotte County Ordinance 2022-059, petition PD-22-00008, adopted on November 22, 2022. It allows up to 1,689 dwelling units, including up to 300 rental apartments that are not age-restricted, along with up to 380,000 square feet of commercial space and 200 hotel rooms, on about 565 acres (Charlotte County Ordinance 2022-059, PD-22-00008). That ceiling is not the number of homes planned for sale. The planned-home count is 1,389, and the master plan section explains how the two numbers relate.
Phase 1 moved through the county in three steps. The county's final detail plan letter of June 10, 2022 covered 354 single-family lots (Charlotte County, DRC-21-00189 decision letter). The Board of County Commissioners approved the preliminary plat, petition PP-22-02-05, on July 26, 2022 (Charlotte County, PP-22-02-05 decision letter). The final plat, petition FP-22-02-05, was approved on September 12, 2023, and the plat of 354 lots was recorded in September 2023 in Plat Book 27 (Charlotte County, FP-22-02-05 decision letter).
We print the plat book and the month and nothing finer. The recorded sheets and instrument numbers are in the Clerk of Court's official records, and your title company will pull them for a specific lot.
The district issued $9,600,000 of Series 2022 bonds on February 25, 2022 to finance the Phase 1 infrastructure. The bonds mature in 2052, and $8,840,000 remained outstanding after the May 1, 2026 payment (Tuckers Pointe Community Development District, Series 2026 offering statement). Those bonds are repaid by the Area One assessments that appear on the county tax bill for Phase 1 lots, which are listed lot class by lot class in the fee section.
Two national builders market homes in Willow, Lennar and Toll Brothers, as of September 30, 2026. Toll Brothers announced 148 home sites in the community in October 2023 (Business Observer, Toll Brothers to build nearly 150 homes in Charlotte County, October 10, 2023) and announced the community's opening on June 3, 2024 (a Toll Brothers press release dated June 3, 2024). We found no published date for Lennar's first sale and no published closing date for the first Toll home, so we print neither.
The county approved the community's amenity center in April 2024, under development review petition DRC-24-003, which the amenities section describes (Charlotte County Community Development, development review decision letters).
The later phases are replats of large tracts that the Phase 1 plat set aside. Willow Phase 2 is a replat of Tract F-2 of Tuckers Pointe Phase 1, and Willow Townhomes is a replat of Tract F-3 (Charlotte County, PP-24-03 decision letter; Charlotte County, PP-24-05 decision letter). The county commissioners approved the Phase 2 preliminary plat on October 22, 2024 and the townhome preliminary plat on December 10, 2024. The townhome final plat was approved on January 27, 2026 (Charlotte County, FP-24-05 decision letter).
Recording followed in 2026. The townhome plat was recorded in February 2026 in Plat Book 28. The offering statement says the final plat of 281 lots for Phase 2 was recorded in March 2026, also in Plat Book 28 (Tuckers Pointe Community Development District, Series 2026 offering statement). Phase 3 appears in the county's subdivision layer as a 2026 plat (Charlotte County GIS, SubDivisions layer). We found no recording date for it and print none.
A county site plan letter of July 10, 2025 describes Phase 3 as 394 units on 98.41 acres (Charlotte County, DRC-25-090 decision letter). The district's May 2026 documents still treat those 394 homes as planning units on about 98.41 unplatted acres.
The county roll for the Tuckers Pointe plat lists 381 parcels. By use code, 226 are vacant residential, 128 are single-family homes, 16 carry code 0902 and 11 carry code 9900. All 128 single-family parcels show a year built of 2024 or 2025 (Charlotte County Property Appraiser public roll files, our analysis). The roll lags new construction, so the number of homes standing today is higher than the number of parcels coded as improved.
Here is where those parcels sit, by street, as the roll lists them.
Street on the roll | Parcels | Coded vacant residential |
|---|---|---|
Cloverly Lane | 90 | 52 |
Willowleaf Boulevard | 68 | 13 |
Birdsong Loop | 38 | 34 |
Firelight Court | 30 | 30 |
Featherstone Lane | 30 | 22 |
Crossfield Lane | 24 | 18 |
Moonstar Court | 24 | 24 |
Chelsea Garden Way | 18 | 7 |
Pointed Leaf Place | 18 | 10 |
Wineberry Lane | 18 | 16 |
Parcels with no street address or on other roads | 23 | 0 |
Source: Charlotte County Property Appraiser public roll files, our analysis. Counts are roll parcels, not homes. The rows sum to 381 parcels.
Read the table as a snapshot of a roll in motion. Cloverly Lane and Willowleaf Boulevard hold the most parcels, and every parcel on Firelight Court and Moonstar Court is still coded vacant residential. We do not read the 27 parcels coded 0902 or 9900 as homes, and we do not call all 381 parcels Phase 1 homes.
The county's recorded sales give a second view. In 2025 the file shows 86 recorded sales with a median of $330,000. From January 1 to September 26, 2026 it shows 53 recorded sales with a median of $320,000, of which 28 were single-family sales with a median of $327,250 (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. The market section of this page covers the full 12-month picture.
The district's offering statement reports a different kind of count, one that comes from the builders and not from recorded deeds. It says about 104 Area One homes had closed with end users and 38 were under contract as of March 15, 2026, and that about 19 Area Two homes were under contract as of April 14, 2026 (Tuckers Pointe Community Development District, Series 2026 offering statement). Those figures are builder-reported, dated, and measured on a different basis from county recorded sales, so we never add them to the county counts.
Date | What happened | Source |
|---|---|---|
July 27, 2021 | Charlotte County adopts Ordinance 2021-030 creating the Tuckers Pointe Community Development District | |
February 25, 2022 | District issues $9,600,000 of Series 2022 bonds for Phase 1 | |
June 10, 2022 | County final detail plan letter for 354 single-family lots | |
July 26, 2022 | Commissioners approve the Phase 1 preliminary plat | |
November 22, 2022 | Ordinance 2022-059 adopted | |
September 2023 | Phase 1 plat of 354 lots recorded, Plat Book 27 | |
April 2024 | County development review approval for the amenity center | |
October 2025 | Amenity construction commenced, per the offering statement | |
February 2026 | Townhome plat recorded, Plat Book 28 | |
March 2026 | Phase 2 plat of 281 lots recorded, Plat Book 28, per the offering statement | |
May 2026 | District's Series 2026 bonds, $17,425,000, dated May 19 |
Buyers comparing Willow with other new-construction communities in the area can read how Heritage Landing and Burnt Store Village came together, and our guide to new construction in Punta Gorda explains what to ask any builder.
The master plan for Willow is up to 1,389 planned homes in four phases under the district's plan, set inside a county approval that allows up to 1,689 units. The extra 300 units are rental apartments, and commercial space and hotel rooms are entitled too, though we found no site plan for either.
Data updated: September 2026 (Series 2026 offering statement; Charlotte County Ordinance 2022-059; Charlotte County GIS subdivision and petition layers; Tuckers Pointe Community Development District agenda packet of March 19, 2026).
The district's plan counts 1,389 planned homes. The offering statement divides them into four phases, and the county's plat layer uses different codes for the same ground, so we show both (Tuckers Pointe Community Development District, Series 2026 offering statement; Charlotte County GIS, SubDivisions layer).
Phase in the district plan | Plat name (county code) | Planned homes | Plat status as we found it |
|---|---|---|---|
Phase 1 | Tuckers Pointe Phase 1 (TPT) | 354 | Recorded September 2023, Plat Book 27 |
Phase 2 | Willow Phase 2 (WTP 002) | 281 | Final plat of 281 lots recorded March 2026, Plat Book 28, per the offering statement |
Phase 3 | Willow Phase 3 (WTP 003) | 394 | Appears in the county subdivision layer as a 2026 plat |
Phase 4 | Willow Townhomes (WTH) | 360 | Recorded February 2026, Plat Book 28 |
Total | 1,389 |
The four phases add to 1,389 exactly, and the offering statement carries the same total in its body. The district's own wording for the first phase is Area One, and for the remaining three phases it is Area Two, which together hold 1,035 planned homes. Those two terms describe how the district assesses the lots, not neighborhoods, and the fee section explains why that distinction matters.
We read the 394 homes in Phase 3 as district planning units. We have not found a recording date for the Phase 3 plat, so we do not describe those lots as platted in the sense that Phases 1, 2 and 4 are.
The district assesses single-family lots in three classes labeled 40, 50 and 60 feet, plus a twin villa class and a townhome class. Here is how the 1,389 planned homes divide across those classes and phases, according to the offering statement.
District class | Phase 1 | Phase 2 | Phase 3 | Phase 4 | Total planned |
|---|---|---|---|---|---|
Single-family, 40 ft class | 98 | 94 | 93 | 0 | 285 |
Single-family, 50 ft class | 196 | 187 | 94 | 0 | 477 |
Single-family, 60 ft class | 60 | 0 | 87 | 0 | 147 |
Twin villa | 0 | 0 | 120 | 0 | 120 |
Townhome | 0 | 0 | 0 | 360 | 360 |
Total | 354 | 281 | 394 | 360 | 1,389 |
Source: Tuckers Pointe Community Development District, Series 2026 offering statement, unit tables; row and column totals are our arithmetic.
The district's classes and the builders' product names are two separate vocabularies. Lennar markets collections it calls Patio, Executive, Manor, Villas and Townhomes, and Toll Brothers markets the Azalea and Pine collections. No document we read ties a builder collection to a district class, so we do not map one to the other. If a listing tells you which district class applies to a lot, ask for the district's assessment roll for that lot.
The county's planned development approval allows up to 1,689 units. That figure is the 1,389 base units plus up to 300 incentive units that the ordinance reserves for market-rate rental apartments in perpetuity (Charlotte County Ordinance 2022-059, PD-22-00008). The district's 1,389 count does not include the apartments. When a source quotes a larger number for Willow, check whether it counts the apartment allowance. We print 1,689 only with that label.
The ordinance says the 300 apartment units are not age-restricted. It also sets deadlines for them: a final detail site plan due by November 22, 2024, construction to start by May 22, 2025, and site work to be substantially complete by November 22, 2025, with one-year extensions possible (Charlotte County Ordinance 2022-059, PD-22-00008). The county's petition layer shows no site plan for the apartment tract (Charlotte County GIS, petition layer).
So the honest status is this: up to 300 rental apartments are allowed, and their status is unconfirmed. We do not say they are built, scheduled or cancelled. Anyone weighing a home next to the apartment tract should ask Charlotte County Community Development for the current site plan record.
The same ordinance allows up to 380,000 square feet of commercial space and up to 200 hotel rooms (Charlotte County Ordinance 2022-059, PD-22-00008). The offering statement describes about 58 acres of commercial land that sits outside the district (Tuckers Pointe Community Development District, Series 2026 offering statement). These are entitlement ceilings. We found no site plan for the hotel or for the commercial use as a whole, and we do not describe either as planned, scheduled or under construction.
One commercial site plan does appear in the county's petition layer: Willow Marketplace, petition FPC-25-15, shown as under review (Charlotte County GIS, petition layer). We found no approved plan content and no tenant names. A site plan under review can change or fail, so a buyer should not count on any particular store or restaurant being built, and the dining and shopping section below covers where people shop today.
Two acreage numbers appear in the records, and both are correct for what they measure. The planned development covers about 565 acres (Charlotte County Ordinance 2022-059, PD-22-00008). The community development district's boundary covers 507.08 acres (Charlotte County Ordinance 2021-030). We have not reconciled the two figures parcel by parcel, and we do not print other acreage figures that circulate in press coverage, because they do not reconcile to these two ordinances.
The ordinance requires three primary vehicle entrances on Tuckers Grade: one main entrance to the residential area and two secondary entrances to the commercial area, each with no more than one monument sign. It also calls for an 8 foot sidewalk along Tuckers Grade (Charlotte County Ordinance 2022-059, PD-22-00008). Those are requirements, and we have not confirmed which have been built. Areas shown as preservation on the concept plan are to be preserved under a habitat management plan, and a Type C buffer is required around amenities and recreational areas under the same ordinance, Ordinance 2022-059.
We found no recorded document that describes a gate, a guardhouse or a trail system, so we describe none. The Declaration, which would say how the entrances operate, was not available to us.
For the Phases 2 to 4 infrastructure, the district's engineer estimates an Area Two project cost of $26,085,400. The estimate comes from the Master Engineer's Report, Supplement 2, dated March 19, 2026 (Tuckers Pointe Community Development District, Series 2026 offering statement).
Component of the Area Two project estimate | Estimate |
|---|---|
Drainage and surface water | $7,489,000 |
Onsite roadway | $4,813,000 |
Onsite utilities | $9,097,000 |
Offsite roadways and utilities | $764,000 |
Professional fees | $1,551,000 |
Contingency | $2,371,400 |
Total estimate | $26,085,400 |
The project includes excavating the remainder of about 71 acres of wet detention stormwater lakes (Tuckers Pointe Community Development District, agenda packet of March 19, 2026). The engineer's report describes the plan as four phases. We print this estimate because it is the one infrastructure figure the offering statement carries for the later phases, and we print no total for the district's capital plan, because the documents we read carry more than one version of it.
The county roll currently carries the Phase 1 plat, and its single-family homes show a year built of 2024 or 2025. The later phases are platted or in progress. A buyer in Phase 1 lives next to active construction for as long as the later phases take to build, and the timing of that construction is not published. A buyer in a later phase should ask the builder which phase the lot belongs to, when the street will be accepted, and which district class and assessment apply.
If you are weighing a Willow lot against other new-construction communities, our guide to buying a home in Punta Gorda lists what we check on every new-build contract.
Willow is governed in three layers. Charlotte County, not the City of Punta Gorda, sets zoning and collects taxes. The Tuckers Pointe Community Development District finances infrastructure. Willow Homeowners Association, Inc. and a separate townhome association enforce private covenants, and we could not read those covenants.
Data updated: September 2026 (Florida Division of Corporations records read September 30, 2026; Tuckers Pointe Community Development District website, minutes of March 19 and June 5, 2026, agenda of August 20, 2026 and FY2027 budget; Series 2026 offering statement).
Willow sits entirely in unincorporated Charlotte County, even though its mailing address says Punta Gorda (Charlotte County Ordinance 2021-030). Zoning, building permits and platting run through Charlotte County, and the county's tax rate chart for tax district 105 shows no City of Punta Gorda levy (Charlotte County Property Appraiser, 2025 final rates by tax district). The Fee Stack below shows what the county bill carries.
The master association is Willow Homeowners Association, Inc., a Florida not-for-profit corporation, document number N23000010778. It filed on September 7, 2023, and it shows as active on the Florida Division of Corporations site as of September 30, 2026 (Florida Division of Corporations, Willow Homeowners Association, Inc.).
We do not print the association's registered address or its management company. The records we read do not name who manages it day to day, and a buyer should ask for that in writing before closing.
The association's Amended and Restated Articles of Incorporation, filed March 19, 2024, describe a residential homeowners association under Chapter 720 of the Florida Statutes. Its job is to enforce covenants for the residential neighborhood known as Willow under a Declaration of Covenants, Conditions and Restrictions to be recorded in the Official Records of Charlotte County (Florida Division of Corporations, Amended and Restated Articles, filed March 19, 2024). Four points from the articles matter to an owner:
These are the corporate articles, not the Declaration. They say what the association is allowed to do, and the Declaration says what it requires of you.
The recorded Declaration was not available to us; it controls. We could not retrieve it, or the bylaws, the rules or any supplemental declarations, from the public record. So we cannot tell you what the Declaration says about rentals, pets, vehicles, signs, fences, architectural review or resales.
Where a reader would expect a number or a rule, this is the line to use: Information not available at time of publishing (checked 2026-09-30). Ask the builder or the title agent for the Declaration, the bylaws, the current rules and the association's budget before you sign.
No age restriction appears in the county ordinance, the plat letters or the district documents we read. The Declaration is the controlling document and was not available to us. The county ordinance does say the 300 rental apartments it allows are not age-restricted (Charlotte County Ordinance 2022-059, PD-22-00008).
A second association exists for the townhomes. Townhomes at Willow Homeowners Association, Inc., document number N25000011687, was filed on September 10, 2025 and is active (Florida Division of Corporations, Townhomes at Willow Homeowners Association, Inc.). Its articles, filed the same day, describe an association for the residential neighborhood known as Townhomes at Willow, with all owners of lots there as members (Florida Division of Corporations, Articles of Incorporation, filed September 10, 2025).
What the townhome association charges and covers is unpublished. The sub-communities section below explains how the townhome phase differs from the rest of Willow.
We searched the Florida Division of Corporations for villa, patio, manor and executive associations tied to Willow and found none. The only close name match is Villas at Willow Lake Homeowner's Association, Inc., a 1997 entity unrelated to this community (Florida Division of Corporations, name search for Villas at Willow). A later filing or a supplemental declaration could change this, so confirm with the builder which association or associations a specific lot belongs to.
The district is a Chapter 190 unit of special-purpose local government created by Charlotte County Ordinance 2021-030 (Charlotte County Ordinance 2021-030). It posts its agendas, minutes, budgets and ordinance online (Tuckers Pointe Community Development District, meetings and documents). The ordinance also sets limits: the district's bonds are validated under Chapter 75, no district debt is a county obligation without county commission approval, the district and its property are not exempt from county rates, fees, impact fees or connection charges, and no facility may be transferred to the county without prior written approval of the commissioners.
The district has five supervisors. The district's records describe the board as landowner-elected. The district's meeting schedule lists a landowners' meeting and regular meeting on November 19, 2026, with elections for Seats 1, 2 and 4 (Tuckers Pointe Community Development District, meetings and documents; minutes of March 19, 2026).
Seat 3 shows two different states in the records. The district website lists Seat 3 vacant; the June 5, 2026 meeting appointed a member, and the August 20, 2026 agenda lists the seat as filled (Tuckers Pointe Community Development District, About the District; minutes of June 5, 2026; agenda of August 20, 2026). We do not name supervisors on this page. Board membership changes, and the district's own site is the place to read it.
Most regular meetings in fiscal year 2026 were cancelled. The district held meetings on March 19 and June 5, 2026 and a public hearing on August 20, 2026. For fiscal year 2027 the district lists its October 15, 2026 meeting as cancelled, a landowners' meeting and regular meeting on November 19, 2026, and monthly meetings after that through September 16, 2027 (Tuckers Pointe Community Development District, meetings and documents). Minutes for the August 20, 2026 hearing had not been posted when we checked on September 30, 2026.
Any resident or buyer can attend a district meeting and read the agenda packet in advance. Packets are where the engineer's reports, the assessment methodology and the budget appear first, which is why we read them for this page.
The district manager is Wrathell, Hunt and Associates, LLC. District counsel is Coleman, Yovanovich and Koester, P.A., the district engineer is Barraco and Associates, Inc., and the underwriter for the Series 2026 bonds was FMSbonds, Inc., with U.S. Bank Trust Company, National Association as trustee (Tuckers Pointe Community Development District, Series 2026 offering statement). The district's auditor presented a fiscal year 2025 audit on June 5, 2026, which the minutes record as a clean audit with no findings or deficiencies (minutes of June 5, 2026).
The district's fiscal year 2027 operating budget funds stormwater maintenance of $105,000, streetlighting lease and electricity of $80,000 and irrigation supply of $20,000 (Tuckers Pointe Community Development District, adopted budget, fiscal year 2027). The adopted budget carries no lines for amenity staff, pool or clubhouse operations. The district's methodology consultant told the board on March 19, 2026 that there are no amenities in the 2026 project or governmental property (minutes of March 19, 2026).
The records show the two bodies sharing responsibilities and still sorting them out. On June 5, 2026 the district's board approved an assignment of dedications, a quit-claim deed and a construction and development license under which Willow Homeowners Association, Inc. conveys preserve tracts P-1 through P-8 of the Phase 1 plat to the district (Tuckers Pointe Community Development District, agenda packet of June 5, 2026; minutes of June 5, 2026). On March 19, 2026 the chair noted that an agreement is needed because the association will maintain district assets, and staff were to review the district and association irrigation and streetlighting leases so each asset sits with the correct entity (minutes of March 19, 2026).
For an owner, the practical point is that a stormwater lake, a preserve 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 in Willow means county property tax at 15.0855 mills for 2025, an annual Tuckers Pointe district assessment of $1,113.20 to $2,246.57 by lot class and basis, and master association dues the offering statement estimates at about $2,116 to $3,804 per unit annually. Several other layers are unpublished.
Data updated: September 2026 (Tuckers Pointe Community Development District adopted budgets for fiscal years 2026 and 2027; Series 2026 offering statement; Charlotte County Property Appraiser 2025 final rates and 2026 proposed rates; Charlotte County MSBU public site; Florida Division of Corporations; read September 30, 2026).
Every billed layer we could identify is in this table. Where a layer is unpublished, the table says so and does not estimate.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Master association (Willow Homeowners Association, Inc.) | About $2,116 to $3,804 per unit (an estimate) | Annual | Not stated in the offering statement; the recorded Declaration controls and was not available to us | |
Townhomes at Willow sub-association | unpublished | unpublished | unpublished | Florida Division of Corporations (existence only) |
Tuckers Pointe district, Area One (Phase 1), single-family 40 ft class, on the county tax bill | $1,573.31 (98 units): operations and maintenance $226.81 plus debt service $1,346.50 | Annual, FY2027 | Operations and maintenance of district infrastructure, and debt service on the bonds that financed it | |
Tuckers Pointe district, Area One, single-family 50 ft class | $1,909.94 (177 units): operations and maintenance $226.81 plus debt service $1,683.13 | Annual, FY2027 | Same | |
Tuckers Pointe district, Area One, single-family 60 ft class | $2,246.57 (43 units): operations and maintenance $226.81 plus debt service $2,019.76 | Annual, FY2027 | Same | |
Tuckers Pointe district, Area One reduced lots | 19 single-family 50 ft lots at $1,822.55 and 17 single-family 60 ft lots at $2,141.70 (36 lots) | Annual, FY2027 | Same. The documents we read do not state the reason for the reduction | |
Tuckers Pointe district, Area One, prior year | FY2026 totals of $1,574.47, $1,911.10 and $2,247.73 for the 40, 50 and 60 ft classes | Annual, FY2026 | Same | |
Tuckers Pointe district, Area Two (Phases 2 to 4), FY2027 off-roll budget, net of gross-up | Townhome $1,113.20 (360 units); twin villa $1,213.20 (120); 40 ft class $1,413.20 (187); 50 ft class $1,713.20 (281); 60 ft class $2,013.20 (87). Operations and maintenance $213.20 in each class; debt service $900, $1,000, $1,200, $1,500 and $1,800 in the same order | Annual, FY2027 | Same. A different basis from Area One, so the two blocks are never compared in one column | |
Tuckers Pointe district debt per unit (par), Area Two | $12,581.23, $13,979.14, $16,774.97, $20,968.71 and $25,162.45 for the townhome, twin villa, 40 ft, 50 ft and 60 ft classes | Principal amount per unit | Principal assessed per unit, payable through the annual debt service | |
County ad valorem millage | 15.0855 mills for 2025 (tax district 105); 2026 proposed 15.4046 mills, final not available | Annual | County, school, municipal and special taxing authorities | |
County MSBU programs (Fire Rescue; South Charlotte Stormwater) | unpublished at lot level | Annual | Fire rescue and stormwater service | Charlotte County MSBU public site (no Willow lot-level line found) |
Impact fees | unpublished (county impact fee zone 106) | At permit | Water, sewer, roads and other county impact categories | |
Capital contribution at closing | unpublished | One time | unpublished | Information not available at time of publishing (checked 2026-09-30). |
Transfer, estoppel and resale certificate | unpublished | At sale | unpublished | Information not available at time of publishing (checked 2026-09-30). |
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 2026-09-30). |
A common mistake with this table is to set an Area One figure beside an Area Two figure and call the difference savings. They are measured on different bases. The Area One amounts are the district's on-roll totals for Phase 1 lots, which appear on the county tax bill and include the county's collection costs. The Area Two amounts are the district's FY2027 off-roll budget totals for Phases 2 to 4, net of the gross-up for county collection costs and early-payment discounts, and they are billed to the landowner until lots close and move onto the roll. A buyer in a later phase should not assume the amount on the tax bill will match the Area Two budget figure. Ask the builder to show you the assessment for your lot, in writing, on the basis that will appear on your bill.
Two more points help. Class labels follow the district's assessment roll, not the builders' product names, so the class that applies to your lot has to come from the district. The master association figure is an estimate in the offering statement, quoted as a range because the product-by-product schedule was not published.
Behind the debt service lines sit the district's Series 2022 bonds of $9,600,000 for Area One and its Series 2026 bonds of $17,425,000 for Area Two, which pay 4.5 percent due 2036, 5.45 percent due 2046 and 5.8 percent due 2053 (Tuckers Pointe Community Development District, Series 2026 offering statement).
Phase 1 owners pay the district through the county tax bill. The FY2027 adopted budget lists these amounts per unit (Tuckers Pointe Community Development District, adopted budget, fiscal year 2027).
Area One class | Units | FY2027 operations and maintenance | FY2027 debt service | FY2027 total | FY2026 total |
|---|---|---|---|---|---|
Single-family 40 ft | 98 | $226.81 | $1,346.50 | $1,573.31 | $1,574.47 |
Single-family 50 ft | 177 | $226.81 | $1,683.13 | $1,909.94 | $1,911.10 |
Single-family 60 ft | 43 | $226.81 | $2,019.76 | $2,246.57 | $2,247.73 |
Single-family 50 ft, reduced | 19 | $226.81 | $1,595.74 | $1,822.55 | $1,911.10 |
Single-family 60 ft, reduced | 17 | $226.81 | $1,914.89 | $2,141.70 | $2,247.73 |
Total units | 354 |
The units add to 354, the Phase 1 lot count. The FY2026 totals come from the FY2026 adopted budget. The budget lists the 36 reduced lots as separate lines and does not define the reduction in the documents we read, so we do not explain it. The Area One bond par per unit is not published in the documents we read. Information not available at time of publishing (checked 2026-09-30).
Phases 2 to 4 carry the Series 2026 debt. The FY2027 budget lists the following off-roll amounts, and the offering statement lists the principal assessed per unit (Tuckers Pointe Community Development District, adopted budget, fiscal year 2027; Series 2026 offering statement).
Area Two class | Units | FY2027 operations and maintenance | FY2027 debt service | FY2027 total | Principal (par) per unit |
|---|---|---|---|---|---|
Townhome | 360 | $213.20 | $900.00 | $1,113.20 | $12,581.23 |
Twin villa | 120 | $213.20 | $1,000.00 | $1,213.20 | $13,979.14 |
Single-family 40 ft | 187 | $213.20 | $1,200.00 | $1,413.20 | $16,774.97 |
Single-family 50 ft | 281 | $213.20 | $1,500.00 | $1,713.20 | $20,968.71 |
Single-family 60 ft | 87 | $213.20 | $1,800.00 | $2,013.20 | $25,162.45 |
Total units | 1,035 |
Area Two amounts are before any gross-up for county collection costs and early-payment discounts. The offering statement assigns the 2026 assessment first-platted, first-assigned across the 1,035 planned lots, and it says the 2026 assessments were levied on 641 platted lots and about 98.41 unplatted acres planned for 394 lots.
Par per unit is the principal balance attached to a lot. The annual debt service is how that principal and its interest are repaid. An owner may prepay the entire Series 2026 assessment on a parcel at any time, with interest accrued to the next interest date, and no early-payment discount applies to a prepayment. An owner may also pay the principal balance without interest within 30 days after project completion and acceptance by the district (Tuckers Pointe Community Development District, Series 2026 offering statement). Under Chapter 190, the offering statement notes, district assessments are first liens co-equal with county taxes.
The district has two bond series outstanding. Both appear in the offering statement.
Series | Original amount | What it financed | Terms |
|---|---|---|---|
Series 2022 (Phase 1 project) | $9,600,000, issued February 25, 2022 | Phase 1 infrastructure for Area One | Matures in 2052; coupons of 3.000 percent through 2027, 3.375 percent for 2028 to 2032 and 4.000 percent for 2033 to 2052; $8,840,000 outstanding after the May 1, 2026 payment |
Series 2026 (Area Two) | $17,425,000, dated May 19, 2026 | Refunded the Series 2022 Note and funded part of the Area Two project | $3,875,000 at 4.5 percent due 2036; $6,390,000 at 5.45 percent due 2046; $7,160,000 at 5.8 percent due 2053; not rated; offered to accredited investors |
Source: Tuckers Pointe Community Development District, Series 2026 offering statement. The Series 2022 Note of $13,500,000 was refunded by the Series 2026 bonds.
The offering statement says landowners are expected to pay homeowners' association fees currently estimated at about $2,116 to $3,804 per unit annually (Tuckers Pointe Community Development District, Series 2026 offering statement). It is an estimate, it covers all products in one range, and the offering statement does not say what the dues include. The recorded Declaration controls what the association may charge, and it was not available to us. We do not print builder-page fee figures, because only figures that trace to the district's budget, the offering statement or a county record appear on this page.
The county's 2025 final rates for tax district 105 total 15.0855 mills (Charlotte County Property Appraiser, 2025 final rates by tax district). The offering statement carries the same 15.08550 figure for the district's 2025 tax rate. A mill is $1 per $1,000 of taxable value, so 15.0855 mills is $15.0855 per $1,000, or $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 105 | 2025 mills |
|---|---|
County general fund | 6.0394 |
County law enforcement | 2.1449 |
Greater Charlotte Street Lighting District | 0.1907 |
Environmentally sensitive lands (voter approved) | 0.2000 |
West Coast Inland Navigation District | 0.0394 |
Southwest Florida Water Management District | 0.1831 |
School, required by state law | 3.0400 |
School, local board | 3.2480 |
Total | 15.0855 |
Source: Charlotte County Property Appraiser, 2025 final rates by tax district.
For 2026, the county's notice of proposed taxes lists rates for district 105 that sum to 15.4046 mills, our arithmetic on the proposed rates (Charlotte County Property Appraiser, 2026 proposed rates). The final adopted 2026 rate was not available when we checked. Information not available at time of publishing (checked 2026-09-30). We did not find a sample Willow tax bill, so we show no bill illustration and make no claim about the exact lines on any one lot's bill.
Charlotte County runs a Fire Rescue assessment program and a South Charlotte Stormwater program, both listed on the county's assessment public site (Charlotte County MSBU public site). We found no Willow lot-level line for either, so we print no amount and do not say that a given Willow bill carries them. The county's impact fee zone layer places the community in zone 106 (Charlotte County GIS, impact fee zones). We found no impact fee amounts for Willow. Impact fees are paid at permit, and a builder's contract should say who bears them.
The Declaration is where a capital contribution, working-capital fee, transfer fee or move-in fee would appear, and it was not available to us. Information not available at time of publishing (checked 2026-09-30). Estoppel and resale certificates are issued at a live sale, so their fees are not published in advance. 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 2026-09-30). Insurance structure and flood mapping have their own sections on this page.
Heritage Landing's page reports a Tern Bay Community Development District operations and maintenance assessment of $1,356.09 and a bond assessment of $995.68 to $1,849.13 per home (McGreevy and Comisar, Heritage Landing). The two districts differ in size, bond structure and basis, so we do not net one against the other. What carries across is the method: for any new community in Charlotte County, add the district's operations and maintenance charge, its debt service, the association's dues and the county tax, and read each on its own basis.
Before you sign for a Willow home, ask in writing for the following. Every item is a document, and none requires a phone call.
The Punta Gorda buyer guide lists the documents we ask for on every new-construction contract.
Willow has one sub-community with its own association, plat and assessment class: Townhomes at Willow, the 360-home Phase 4. The rest of Willow, including its phases, lot classes and builder collections, belongs to one master-planned community and not to separate neighborhoods that change your association or your bill.
Data updated: September 2026 (Charlotte County plat petition letters; Florida Division of Corporations; Series 2026 offering statement; FY2027 district budget).
The townhome phase differs from the rest of Willow in four ways. It has its own recorded plat, Willow Townhomes, recorded in February 2026 in Plat Book 28, with 360 lots and 20 tracts on 31.41 acres (Charlotte County, FP-24-05 decision letter). It has its own association, Townhomes at Willow Homeowners Association, Inc., filed in September 2025 (Florida Division of Corporations, Townhomes at Willow Homeowners Association, Inc.). It has its own district class, with a FY2027 Area Two total of $1,113.20 and principal of $12,581.23 per unit (Series 2026 offering statement). And the offering statement lists townhome plans of 1,343 to 1,392 square feet, a different product from the single-family homes.
A dedicated Townhomes at Willow page is coming, covering its association details, and will be linked here when it goes live.
We have not split the 93 recorded sales on the Tuckers Pointe plat by product, so we make no claim about townhome sales. The association's dues, its covenants and the Declaration are unpublished or were not available to us. Until those documents exist in the record, we describe the townhome phase and make no claims about what its owners pay or may do.
Phase 1, Phase 2 and Phase 3 are plat and construction phases. They share the master association, the district and the amenity center, so crossing from one to another does not change who governs you. What changes is the district's assessment area and class, which the fee section lays out. Phase 1 is Area One, and Phases 2 to 4 are Area Two.
The district's 40, 50 and 60 foot single-family classes, its twin villa class and the builders' collections describe product, not place. Lennar's Patio, Executive, Manor, Villas and Townhomes collections and Toll Brothers' Azalea and Pine collections are marketing names, and no document we read ties any of them to a district class. We found no villa, patio, manor or executive association on the Florida Division of Corporations site.
Villas at Willow Lake Homeowner's Association, Inc. is a 1997 entity unrelated to this community, even though Lennar sells a collection called Villas in Willow (Florida Division of Corporations, name search for Villas at Willow).
Willow's amenity package, as the offering statement describes it, is a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn. Construction commenced in October 2025 with completion expected by August 2026. We cannot confirm completion, hours or guest rules from any county or district record.
Data updated: September 2026 (Series 2026 offering statement; Charlotte County development review decision letters; Tuckers Pointe Community Development District minutes and budget; Charlotte County Ordinance 2022-059).
The offering statement says the amenities are a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn. It reports that construction commenced in October 2025, with completion expected by August 2026 at an approximate cost of $8.2 million (Tuckers Pointe Community Development District, Series 2026 offering statement). We list the items and print no count of amenities.
Charlotte County's development review approval DRC-24-003 of April 2024 covers a 5.87 acre amenity center. It lists a 3,958 square foot lake house, a pool, a mail room of 584 square feet per the county development review approval, tennis and pickleball courts, a 1,080 square foot tennis building, a 2,273 square foot fitness center, a playground and a yoga lawn (Charlotte County Community Development, development review decision letters). The offering statement and the county record agree on the items. An approval is a plan, not a completed building.
Lennar's marketing describes the amenities as brand-new. We did not find a county certificate of occupancy or a district record that confirms completion, so we state no opening date and no status. Before you rely on any amenity, ask the builder in writing whether it is complete, and ask which parts are finished and which are not.
Tennis and pickleball courts are listed, and no county record gives a court count, so we print none. The county approval names a fitness center of 2,273 square feet. Neither the offering statement nor the county approval lists a spa or wellness building, so we describe none.
Who owns the amenity center is not stated in any record we read. The district's methodology allocates no Series 2026 assessment to amenities and its budget has no lines for amenity staff or pool operations. We did not find the deed to the amenity parcel or the association's operator. Hours, guest policy and reservation rules: Information not available at time of publishing (checked 2026-09-30).
No golf course, marina or private club appears in the plat, the offering statement or the county records for Willow. Residents who play golf have courses elsewhere in the county. Visit Punta Gorda lists 16 semi-private courses and one resort guest-only course in Charlotte County, including Riverwood Golf Club, Babcock National Golf Club and Herons Glenn Golf and Country Club (Visit Punta Gorda/Englewood Beach, golf). We did not measure drives or confirm membership terms.
The district's engineer describes about 71 acres of wet detention stormwater lakes in the plan (Tuckers Pointe Community Development District, agenda packet of March 19, 2026). Whether residents may fish or paddle in them is not stated in any record we read.
The county ordinance says that if a clubhouse is built, it must meet the highest wind-bearing loads Charlotte County requires and be made available as a post-storm refuge for the neighborhood, and it adds that the clubhouse cannot accommodate all residents (Charlotte County Ordinance 2022-059, PD-22-00008). Whether the built clubhouse meets that condition is not confirmed in the records we read.
Gulf beaches are about an hour from Willow by road. We measured 53.1 minutes to Fort Myers Beach, 55.6 to Englewood Beach and 59.1 to Stump Pass Beach State Park. The closest beach is a bay park, Port Charlotte Beach Park, at 24.8 minutes, on Charlotte Harbor and not on the Gulf.
Data updated: September 2026 (estimated drive times from the community's center, no traffic, computed September 30, 2026; county and state park pages read September 30, 2026).
Willow is inland, and no beach or boat access is part of its plat or amenity list. These are estimated drive times from the community's center, no traffic, computed with the public OSRM routing service (OSRM public router).
Destination | Drive time | Road miles | Type |
|---|---|---|---|
Port Charlotte Beach Park | 24.8 minutes | 12.7 | Bay park on Charlotte Harbor |
Fort Myers Beach (Lynn Hall Memorial Park) | 53.1 minutes | 33.3 | Gulf beach |
Venice Beach (Esplanade) | 55.1 minutes | 42.7 | Gulf beach |
Englewood Beach | 55.6 minutes | 33.5 | Gulf beach |
Stump Pass Beach State Park | 59.1 minutes | 34.4 | Gulf beach |
Caspersen Beach | 61.9 minutes | 44.8 | Gulf beach |
Siesta Key Beach | 71.2 minutes | 56.8 | Gulf beach |
We chose the beach access points and placed them with the Census geocoder, and we did not verify them against park operator pages.
The county describes Port Charlotte Beach Park as 16.08 acres on Charlotte Harbor, built in 1972 and renovated in 2012, with sheltered water (Charlotte County, Port Charlotte Beach Park). The county page says boat ramp A remains closed, and the county's fishing page lists the park's pier as closed for restoration (Charlotte County, fishing and piers). Both pages are undated, so confirm before you plan a visit.
Englewood Beach at Chadwick Park has a 900 foot boardwalk, restrooms and showers, and metered parking listed at $0.75 per hour (Charlotte County, Englewood Beach at Chadwick Park). Stump Pass Beach State Park lists hours of 8 a.m. to sunset and $3 per vehicle (Florida State Parks, Stump Pass Beach State Park). Fees and hours change, so check the operator's page.
Gasparilla Island State Park in Boca Grande is reached by a private toll causeway and lists $3 per vehicle (Florida State Parks, Gasparilla Island State Park). We did not compute a drive time to it, so we print none.
We found no restaurant, store or event calendar that belongs to Willow itself. A commercial site plan, Willow Marketplace, is under county review, so residents shop and eat in Punta Gorda and Port Charlotte today. Drive times below run from the community's center with no traffic.
Data updated: September 2026 (estimated drive times from the community's center, no traffic, computed September 30, 2026; store, park and tourism pages read September 30, 2026).
No Willow-specific list of restaurants, stores, clubs or events exists in the records we read. Information not available at time of publishing (checked 2026-09-30). The county shows a commercial site plan, Willow Marketplace, as under review, and we found no tenants (Charlotte County GIS, petition layer).
Publix at Burnt Store Marketplace, 3941 Tamiami Trail, is the closest grocery we measured, at 4.2 miles and 7.5 minutes. It lists store hours of 7 a.m. to 10 p.m. daily (Publix, Burnt Store Marketplace). Publix at Punta Gorda Crossing, 2310 Tamiami Trail, is 6.5 miles and 11.2 minutes away (Publix, Punta Gorda Crossing).
Fishermen's Village is 7.7 miles and 15.0 minutes away. It lists retail hours of 10 a.m. to 8 p.m. Monday to Saturday and noon to 6 p.m. Sunday, and its dining page names Village Brewhouse, Center Court, Sunset Beach Club, Leroy's Fish Shack, Castaways, Latitude 26 and The Islands PG (Fishermen's Village; Fishermen's Village, dining). Downtown Punta Gorda is 14.3 minutes away. Visit Punta Gorda's downtown guide names John Ski's House of Breakfast and Lunch, Winesett House, Laishley Crab House, Carmelo's Italian Ristorante, The Perfect Caper and 88 Keys (Visit Punta Gorda/Englewood Beach, downtown guide).
The Downtown Punta Gorda Farmers Market meets Saturdays at 227 Taylor Street, 13.6 minutes away, and the History Park market meets Sundays (Visit Punta Gorda/Englewood Beach, farmers markets). Port Charlotte Town Center is 16.0 miles and 28.6 minutes away (Port Charlotte Town Center). Miromar Outlets in Estero is 36.3 miles and 43.0 minutes away (Miromar Outlets).
Four public places are within about 14 minutes. Bissett Park is 2.3 miles and 7.5 minutes away (Charlotte County, Bissett Park). Charlotte Flatwoods Environmental Park, 487 acres, is 5.3 miles and 8.0 minutes away (Charlotte County, Charlotte Flatwoods Environmental Park). Charlotte Harbor Preserve State Park, 45,507 acres, is 3.9 miles and 9.1 minutes away (Florida State Parks, Charlotte Harbor Preserve State Park). South County Regional Park is 7.5 miles and 13.8 minutes away (Charlotte County, South County Regional Park).
Isles Yacht Club, 15.9 minutes away, describes a 45-slip marina, a heated pool and tennis courts (Isles Yacht Club). Whether Willow residents have any access is not stated in any record we read, and neither are its dues. Charlotte Sports Park, about 33 minutes away, hosts Tampa Bay Rays spring training (Charlotte County, Charlotte Sports Park). Fishermen's Village lists its Lighting of the Village for November 14, 2026 (Visit Punta Gorda/Englewood Beach, 2026 festivals). Willow's own social calendar: Information not available at time of publishing (checked 2026-09-30).
Willow sits in Charlotte County Evacuation Zone D, the county's green zone, and no evacuation order we found for Hurricane Ian, Helene or Milton named Zone D. Wind is the larger design factor: our interpolation of the ASCE 7-22 wind map gives about 151 mph for Willow. We make no claim about storm effects on any Willow home.
Data updated: September 2026 (Charlotte County Emergency Management Know Your Zone and Storm Recovery pages; Charlotte County StormSurgeEvacuationZones layer; National Hurricane Center tropical cyclone reports for Charley and Ian; National Weather Service Tampa Bay impact narratives for Helene and Milton; Florida Geographic Data Library ASCE 7-22 wind contours; Florida Building Commission wind-borne debris report; NOAA National Hurricane Center storm surge risk layers; Charlotte County GIS; Charlotte County Property Appraiser roll, all read September 30, 2026).
Charlotte County sorts its neighborhoods into five evacuation zones, lettered A through E and colored red, orange, yellow, green and purple. Willow is in Zone D. We checked 46 sample points across Willow's streets, including Willowleaf Boulevard, Cloverly Lane, Birdsong Loop, Chelsea Garden Way and Pointed Leaf Place, against the county's evacuation zone service, and every one returned Zone D (Charlotte County StormSurgeEvacuationZones feature service).
The county says a zone letter is not just a measure of how high your lot sits: "Evacuation Zones are not based solely on the elevation of your residence. The Zones are determined using data provided by the National Hurricane Center, elevation, and evacuation routes" (Charlotte County, Know Your Zone). The county's own Know Your Zone tool is the authority for any address, so look yours up before hurricane season rather than during a watch.
Evacuation orders follow the storm's surge forecast, so the best evidence of how the system works is what the county ordered (Charlotte County, Storm Recovery).
Storm | Date of order | What the county ordered |
|---|---|---|
Hurricane Ian | September 26, 2022 | Zone A |
Hurricane Ian | September 27, 2022 | Zones A and B, barrier islands, and mobile homes in any zone |
Hurricane Helene | September 24, 2024 | Barrier islands, low-lying and flood-prone areas, manufactured homes and homes that may not withstand high winds |
Hurricane Milton | October 7, 2024 | Zones A and B, plus mobile and manufactured homes |
Hurricane Milton | October 8, 2024 | Zones A, B and C |
Zone D was not among the zones ordered in any of those events. We could not find a Zone D order history for Hurricane Charley in 2004. Information not available at time of publishing (checked 2026-09-30). That is a record of past orders, not a promise about the next storm.
The federal and county records speak of Punta Gorda and Charlotte County, not of individual subdivisions.
This page makes no statement about storm effects on any Willow home. The county roll gives a year built of 2024 or 2025 for every home it lists in the community, 128 single-family homes in all (Charlotte County Property Appraiser public files, our analysis), so Charley in 2004 and Ian in 2022 came before every one of them. We found no county assessment, association notice or federal record that describes conditions at Willow in any of the four storms, and we do not guess. Information not available at time of publishing (checked 2026-09-30).
For any home, the useful record is its own file: permits, roof covering and age, wind mitigation report and claim history. Charlotte County's disaster guide lists Port Charlotte shelters that accept pets (Charlotte County Emergency Management), so confirm which open when a storm approaches.
The county's public wind layer is dated 2012, so we used the newer ASCE 7-22 contours published through the Florida Geographic Data Library. The Risk Category II design wind speed interpolates to about 151 mph at the center of Willow (our analysis, interpolated). The nearest published contours are 150 mph about 2.8 miles to the northeast and 160 mph about 23.5 miles to the southwest (Florida Geographic Data Library, wind speed data history).
That is an interpolation of published contours, not an engineer's site-specific value. A conservative planning range is 150 to 160 mph, and the figure that governs a house is the one on its permitted plan set. An official hazard report for the address: Information not available at time of publishing (checked 2026-09-30).
The Florida Building Code defines the wind-borne debris region as areas within one mile of the coast where certain exposure conditions exist and the ultimate wind speed is 130 mph or more, or anywhere the ultimate wind speed is 140 mph or more (Florida Building Commission, Interim Report on Wind Borne Debris Region). Applying that definition to our interpolated figure would put Willow inside the region, so glazed openings would need impact protection or approved coverings. That is our reading, not a county determination, and we found no county statement placing Willow in the region. Information not available at time of publishing (checked 2026-09-30). The permit for the specific home settles it.
We queried the National Hurricane Center's storm surge risk layers at seven points on Willow's streets. The Category 1 through 4 layers returned no data at all seven. The Category 5 layer returned a value we could not label, because we could not read a legend for it (NOAA National Hurricane Center, Storm Surge Risk MapServer). We make no claim about what that value means. Information not available at time of publishing (checked 2026-09-30).
The nearest mapped estuarine open water is about 1.92 miles from Willow's center (our analysis of the Charlotte County GIS wetlands layer). Willow's lakes are stormwater lakes.
Builder marketing pages dated September 30, 2026 describe hurricane features as included: Lennar lists hurricane protection on doors and windows, metal storm panels and a hurricane-rated garage door, and Toll Brothers lists impact-resistant windows and doors. Those are marketing statements, not verification, and neither states the roof deck attachment method. Ask for the product approvals and the signed plan set for your lot.
The county's planned development approval also requires the community clubhouse to be built to the highest wind loads as a hurricane refuge (Charlotte County, PD-22-00008). That is a condition of the approval. Whether the finished building has been certified to it is not stated in the records we read.
Under the 2022 FEMA flood map, the ground where Willow sits was Zone D, an undetermined hazard. A 2025 FEMA map revision, LOMR 24-04-2434P effective March 24, 2025, re-mapped it into Zones X, AH and AE. In our analysis, about 38.1 percent of the area is mapped in a special flood hazard zone.
Data updated: September 2026 (FEMA National Flood Hazard Layer, flood hazard zone, FIRM panel and LOMR layers; Federal Register notice of April 17, 2025; Charlotte County GIS flood, elevation certificate and subdivision layers; USGS 3DEP elevation point service; USGS Short Term Network high water marks; Tuckers Pointe CDD agenda packets and budget; Charlotte 2050 stormwater element; FEMA Risk Rating 2.0 and flood insurance pages; all queried or read September 30, 2026).
Under the 2022 FIRM the area was Zone D; the 2025 LOMR (effective March 24, 2025) re-mapped it. Two FIRM panels cover Willow, 12015C0263G and 12015C0430G, both effective December 15, 2022, for Charlotte County Unincorporated Areas, and both showed the whole area as Zone D (FEMA National Flood Hazard Layer). FEMA uses Zone D for areas where flood hazard is possible but has not been determined.
FEMA's current layer lists the Letter of Map Revision, case 24-04-2434P, with status Effective (FEMA, LOMR layer), and the Federal Register carried the notice on April 17, 2025 for Charlotte County unincorporated areas, community number 120061 (Federal Register, April 17, 2025). Five of the county's own older layers still show Zone D for the same ground, which is why a listing or a map printed before 2025 can say D while the current federal layer says X, AH or AE (Charlotte County GIS, FEMA layers).
We intersected the current FEMA zones with the county's recorded plat outlines for Willow's four plats. All acreage and percentages here are our analysis of the FEMA layer, and the plat outlines overlap, so we do not print a single total acreage.
FEMA zone | Meaning | Base flood elevation (feet, NAVD88) | Area (our analysis) |
|---|---|---|---|
X | Area of minimal flood hazard | None | About 311.1 acres |
AH | Special flood hazard area, shallow flooding | 21.8 to 22.9 | About 149.2 acres |
AE | Special flood hazard area with base flood elevations | 22.8 to 24.4 | About 43.0 acres |
D | Undetermined hazard | None | About 0.9 acre |
The two special flood hazard zones, AH and AE, add up to about 192.2 acres, or about 38.1 percent of the area we analyzed (our analysis). Most of that ground is stormwater lakes, wetland tracts and the rear edges of lots that back to lakes, not building sites.
Area totals can mislead, so we also tested 46 points along Willow's streets against the current FEMA layer. Zone X was the result at 45 of the 46 (our analysis). The exception is the north end of Willowleaf Boulevard, which falls in Zone AH with a base flood elevation of 22.8 feet NAVD88. The points on Cloverly Lane, Birdsong Loop, Chelsea Garden Way, Pointed Leaf Place and the south end of Willowleaf Boulevard were all Zone X. Three extra test points placed inside mapped lakes returned AH and AE as expected, and they are not addresses or part of the 45 of 46.
A lot can touch a flood polygon at its rear edge without the house being inside it. In our overlay, no residential lot had its center or a representative interior point inside a special flood hazard polygon. Among single-family lots that do touch one, the median share of lot area inside the polygon is about 9.2 percent and the highest is about 22 percent (our analysis).
The share varies by street: 35 of 38 residential parcels on Birdsong Loop touch a special flood hazard polygon, as do 53 of 66 on Willowleaf Boulevard, 5 of 17 on Pointed Leaf Place and 3 of 18 on Chelsea Garden Way (our analysis of the county parcel layer, which can differ by a parcel or two from the property roll).
FEMA's determination applies to the building, not to the parcel outline. Which individual houses sit inside a special flood hazard area at the building footprint is something we cannot tell from public layers, and the county's building footprint layer dates from 2012. A lender's flood zone determination and the lot's elevation certificate answer it.
The U.S. Geological Survey's 3DEP lidar service, using 2020 data, gives 71 grid points across Willow with a minimum of 20.49 feet, a maximum of 23.99 feet and a median of 22.90 feet on the NAVD88 datum (USGS 3DEP Elevation Point Query Service). That is natural ground before development, and finished grades after fill are not in any public record we found. Information not available at time of publishing (checked 2026-09-30).
The Survey measured three Ian high water marks in Charlotte County: 4.53 feet NAVD88 at Pirate Harbor, 3.65 feet at the Punta Gorda city dock and 2.8 feet at a boat ramp (USGS Short Term Network, Ian high water marks). Those are harbor marks, not measurements at Willow, and the service holds no marks for Helene or Milton in the county. Ground height alone is not a flood determination, and rainfall flooding is a different mechanism that the stormwater system governs.
Willow's stormwater is a district system. The Tuckers Pointe Community Development District's engineer's report, in the March 19, 2026 agenda packet, describes about 71 acres of wet detention lakes still to be built, with culverts, inlets, perimeter berms and storm sewer. It states that Phase 1 facilities are built and conveyed to the district, and that private lot fill and grading are funded by the developer and fall outside the district's scope (Tuckers Pointe CDD, documents and agenda packets). The district's adopted budget shows stormwater maintenance of $120,000 for fiscal year 2026 and $105,000 for fiscal year 2027 (Tuckers Pointe CDD, adopted FY2027 budget).
We could not find the original engineer's report with its design storm and finished floor criteria, the water management district permit's design storm, the minimum finished floor elevation for Willow lots or the lakes' design water levels. Information not available at time of publishing (checked 2026-09-30). Whether the homeowners association shares in stormwater maintenance is not stated in any record we read, because the recorded Declaration was not available to us.
Charlotte County's comprehensive plan requires new subdivision stormwater to manage the 25-year, 24-hour storm, new local road centerlines to sit at or above the 5-year, 24-hour high water, and development in the 100-year floodplain to sit at least one foot above the base flood elevation (Charlotte 2050, stormwater element). Whether Willow's designs meet them lot by lot is a matter for the permit file.
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). FEMA says the discount applies to every policy in a participating community, inside or outside a special flood hazard area (FEMA, Risk Rating 2.0).
Flood insurance is mandatory when a federally backed mortgage is secured by a structure in a high-risk zone, which FEMA labels A or V (FloodSmart). So the answer for a given Willow house depends on where its building sits relative to the AH and AE polygons, not on the street name. Flood insurance is available whatever the zone, and FEMA reports that 29 percent of National Flood Insurance Program claims from 2014 through 2024 came from outside high-risk areas (FEMA, flood insurance).
An elevation certificate records a building's lowest floor against the base flood elevation. Charlotte County says an Under Construction certificate is due before the lintel pour and a final certificate before the final inspection (Charlotte County, elevation certificates). Whether an elevation certificate exists for your lot: Information not available at time of publishing (checked 2026-09-30).
A Letter of Map Revision determination explains who requested the change, which lots were revised and why. We could read the case number, the effective date and the federal notice, but not the determination letter, so we do not say whether the revision rests on fill, as-built conditions or a new study. The effect on premiums for individual Willow lots and the county's preliminary map status are also unavailable. Information not available at time of publishing (checked 2026-09-30).
Ask for the lender's flood determination for the specific lot and the elevation certificate. Check the lot on the FEMA flood map service against the lake edge on the plat. Get a flood quote even in Zone X, and ask whether the lake behind the lot is maintained by the district or the association.
Selling a Willow home? Buyers will ask about the 2025 map revision, so we explain it plainly in your marketing. Get a free home valuation.
Insurance in Willow follows the structure used across Southwest Florida: a homeowners policy for 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. We print no dollar figures, because none are published for Willow.
Data updated: September 2026 (Citizens Property Insurance Corporation FAQ and Wind Loss Mitigation Guide; Florida Office of Insurance Regulation wind mitigation resources; FEMA Risk Rating 2.0 and flood insurance pages; Charlotte County Emergency Management storm recovery page; Charlotte County Property Appraiser public files, read September 30, 2026).
We do not know what any Willow home costs to insure, and nobody can tell you from a community name. A premium depends on the home, the carrier, the year and your deductibles. We obtained no quotes, and no public record gives a Willow figure. Information not available at time of publishing (checked 2026-09-30). What the public record does show is the structure of the decision.
The county roll gives a year built of 2024 or 2025 for every home on it, and of the 93 recorded sales on the Tuckers Pointe plat in the past twelve months, 68 carry a year built, every one 2020 or later (Charlotte County Property Appraiser public files, our analysis). All of those years fall after January 1, 2002, the date Citizens' guide uses for the Florida Building Code. The code edition that applied to each lot depends on its permit date, which is not in any public record we read. Information not available at time of publishing (checked 2026-09-30).
Citizens Property Insurance answers the question in its FAQ: "Yes. A home may qualify for certain mitigation roof credits due to the year built, but it will not automatically qualify for opening protection credits without a completed wind mitigation inspection form" (Citizens Property Insurance, FAQ answer 3534). In plain terms, the roof benefit can come with the year of construction, and the benefit for impact windows, shutters and doors needs paperwork.
Citizens' Wind Loss Mitigation Guide adds that the form may not be required for a structure built to the Florida Building Code on or after January 1, 2002 with no extra mitigation features, because many features are in the base rate for the year built, and that it is required when newly built features exceed the code and credits are requested or when opening protection must be verified (Citizens, Wind Loss Mitigation Guide, Rev. 04/26).
A wind mitigation inspection documents the roof covering, roof deck attachment, roof to wall connection, roof shape, secondary water resistance and opening protection on a state form. The Florida Office of Insurance Regulation says a completed form is valid for up to five years, that a new version takes effect April 1, 2026, and that section 627.0629 of the Florida Statutes requires insurers to post their hurricane mitigation discounts on their websites, effective October 1, 2023 (Florida Office of Insurance Regulation, wind mitigation resources). That page does not address new construction specifically, so we do not claim a new home is exempt from any inspection. If a builder says a home earns a credit, ask for the form that documents it.
Insurers often ask for a four-point inspection of an older home's roof, electrical, plumbing and heating and cooling. We found no source stating one is required for a newly built home, and none stating new construction is exempt. Information not available at time of publishing (checked 2026-09-30). Ask each carrier.
Citizens Property Insurance Corporation is Florida's state-created insurer. Its eligibility turns on a comparison with private market premiums, and we could not confirm eligibility for any Willow address. Information not available at time of publishing (checked 2026-09-30). An independent insurance broker can run the address.
My Safe Florida Home is a state program managed by the Florida Department of Financial Services (Florida Office of Insurance Regulation, wind mitigation resources). Charlotte County's storm recovery page mentions it along with Elevate Florida and states that their application deadlines have passed (Charlotte County, Storm Recovery). We print no award amounts, and program terms change, so confirm eligibility on the program's own site.
Flood insurance is a separate policy. FEMA and FloodSmart explain that most homeowners policies exclude flood damage, that the National Flood Insurance Program carries a 30-day waiting period unless a government-backed lender requires the policy or a map change triggers it, and that government-backed mortgages on structures in high-risk zones require coverage (FEMA, flood insurance; FloodSmart).
Under Risk Rating 2.0, fully implemented April 1, 2023, premiums are no longer based on flood zone alone. FEMA says the Community Rating System discount applies to every policy in the community and that annual premium increases are generally capped at 18 percent (FEMA, Risk Rating 2.0). Charlotte County's Class 5 discount is 25 percent. We obtained no flood quote for any Willow address and do not know how the March 2025 re-mapping affected premiums for particular lots. Information not available at time of publishing (checked 2026-09-30).
Ask in writing for the builder's product approvals and impact ratings, the wind mitigation form if one exists, the permit file with its design wind speed, the elevation certificate and the lender's flood zone determination, written wind and flood quotes from at least two sources, the builder's warranty and roof details, and, on a resale, any prior claims. Premiums come from quotes, and quotes depend on documents a buyer can ask for. We would rather say that plainly than print a number that cannot be tied to a source.
Planning an offer in Willow? Read how we help Willow buyers, or reach Marc at (239) 287-5873 to talk through an insurance timeline before you write.
Willow is zoned to East Elementary, Punta Gorda Middle and Charlotte High, all in Charlotte County Public Schools. We ran 17 Willow addresses on 8 streets through the district's own Boundary Locator, and every address it recognized returned that trio. The state's 2025-26 grades are B, A and B.
Data updated: September 2026 (Charlotte County Public Schools Boundary Locator, Bus Stop Locator, capacity pages and bell schedule; Florida Department of Education School Grades 2026; OSRM routing estimates, all queried or read September 30, 2026).
We took 17 Willow addresses from the county parcel layer and ran each through the lookup service behind the district's public Boundary Locator (Charlotte County Public Schools, Boundary Locator service). We do not print house numbers.
Street | Addresses checked | Result |
|---|---|---|
Willowleaf Boulevard | 3 | East Elementary, Punta Gorda Middle, Charlotte High |
Cloverly Lane | 5 | East Elementary, Punta Gorda Middle, Charlotte High |
Chelsea Garden Way | 2 | East Elementary, Punta Gorda Middle, Charlotte High |
Pointed Leaf Place | 2 | East Elementary, Punta Gorda Middle, Charlotte High |
Birdsong Loop | 2 | East Elementary, Punta Gorda Middle, Charlotte High |
Featherstone Lane | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
Crossfield Lane | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
Wineberry Lane | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
Source: Charlotte County Public Schools, Boundary Locator, live query for each address, ZIP 33955, September 30, 2026.
The district's page calls the tool "only a guide" (Charlotte County Public Schools, Boundary Locator). We ran controls on the same service. East Elementary's own street address returned East Elementary, Punta Gorda Middle and Charlotte High, while Punta Gorda Middle's address returned Sallie Jones Elementary with the same middle and high schools. A made-up Willowleaf Boulevard number returned nothing, and a real Willow address with the wrong ZIP returned nothing. The tool matches addresses exactly, so use the exact address with ZIP 33955, and if it returns nothing, ask the district to confirm in writing.
We added the drive from Willow's center to each school (OSRM estimates, free-flow, September 30, 2026).
School | District code | Address | Drive from Willow's center |
|---|---|---|---|
East Elementary | 0081 | 27050 Fairway Drive, Punta Gorda 33982 | 9.0 miles, about 15 minutes |
Punta Gorda Middle | 0121 | 1001 Education Avenue, Punta Gorda 33950 | 7.6 miles, about 14 minutes |
Charlotte High | 0031 | 1250 Cooper Street, Punta Gorda 33950 | 7.2 miles, about 13 minutes |
Source: Charlotte County Public Schools, Boundary Locator; drive times by OSRM on OpenStreetMap data. Method: estimated drive times from the community's center, no traffic. Marketing copy for new communities sometimes states school distances that do not match a routed measurement, and we use only the routed figures above.
Florida's Department of Education released 2025-26 school grades in September 2026 (Florida Department of Education, School Grades 2026).
Measure | East Elementary | Punta Gorda Middle | Charlotte High |
|---|---|---|---|
Grade, 2025-26 | B | A | B |
Grade, 2024-25 | B | C | B |
Grade, 2023-24 | C | C | B |
Percent of total possible points | 56 | 64 | 63 |
Title I school | Yes | No | No |
Punta Gorda Middle moved from a C to an A. The state's printed scale puts a middle school A at 64 percent of points or more, and Punta Gorda Middle earned 64. Charlotte High earned 63 percent, a B on the high school scale where an A starts at 65, and its 2024-25 graduation rate is listed at 95 percent. We use the state's grades alone and no third-party ranking sites.
For 2026-27, kindergarten and grade 1 at East Elementary are closed to new students, and grades 2 through 5 show open seats (Charlotte County Public Schools, East Elementary Capacities 26-27).
Grade | Programmatic capacity | Actual enrollment | Available capacity |
|---|---|---|---|
Kindergarten | 111 | 113 | Closed |
Grade 1 | 111 | 115 | Closed |
Grade 2 | 150 | 136 | 14 |
Grade 3 | 130 | 113 | 17 |
Grade 4 | 145 | 130 | 15 |
Grade 5 | 145 | 127 | 18 |
The page carries no "as of" date and does not say what happens to a zoned student whose grade is closed. We found no overflow rule, so we make no claim about attendance rights. A family with a kindergartner or first grader should ask the district about that grade before the inspection period ends.
Punta Gorda Middle shows open seats in every grade: 46 in grade 6, 36 in grade 7 and 44 in grade 8 (Charlotte County Public Schools, Punta Gorda Middle Capacities 26-27). Charlotte High shows enrollment above programmatic capacity in every grade and every grade closed to choice (Charlotte County Public Schools, Charlotte High Capacities 26-27). That closure applies to students applying from outside the zone, and we found no statement that it affects students zoned to Charlotte High.
Published hours are 8:40 a.m. to 3:10 p.m. at East Elementary, 9:10 a.m. to 4:10 p.m. at Punta Gorda Middle and 7:10 a.m. to 2:10 p.m. at Charlotte High (Charlotte County Public Schools, start and end times). District policy provides no bus within two miles of the assigned school and sets the walk to a stop at one mile for elementary and one and a half for secondary students (Charlotte County Public Schools, Transportation).
We ran the district's Bus Stop Locator for one Willowleaf Boulevard address. It listed the student as eligible for all three schools, with the stop at Tuckers Grade and Willowleaf Boulevard, 0.1 mile from the home (Charlotte County Public Schools, Bus Stop Locator). It also listed eligibility for Florida Southwestern Collegiate High School and the Academy at the technical center, choice programs whose admission rules we did not read. The portal's times are unlabeled, we did not obtain results for other streets, and we did not confirm the 2026-27 routes. Information not available at time of publishing (checked 2026-09-30). Ask the district's transportation office for the route sheet for your address.
The county's planned development approvals for the area include a school concurrency step (Charlotte County, PD-21-00002 petition records). We found no district statement or enrollment forecast tying Willow to a zone or capacity change. Information not available at time of publishing (checked 2026-09-30). The county parcel layer shows a vacant 41-acre school board tract at 12220 Burnt Store Road, about a mile from Willow, with no school on it, and the county's 2050 plan says future school sites are not yet determined (Charlotte 2050, school data and analysis).
We ran 17 addresses on 8 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. If a listing shows different schools, the district's locator is the answer.
Buying in Willow 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.
The nearest hospitals to Willow are in Port Charlotte: AdventHealth Port Charlotte at about 23 minutes and HCA Florida Fawcett Hospital at about 23.5 minutes. Cape Coral Hospital is about 28 minutes away. Punta Gorda itself has had no hospital since ShorePoint Health Punta Gorda closed in 2024.
Data updated: September 2026 (AdventHealth; HCA Florida Healthcare; Lee Health; Sarasota Memorial Health Care System; Charlotte Sun; WINK News; Charlotte County GIS fire response layer; OSRM routing estimates computed September 30, 2026).
Three full hospitals are within about half an hour of Willow, and none is closer than 23 minutes. The planned AdventHealth campus in Punta Gorda would be about 7.5 minutes away, but it has no published opening date.
Facility | What it is | Drive from Willow's center | Miles |
|---|---|---|---|
AdventHealth Port Charlotte | Hospital with an emergency department | 23.0 minutes | 12.6 |
HCA Florida Fawcett Hospital | Hospital with a 24/7 emergency room | 23.5 minutes | 12.8 |
Lee Health Cape Coral Hospital | Hospital with a 24/7 emergency room | 28.0 minutes | 18.6 |
Sarasota Memorial ER at Toledo Blade, North Port | Free-standing emergency room | 32.4 minutes | 25.9 |
HCA Florida Tamiami Trail Emergency, Port Charlotte | Free-standing emergency room, open 24 hours | 33.9 minutes | 19.7 |
Lee Health Gulf Coast Medical Center, Fort Myers | State-designated Level II trauma center | 38.1 minutes | 29.2 |
Sources: AdventHealth; HCA Florida Fawcett Hospital; HCA Florida Tamiami Trail Emergency; Lee Health locations; Sarasota Memorial, Toledo Blade.
Method: estimated drive times from the community's center, no traffic. We used the OSRM open routing engine on OpenStreetMap road data, free-flow, with each address geocoded by the U.S. Census Geocoder, September 30, 2026. Add time for traffic and signals, especially in season.
AdventHealth says its Port Charlotte hospital has 254 beds and an emergency department, and AdventHealth took it over on March 1, 2025 when it bought the Charlotte County ShorePoint Health properties (AdventHealth, ShorePoint Health Port Charlotte is now AdventHealth Port Charlotte). HCA Florida Fawcett describes itself as a 253-bed, full-service acute care hospital with a 24/7 emergency room and a Primary Stroke Center (HCA Florida Fawcett Hospital). We found no trauma designation for either in the sources we used. Information not available at time of publishing (checked 2026-09-30).
ShorePoint Health Punta Gorda, at 809 East Marion Avenue, closed in 2024. The Charlotte Sun reports it "was permanently closed in 2024 due to damage from hurricanes Helene and Milton" (Charlotte Sun, June 21, 2026), and WINK News reported in September 2025 that Punta Gorda had been without hospital services for nearly a year (WINK News). The former site is about 14 minutes from Willow and is not operating.
On September 5, 2025, AdventHealth announced a new emergency department in Punta Gorda as the first step in bringing more health care services back to the community, with no opening date provided (AdventHealth, AdventHealth to expand emergency care access in Punta Gorda). The Charlotte Sun reported on June 21, 2026 that AdventHealth was moving a three-phase campus through city review on 17 acres at 26072 Glasgow Avenue: a 12-bed, 16,235-square-foot emergency department, then a four-story, 80-bed hospital, then a 30,000-square-foot medical office building. A parking variance was headed to the Board of Zoning Appeals and then City Council. We could not confirm the votes, a construction start or an opening date. Information not available at time of publishing (checked 2026-09-30).
By our routing, that site is 4.3 miles and about 7.5 minutes from Willow's center. It is planned, not open, and we would not count on it in a purchase decision.
The state-designated Level II trauma center nearest Willow is Lee Health's Gulf Coast Medical Center in Fort Myers, 38.1 minutes away, which Lee Health calls the only trauma center between Sarasota and Miami (Lee Health, Gulf Coast Medical Center).
Sarasota Memorial broke ground on a hospital in North Port, near I-75 and North Sumter Boulevard, on November 7, 2025 and says it will open in 2028 with 100 beds (Sarasota Memorial, groundbreaking announcement). Neither geocoder we used resolved that address range, so we print no drive time to it.
The closest urgent care we found is TGH Urgent Care at Babcock Ranch, which lists daily hours of 8 a.m. to 8 p.m. and is 30.4 minutes from Willow's center (TGH Urgent Care powered by Fast Track, Babcock Ranch). Lee Health's Babcock Ranch family medicine clinic is 32.3 minutes away (Lee Health, press release on the Babcock Ranch clinic). We found no urgent care inside Willow or at the Tuckers Grade and I-75 corner. Information not available at time of publishing (checked 2026-09-30).
The same Lee Health page carries a notice that beginning January 1, 2027, Lee Health hospitals and physicians will be out of network with UnitedHealthcare, including employer-based, individual and Medicare Advantage plans. We read it on September 30, 2026. It affects the Cape Coral, Gulf Coast and HealthPark hospitals and the Babcock Ranch clinic, so check your plan before you choose a street.
The county's fire response layer shows Station 05 responding to Willow, and the county is building Fire Station 17 near the community's southwest corner, described in the section on nearby projects (Charlotte County GIS, fire response zones). The county does not publish response times by neighborhood, so we quote none. We also did not collect hospital star ratings or wait data. Information not available at time of publishing (checked 2026-09-30).
If anyone in your household sees specialists often, map the doctors before you choose a street, and measure the route at the hour you would drive it, because free-flow is the best case, not the season case.
Moving to Willow? Our Punta Gorda guide covers health care, shopping and daily life across the area.
Willow is 13 minutes from Punta Gorda Airport, 14 minutes from downtown Punta Gorda and 15 from Fishermen's Village, in free-flow conditions. Fort Myers is about 26 minutes, Cape Coral about 31 and Southwest Florida International Airport about 40. Sarasota is the long trip, about 72 minutes.
Data updated: September 2026 (OSRM routing engine on OpenStreetMap data, free-flow, from Willow's center; destinations geocoded with the U.S. Census Geocoder and the Charlotte County Composite geocoder; computed September 30, 2026).
Destination | Miles | Minutes (free-flow) |
|---|---|---|
Punta Gorda Airport, PGD (28000 Airport Rd) | 6.6 | 13.0 |
Downtown Punta Gorda, City Hall (326 W Marion Ave) | 7.8 | 14.3 |
Fishermen's Village (1200 W Retta Esplanade) | 7.7 | 15.0 |
Fort Myers, City Hall (2200 Second St) | 17.9 | 26.1 |
Port Charlotte, Town Center area (1441 Tamiami Trl) | 16.0 | 28.6 |
Babcock Ranch, Founders Square (42060 Cypress Pkwy) | 22.8 | 30.4 |
Cape Coral, City Hall (1015 Cultural Park Blvd N) | 20.2 | 30.7 |
North Port, City Hall (4970 City Hall Blvd) | 27.8 | 34.5 |
Southwest Florida International Airport, RSW (11000 Terminal Access Rd) | 32.6 | 40.1 |
Venice, City Hall (401 W Venice Ave) | 42.1 | 53.7 |
Sarasota, City Hall (1565 First St) | 59.8 | 71.8 |
Sarasota-Bradenton International Airport, SRQ (6000 Airport Cir) | 64.5 | 78.0 |
Method: estimated drive times from the community's center, no traffic. We used the OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow, with every destination geocoded by the U.S. Census Geocoder or, for Babcock Ranch, the Charlotte County Composite geocoder, accessed September 30, 2026. The origin is a Willowleaf Boulevard address near the middle of the first-phase plat and close to the main entrance on Tuckers Grade. As a check, we ran every route again from the southwest edge of the platted area on Birdsong Loop, and each trip came out about two minutes longer, so an address anywhere in Willow should land within about two minutes of these times.
Free-flow means an empty road with no season traffic, red lights or crashes. Treat every figure as the best case, because the router applies no time-of-day adjustment and winter season or an I-75 incident will lengthen the trip. We did not obtain traffic-adjusted times. Information not available at time of publishing (checked 2026-09-30). Every route leaves by Willowleaf Boulevard to Tuckers Grade, County Road 762, then uses U.S. 41 or I-75.
Everyday errands run north and west. Punta Gorda Airport is 6.6 miles and about 13 minutes away, the shortest trip in the table (Punta Gorda Airport). Downtown Punta Gorda is 7.8 miles and about 14 minutes, and Fishermen's Village is 7.7 miles and about 15. Port Charlotte's Town Center area is 16.0 miles and about 29 minutes. We print only the measured airport time, whatever a marketing page says.
The free-flow router rates Fort Myers City Hall at 17.9 miles and about 26 minutes, slightly shorter than the Port Charlotte Town Center. The order could change at peak times, so confirm it at the hour you would drive. Cape Coral City Hall is 20.2 miles and about 31 minutes, and Southwest Florida International Airport is 32.6 miles and about 40. Our Cape Coral guide covers the city to the south.
Babcock Ranch's Founders Square is 22.8 miles and about 30 minutes away, and we found no direct road between the two communities in the county's road layer (our reading of the county layer). North Port City Hall is about 35 minutes, Venice about 54 and Sarasota City Hall about 72. For the Gulf, we measured Englewood Beach at 55.6 minutes and Stump Pass Beach State Park at 59.1, and Port Charlotte Beach Park, a county waterfront park on Charlotte Harbor rather than a Gulf beach, at 24.8. We print only measured times.
Willow works well for Punta Gorda errands, with the airport and downtown inside 15 minutes, and asks for a longer drive to the Gulf beaches, Sarasota and Southwest Florida International Airport. Anyone who expects a short beach trip should measure the drive, because the measured Gulf beach drives run close to an hour.
Selling a Willow home? Distance sells when it is stated precisely. We market the measured drive, 13 minutes to the airport and 14 to downtown Punta Gorda. Get a free home valuation or reach Jesse at (239) 898-6072.
Near Willow, the county is building Fire Station 17, a traffic signal at Willow's main entrance is a condition of the approvals, and an elevated water tank has been approved on county land. The Tuckers Grade Extension is unfunded, and four residential projects sit within about two and a half straight-line miles of Willow.
Data updated: September 2026 (Charlotte County project pages, development review decision letters and zoning records; Charlotte County GIS parcel and zoning layers; Florida Department of Transportation traffic counts and work program; Charlotte-Lee metropolitan planning documents; Charlotte County major projects reports; Cape Coral Breeze, read September 30, 2026).
Charlotte County is building Fire Station 17 at the northwest corner of Tamiami Trail, Green Gulf Boulevard and Tuckers Grade, near Willow's southwest corner. The county's project page describes a 12,983-square-foot station with a budget of $11,352,588, funded by the 2020 sales tax. It projects construction from February 15, 2025 to March 27, 2027, with closeout to May 27, 2027, and says the service area covers Tuckers Grade and South Gasparilla Road (Charlotte County, Fire Station 17). The county's final site plan letter confirms the 4.26-acre site and requires signal pre-emption at U.S. 41 (Charlotte County, DRC-25-232), and the October 2025 major projects report lists the station (Charlotte County, major projects, October 2025). Until it is complete, Station 05 responds to Willow. A projected date is not a completion, and we report no opening.
The county's development review letters require a traffic signal at Willow's main entrance and Tuckers Grade, designed and installed at the developer's cost and turned over for county acceptance before the 354th residential certificate of occupancy is issued, with a revised traffic study for later phases (Charlotte County, DRC-24-209; Charlotte County, DRC-24-046). That is a condition with a trigger. Whether the signal has been designed, built or turned over is not stated in any record we read. Information not available at time of publishing (checked 2026-09-30).
The county's project page describes a 2-million-gallon elevated water tank near U.S. 41 and Notre Dame Boulevard (Charlotte County, water tower project). Separately, the Board of Zoning Appeals approved a special exception and a variance on October 8, 2025 for a water tower of up to 190 feet at 27544 Green Gulf Boulevard, applied for by Charlotte County Utilities (Charlotte County, SE-25-009; Charlotte County, VAR-25-012), and a May 2026 site plan letter describes a steel tank of 142 feet or more on 6.42 acres at that address (Charlotte County, DRC-25-213). We could not confirm that the project page and the zoning approval describe the same structure, so we give no completion date. Information not available at time of publishing (checked 2026-09-30).
The county owns three parcels in this corner: 4.2 acres at 11711 Tamiami Trail, a 23.8-acre parcel and 58.2 acres at 27544 Green Gulf Boulevard (Charlotte County GIS, ownership layer). In 2026 the county, as applicant, asked to rezone 81.884 acres from RE-1 to CG (62.824 acres) and ES (19.06 acres) to correct an inconsistency between the future land use map and the zoning, with hearings on April 13 and June 9, 2026 (Charlotte County, Z-26-14). The records we read do not describe a future use for the commercial-zoned land. Information not available at time of publishing (checked 2026-09-30).
Willow's main entrance on Tuckers Grade is a short drive from the I-75 interchange at Tuckers Grade. The Florida Department of Transportation's ten-year work program lists only landscaping there, shown as work in progress for fiscal years 2019 to 2023, and no capacity project (FDOT, Work Program, current 10 years). Its District One RoadWatch for the week of September 27 to October 3, 2026 lists no Charlotte County work on I-75 (FDOT District One RoadWatch). Further off, the February 27, 2026 joint MPO minutes mention a potential new I-75 interchange study in northern Lee County between north SR 78 and south of Tuckers Grade (Joint MPO minutes, February 27, 2026). A study is not a project.
The department's 2025 annual average daily traffic counts for the Tuckers Grade ramps are 2,600, 2,600, 5,600 and 5,000 vehicles a day, up from a range of 1,800 to 4,000 in 2021, and about 69,500 to 70,000 on I-75 nearby (FDOT Florida Traffic Online). The data flags are not defined in what we read, so treat the numbers as indicative.
The Tuckers Grade Extension would carry the road from its current end at U.S. 41 to Burnt Store Road. The Board of County Commissioners adopted Alternative 1 on September 24, 2024, and the county states that design, right of way and construction are unfunded (Charlotte County, Burnt Store Road East-West Connector). The county's 2026 infrastructure project sheet lists $46,176,000 (Charlotte County, project sheet). The county's page on its 20-year sales tax extension says it goes to voters in November 2026 and gives no exact ballot date (Charlotte County, 2026 sales tax extension). The joint MPO added the extension to its priority list on February 27, 2026. No construction schedule is published.
County petition records and the monthly major projects report show these projects within about 1 to 2.5 miles of Willow. Distances are straight-line from Willow's plat outline (our analysis), and none is in Willow.
Project | What the county records show | Distance (our analysis) |
|---|---|---|
Oak Haven | Planned development concept of 615 units on 143.2 acres off Jones Loop Road, approved December 28, 2022 | About 1.37 miles |
Turnleaf | Phase 2 of 204 lots and Phase 1B of 56 lots in the August 2026 report; a separate concept of 1,474 units on 295.13 acres | About 1.5 to 2.2 miles |
Cassia Bay | 68.43 acres at 12150 Burnt Store Road, first approved for 122 single-family units and modified to a maximum of 230 | About 1.63 miles |
Coral Lakes | Phases IA, IB and IC under a community development district | About 1.9 miles |
Sources: Charlotte County, petition records; Charlotte County, major projects, August 2026; Charlotte County GIS. Check the county's development map for anything within a mile of a specific lot.
To the east, the county ownership layer shows the state wildlife agency holding about 610.7 acres east of I-75, within about four-tenths of a mile of Willow, zoned ES, with no development shown (Charlotte County GIS, ownership layer). Ownership is not a promise about the future.
The county's sales tax program lists a proposed Burnt Store Regional Park at $63 million, contingent on the tax (Charlotte County, Burnt Store Regional Park). We found no planned county park or school within a mile of Willow. Information not available at time of publishing (checked 2026-09-30).
County development review shows a commercial site plan for the Willow commercial area, listed as Willow Marketplace, also called Tuckers Point Commons, with a status of Under Review (Charlotte County GIS, development review status). The county's 2022 planned development approval allows up to 1,689 dwelling units in total, of which 1,389 is the base and up to 300 are rental apartments not restricted by age, plus up to 380,000 square feet of commercial space and 200 hotel rooms (Charlotte County, PD-22-00008). That is what the approval allows. We found no approved site plan for the apartments and no approved plan, tenants or schedule for the commercial space or the hotel. Information not available at time of publishing (checked 2026-09-30). Do not buy in Willow on the assumption that any of them will exist.
The facts sort into three groups. A fire station and a water tank are county projects with schedules and approvals. A signal and the Tuckers Grade Extension are conditions or ideas tied to certificates of occupancy and to funding. Commercial space, a hotel and apartments are entitlements without an approved plan that we could find. Weigh the first group, watch the second and set the third aside until a plan 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.
Willow is in unincorporated Charlotte County with a ZIP code of 33955. We confirmed the community's school bus stop, its fire station and its lighting arrangements, but not its water, sewer, electric, internet or trash providers. Those are listed below as not available at time of publishing.
Data updated: September 2026 (Charlotte County GIS; Charlotte County Property Appraiser tax roll rates; Tuckers Pointe CDD adopted budgets and meeting minutes; Charlotte County Utilities project pages and agenda; Charlotte County Public Schools Bus Stop Locator; Charlotte County development review decision letters, read September 30, 2026).
We did not confirm which utility serves Willow addresses for potable water, sewer or reclaimed water, and we found no rates or connection fees for these homes. Information not available at time of publishing (checked 2026-09-30). For regional context, the county's Burnt Store Water Reclamation Facility expansion has been in design development since November 3, 2025 (Charlotte County, Burnt Store Water Reclamation Facility expansion), and the county utilities agenda of January 13, 2026 describes an expansion from 0.5 to 1.25 million gallons a day with advanced water treatment (Charlotte County Utilities, agenda, January 13, 2026). That is county context, not a statement about which plant serves a Willow lot.
The electric provider for homes, natural gas availability, trash and recycling service, and internet providers and speeds for Willow are not stated in any record we read. Information not available at time of publishing (checked 2026-09-30). The district's budget has no line for cable or internet, and we found no master association service of that kind. Ask the builder which providers serve the lot and what is pre-wired, and check each internet provider's address-level map before you rely on a speed.
The Tuckers Pointe Community Development District budgets for infrastructure residents use daily. Its adopted fiscal year 2027 budget includes stormwater maintenance of $105,000, streetlighting lease and electricity of $80,000 and irrigation supply of $20,000 (Tuckers Pointe CDD, adopted FY2027 budget), against $120,000, $44,000 and $25,000 the year before (Tuckers Pointe CDD, adopted FY2026 budget).
The minutes of March 19, 2026 record that the homeowners association will maintain some district assets and that the two bodies were reviewing their irrigation and streetlighting arrangements so each asset is assigned to the right entity (Tuckers Pointe CDD, minutes, March 19, 2026). Which body maintains which asset on your street is a question for the association and the district.
The district's minutes of January 2024 record Florida Power and Light LED lighting agreements for the Willow Boulevard entrance and Phase 1 (Tuckers Pointe CDD, meetings and documents). The county's mapped Greater Charlotte Street Lighting District also covers the community, and its millage is part of the county tax bill (Charlotte County GIS, Greater Charlotte Street Lighting District).
Willow is unincorporated, so no city levy applies. The county's 2025 final rate chart shows a total of 15.0855 mills for tax district 105, the district that matches the community's parcels (Charlotte County Property Appraiser, 2025 final rates). The 2026 notice of proposed property taxes shows a proposed 15.4046 mills for the same district, and we do not have the final adopted 2026 rate (Charlotte County Property Appraiser, 2026 proposed rates). Non-ad valorem lines, including the district's assessments and any county fire rescue or stormwater unit charges, are on the parcel bill, and we found no lot-level line for Willow. Information not available at time of publishing (checked 2026-09-30). The tax collector's property tax page is where to look once a parcel is assessed.
Willow's main entrance is at Willowleaf Boulevard on Tuckers Grade, County Road 762, and the school bus stop at the entrance is named Tuckers Grade and Willowleaf Boulevard. The county's planned development approval requires three primary entrances on Tuckers Grade and an eight-foot sidewalk along it (Charlotte County, PD-22-00008). Those are requirements, and we have not confirmed which have been built. We found no statement about gates, guards or access control, and we describe none. Information not available at time of publishing (checked 2026-09-30).
Station 05 responds to Willow today, and Fire Station 17 is under construction nearby. We found no response-time statistics by neighborhood. Willow uses ZIP code 33955, and the school district's address file requires 33955 to match a Willow address. Mail delivery method, cluster boxes or street delivery, and package lockers are not stated in any record we read. Information not available at time of publishing (checked 2026-09-30).
Willow's daily logistics are settled mostly by contract and by the builder, not by public record. The records give a fire station, a bus stop at the entrance, a district that pays for stormwater, lights and irrigation, and a county tax bill, but no utility or internet providers, so ask the builder or seller for each provider in writing, and confirm the lake, irrigation and streetlight maintenance on your street.
Ready to look at Willow in person? Learn how we represent buyers, or compare nearby new-construction choices in Heritage Landing and Burnt Store Village.
Willow, platted as Tuckers Pointe, recorded 93 county sales in the 12 months to September 26, 2026, fewer than Heritage Landing's 138 and more than Burnt Store Village's 77. This section sets Willow beside four live neighborhood guides on this site, with every figure tied to its own count, window and source.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Willow; the figures and windows printed on our Heritage Landing, Burnt Store Village, Deep Creek and Punta Gorda Isles guides, read September 30, 2026).
Willow recorded 93 county sales in the 12 months to September 26, 2026, and a buyer looking at it is usually weighing a builder's new home against a resale, a different district fee or a different community altogether. Marc is glad to walk through that comparison for your price range, and you can read how we represent buyers before you decide whether to reach out.
A useful first conversation covers three things: which of Willow's lot classes fits your budget, what the district and association layers add to a monthly carrying cost, and how a Willow offer would be structured against an offer in a neighboring community. We use Charlotte County recorded sales for every Willow price statement on this page, and we say plainly where a figure is not available.
The table below lists Willow and four neighboring communities that have live guides on this site. Each row states its own recorded-sale count and its own window, because the windows are not identical. Medians appear only as the figure each guide prints, and they should be read as context, not as a ranking.
Community | Recorded sales and window | Median | Cited to |
|---|---|---|---|
Willow | 93 recorded sales, September 27, 2025 to September 26, 2026 | Not stated for the 12 months; 2025 calendar year $330,000 (86 sales) | This page; Charlotte County Property Appraiser public sales files, our analysis |
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 | |
Deep Creek | 351 recorded sales, September 27, 2025 to September 26, 2026 | $341,000 | |
Punta Gorda Isles | 331 single-family recorded sales, September 25, 2025 to September 24, 2026 | $700,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Windows differ by row, and each row states its own. The Heritage Landing, Burnt Store Village, Deep Creek and Punta Gorda Isles figures are the ones printed on those guides as of September 30, 2026, and each is cited to the page named. We print no per-square-foot figure for any row.
Start with the count column, not the median column. A count of recorded sales tells you how much evidence sits behind a number. Willow's 93 recorded sales are a real sample, but the community is still being built in phases, and we cannot tell from the county file how many of those deeds are first sales of new homes and how many are owners reselling. We print no split between the two.
The window column matters as much as the count. Willow, Burnt Store Village and Deep Creek share the same 12 months, September 27, 2025 to September 26, 2026. Heritage Landing's window ends August 31, 2026 and starts September 5, 2025, and Punta Gorda Isles ends September 24, 2026. A few days at either end rarely changes a median, but we print the dates so you can see for yourself.
The third thing to read is what each row counts. Willow's count is county recorded sales in the community. The Punta Gorda Isles row counts single-family sales only, and the Deep Creek row is the figure that guide prints for its recorded sales. A median is a middle value, and it moves when the mix of homes moves. Two communities with the same median can hold very different homes.
For that reason this page never says one community is cheaper than another on the strength of a single median. If a specific comparison matters to your offer, ask us to line up the recorded sales of two streets or two lot classes side by side, and we will pull them from the county file.
We do not print a median for Willow's full 12 months. What we do print are the pieces that each stand on their own window. In calendar year 2025, the county recorded 86 sales at a $330,000 median. From January 1 to September 26, 2026, it recorded 53 sales at a $320,000 median, and 28 of those 53 were single-family sales at a $327,250 median (Charlotte County Property Appraiser public sales files, our analysis). These are two separate windows with separate counts. They are not added together and they are not averaged.
The 93 sales in the 12 months to September 26, 2026 spread across five price bands.
Price band | Recorded sales (of 93) |
|---|---|
Under $250,000 | 8 |
$250,000 to $349,999 | 53 |
$350,000 to $449,999 | 19 |
$450,000 to $549,999 | 9 |
$550,000 and up | 4 |
Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026. The newest recorded sale in the county file closed August 14, 2026, and the highest was $718,000 on November 14, 2025, a 2025-built home of 3,442 square feet on Willowleaf Boulevard.
More than half of Willow's recorded sales, 53 of 93, fall between $250,000 and $349,999. A buyer shopping in that band will find a lot of company in the county file. A buyer shopping above $450,000 is looking at 13 of the 93 recorded sales, a thinner set.
Of the 93 sales, 68 carry a year built on the county roll, and every one of those 68 is 2020 or later. The other 25 have no year built on the roll yet, and we draw no conclusion about them. The county roll lags new construction.
Heritage Landing is the closest sibling in character: a large, Lennar-heavy new-construction community with a community development district of its own. Our guide to it prints 138 recorded sales between September 5, 2025 and August 31, 2026 at a $352,500 median. Willow's 93 recorded sales sit in a window that ends nearly a month later, on September 26, 2026.
On count, Heritage Landing records about one and a half times Willow's volume. On median, the two guides print different kinds of figures: Willow has no 12-month median to set against Heritage Landing's, and the 2025 calendar-year median of $330,000 covers a different window. We do not subtract one from the other. What the pair does show is that new-construction buyers in Punta Gorda have more than one master-planned option at a similar scale of price, and that each carries its own district assessment and its own association.
The district layer is where the two differ in a way you can check against documents. Heritage Landing's Tern Bay community development district shows an operations and maintenance assessment of $1,356.09 and a bond assessment of $995.68 to $1,849.13 per home (see our Heritage Landing guide). Willow's Tuckers Pointe district bills differently by lot class and by area, with Area One totals of $1,573.31, $1,909.94 and $2,246.57 for 40, 50 and 60 foot lots in fiscal year 2027, and an Area Two off-roll budget of $1,113.20 to $2,013.20 by class (Tuckers Pointe Community Development District, fiscal year 2027 budget). The two Willow blocks use different bases, so they are never compared with each other in one column. Compare a specific Willow lot class against a specific Heritage Landing home only after you confirm what each bill includes.
Burnt Store Village is a different kind of place with a similar recorded median. Our guide describes newer homes on a platted grid, and it prints 77 recorded sales at a $325,000 median over exactly the same window as Willow, September 27, 2025 to September 26, 2026. Because the windows match, the counts are directly comparable: Willow's 93 against the Village's 77.
The two communities answer different questions. Willow is a master-planned community with a community development district, a master association and, per the offering statement, an amenity center under construction. Burnt Store Village is a platted grid with newer homes built on it and, as our guide explains, few amenities of its own. If you want a district, an association and a clubhouse and pool plan, Willow is built around them. If you want a plain lot on a grid, read the Village guide first.
Do not read the $325,000 against Willow's $330,000 calendar-year 2025 figure as a finding. They are different measures over different windows and different mixes of property, and a five thousand dollar gap between them says nothing about which community costs less to own once you add district and association bills.
Deep Creek is the volume leader in this set, with 351 recorded sales and a $341,000 median over the same 12 months Willow uses. That is more than three times Willow's count, so its median reflects a wider mix of homes. Every one of the 68 Willow sales that carries a year built is 2020 or later, which is a narrower set.
If you are weighing Deep Creek against Willow, the useful questions are about age and obligations, not the median: how old is the roof and the air conditioning on a resale, what does a new home's warranty cover, and what annual district and association charges come with each. We can pull the comparison for specific streets.
Punta Gorda Isles appears in the table as the high-water reference: 331 single-family recorded sales at a $700,000 median. It is a canal-and-water community with a very different product, and it is not a direct alternative to Willow's new homes. We include it so a reader can see where Willow's recorded prices sit against the city's established waterfront market. For a buyer deciding between new construction inland and an older home with water access, the Punta Gorda Isles guide is the right companion read.
Two measures that buyers often expect in a comparison are not available for Willow. Days on market and sale-to-list ratio come from the MLS rather than the county file. For Willow: Information not available at time of publishing (checked 2026-09-30). We would rather print that line than borrow a figure from a sibling community, because a different community's days on market says nothing about Willow.
The comparison also cannot tell you what is included in a builder's price. Lennar and Toll Brothers publish prices on their marketing pages, and those are builder marketing, not recorded sales. The builder pages we read on September 30, 2026 do not publish a district or association figure, and we do not print a builder's fee or tax number on this page. For the layers that matter to your monthly cost, the Willow cost table on this page lists every one we could document and marks the rest as unpublished.
If your search is broader than Willow, our Punta Gorda new construction guide covers the new-home market across the city, and the buyer guide for Punta Gorda explains how we work with buyers.
Willow and Babcock Ranch are both master-planned new-construction communities with district assessments and builders competing for buyers, but they differ sharply in scale, evidence and fee structure. This section sets Willow beside Babcock Ranch on the facts each has published, and it says where the two cannot be compared.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Willow; the figures and windows printed on our Babcock Ranch guide for Babcock Ranch; Tuckers Pointe Community Development District and offering statement documents, read September 30, 2026).
Babcock Ranch figures in this table are cited only to our Babcock Ranch guide. Willow figures come from county records and district documents.
Factor | Willow | Babcock Ranch (live page) |
|---|---|---|
Scale | Up to 1,389 planned homes, 2023 to 2026 plats | 19,500 planned homes, about 2053 buildout, 17,843 acres, 10 builders |
Recorded or sold evidence | 93 county recorded sales, 2025-09-27 to 2026-09-26 | 668 closed sales, median $390,000, 197 active, MLS, trailing 12 months ending July 2026 |
Fees | CDD $1,113.20 to $2,246.57 by class and basis; offering statement master HOA estimate $2,116 to $3,804 | Master HOA $408 per quarter including 1 GB fiber; $238 capital contribution at closing; district assessment FY2026 $1,196.75 to $6,117.54 per unit; solid waste $340.58 |
Basis note | County recorded deeds | MLS closings: different basis and window, not comparable as medians |
Drive to Punta Gorda airport | 13.0 minutes (OSRM) | Not stated here; omit |
Sources: Charlotte County Property Appraiser public sales files, our analysis; Tuckers Pointe CDD fiscal year 2027 budget; offering statement for the Tuckers Pointe CDD Series 2026 bonds; OSRM routing service, our analysis; our Babcock Ranch guide.
The first row is the biggest difference. Willow plans up to 1,389 homes across Phase 1 (354), Phase 2 (281), Phase 3 (394) and a 360-unit townhome phase, on plats recorded or listed from 2023 to 2026. Babcock Ranch plans 19,500 homes on 17,843 acres with about 2053 as its buildout, and our guide counts 10 builders working there.
Scale shapes a buyer's day-to-day experience in ways a table cannot show. A community of 19,500 planned homes supports a broad range of builders, floor plans and price points, and it sells those homes over decades. A community of up to 1,389 homes is a single neighborhood, with two builders marketing homes there as of September 30, 2026, and a build-out that will arrive in a handful of phases. A Willow buyer is choosing among Lennar and Toll Brothers products. A Babcock Ranch buyer is choosing among a much larger field and a much larger set of neighborhoods inside the community.
Scale also affects how long construction lasts around you. In Willow, the district's later phases are still planned, so construction noise and traffic are part of the near-term picture. In Babcock Ranch, the buildout runs to about 2053, so it is part of the picture for a long time.
Willow's evidence is 93 county recorded sales on the Tuckers Pointe plat between September 27, 2025 and September 26, 2026. Babcock Ranch's evidence on our guide is 668 closed sales at a $390,000 median and 197 active listings, from the MLS over the trailing 12 months ending July 2026.
Those are two different bases. A county recorded sale is a deed filed with the Charlotte County Property Appraiser. An MLS closing is a sale reported by the listing broker to the multiple listing service. The windows differ too: one ends in September 2026, the other in July 2026. For those reasons we do not compare Willow's medians with Babcock Ranch's, and a reader should not subtract one from the other. The $390,000 is Babcock Ranch's figure on its own basis. Willow has no 12-month median on this page, and its calendar-year medians sit on their own windows.
What you can fairly say from the two evidence rows is that Babcock Ranch has a much deeper pool of sales, and that a Willow buyer is relying on a smaller and newer record. A smaller record is not a bad sign in a community that is still opening phases. It does mean fewer comparable sales for an appraiser to use, and we recommend asking about that early if you are financing.
Fees are where a careless comparison goes wrong, so here are the layers as each community documents them.
Willow's district charge is a community development district assessment that varies by lot class and by area. Area One, Phase 1, bills on the county tax bill. Area Two, Phases 2 to 4, is an off-roll budget with a different basis. The table above prints the full span, $1,113.20 to $2,246.57, across both bases and every class, and the Willow cost table on this page lists each class separately. Willow's master association fee is not published by the association in a document we could read. The offering statement estimates it at about $2,116 to $3,804 per unit per year, and the recorded Declaration, which controls, was not available to us.
Babcock Ranch's guide shows a master HOA of $408 per quarter including 1 GB fiber, a capital contribution of $238 at closing, a district assessment for fiscal year 2026 of $1,196.75 to $6,117.54 per unit and a solid waste charge of $340.58.
These are not like for like. The Willow association range is an estimate from a bond document, while the Babcock figure is a stated quarterly rate. The Willow district range spans fiscal year 2027 and mixes two bases, while the Babcock range is fiscal year 2026. One side bundles fiber into its master fee and the other does not state whether anything is bundled. A buyer should ask for the full set of recurring charges on a specific home in each community, in writing, before comparing totals.
Choose Willow if you want a smaller, newer master-planned community with a defined set of two builders, a single district with published assessments by lot class, an amenity center that the offering statement says is under construction, and a documented drive of 13.0 minutes to Punta Gorda airport. Willow also suits a buyer who wants a smaller record to rely on and is comfortable asking for the Declaration and a written fee schedule from the builder before signing.
Choose Babcock Ranch if you want a very large planned community with many builders, a deep pool of sale evidence, a quarterly master fee that includes fiber, and a long runway of buildout that will keep adding neighborhoods. Babcock Ranch is also the right choice for a buyer who wants the broadest range of products in one place and does not want to depend on one or two builders.
If your budget is the deciding factor, do not use the medians. Ask both communities for the all-in recurring charges on a named home and compare those. If your timeline is the deciding factor, ask which phases or neighborhoods are delivering homes when you need to move. And if you are undecided, tour both on the same day and bring us the paperwork for each. We sell in both, and we would rather you choose on documents than on a table.
Three names sound like Willow and are not Willow. Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats. Our Babcock Ranch guide mentions Tucker's Cove and Willowgreen, and a search that mixes those names with Willow in Punta Gorda can land you on the wrong community.
Willow is the marketed name of the community platted as Tuckers Pointe, and the plat and district names use Tuckers Pointe. The district documents place it along Tuckers Grade and I-75 in Punta Gorda. If a listing says Tuckers Cove, Webbs Reserve or Willowgreen, it is not a Willow listing, and its fees, association and district belong to Babcock Ranch.
One more trap is worth a sentence. Lennar markets a collection it calls Villas in Willow, and an unrelated association named Villas at Willow Lake dates to 1997. They are not the same, and the Willow association records we found list only the Willow master association and the townhome association. When you read any document for a home you like, check the legal description against the plat name, Tuckers Pointe, before you rely on it.
The pros of Willow are new construction, a 2025 flood map revision, a documented district fee schedule and a measured 13.0 minute drive to Punta Gorda airport. The cons are district debt per unit, an unavailable Declaration, amenities not confirmed open, and civic projects still in progress.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis; Tuckers Pointe Community Development District; offering statement; FEMA National Flood Hazard Layer; Charlotte County; Charlotte County Public Schools; read September 30, 2026).
The pros are mostly about the home you are buying: new, documented and priced across a wide middle band. The cons are mostly about what sits around the home: a district that carries debt, a Declaration you must read, amenities you cannot yet confirm and services still being built nearby. None of the cons is a reason to walk away. Each is a reason to ask for a document before you sign, and we will help you gather them.
Our practical order of operations is simple. Ask for the recorded Declaration and the current association budget. Ask the builder for a written list of every recurring charge on your specific lot class. Confirm the flood zone on your exact lot with a lender's determination. And check the amenity status in person rather than relying on a brochure.
Willow buyers ask what it is, what it costs, who builds there, how flooding and schools work, and how it differs from Babcock Ranch. The answers below draw on county records, the district's documents and our own analysis, with each figure tied to its source and window.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files and roll, our analysis, sales recorded September 27, 2025 to September 26, 2026; Tuckers Pointe Community Development District documents; the offering statement for the Series 2026 bonds; FEMA National Flood Hazard Layer; Charlotte County Public Schools Boundary Locator; read September 30, 2026).
Willow is a master-planned community of new homes in Punta Gorda, Florida, with up to 1,389 planned homes. It is marketed as Willow, and the plat and the community development district carry the name Tuckers Pointe. Lennar and Toll Brothers market homes there. The Phase 1 plat was recorded in September 2023, and the master association, Willow Homeowners Association, Inc., has been active on Florida's corporate records since its September 2023 filing (offering statement; Florida Division of Corporations).
The Tuckers Pointe district documents place the community along Tuckers Grade and I-75 in Punta Gorda, in Charlotte County. We attribute that description to the district's documents rather than drawing a boundary ourselves. From the community's center, Punta Gorda Airport is 13.0 minutes away and downtown Punta Gorda is 14.3 minutes by estimated free-flow drive with no traffic (OSRM, our analysis). Check any specific address against the county's parcel records before you rely on a location (Tuckers Pointe CDD documents).
The district plan calls for up to 1,389 planned homes: 354 in Phase 1, 281 in Phase 2, 394 in Phase 3 and 360 townhomes (offering statement). Separately, the county's planned development approval, Ordinance 2022-059 (PD-22-00008), allows up to 1,689 units, and that figure includes up to 300 rental apartments that are not age-restricted (Charlotte County, PD-22-00008). The 1,389 is the district's plan. The 1,689 is the entitlement ceiling.
The county roll shows 128 single-family parcels with a year built of 2024 or 2025, out of 381 parcels on the roll (Charlotte County Property Appraiser roll, our analysis). The roll lags new construction, so the true count of finished homes may be higher. The offering statement separately reports about 104 Area One homes closed with end users and 38 under contract as of March 15, 2026. Those are builder-reported figures on a different basis, so we do not add them to county counts.
Lennar and Toll Brothers market homes in Willow as of September 30, 2026. Lennar's marketing page lists townhomes, villas and several single-family collections, and Toll Brothers lists its own collections, including quick move-in homes. Prices on those pages are builder marketing, not recorded sales. The county's recorded sales for the 12 months to September 26, 2026 are a separate measure, and we do not link builder sites on this page. Ask each builder for a written list of every recurring charge on your lot.
It is a special-purpose local government created under Chapter 190 of the Florida Statutes by Charlotte County Ordinance 2021-030, adopted July 27, 2021, covering 507.08 acres (Charlotte County, district ordinance). It finances and maintains infrastructure through bonds and annual assessments on the lots. The Series 2026 bonds are $17,425,000, and the Series 2022 bonds of $9.6 million were issued February 25, 2022 and mature in 2052 (offering statement).
It depends on the lot class and the area. For fiscal year 2027, Area One (Phase 1), billed on the county tax bill, totals $1,573.31 for 40 foot lots, $1,909.94 for 50 foot lots and $2,246.57 for 60 foot lots. Area Two (Phases 2 to 4), on an off-roll budget net of gross-up, runs from $1,113.20 for townhomes to $2,013.20 for 60 foot lots (Tuckers Pointe CDD, fiscal year 2027 budget). The two areas use different bases, so do not compare them directly.
Yes. In Area One for fiscal year 2027, the operations and maintenance charge is $226.81 for every class, and the debt service differs: $1,346.50 for 40 foot lots, $1,683.13 for 50 foot lots and $2,019.76 for 60 foot lots. The district's budget also lists 36 Area One lots at reduced amounts, 19 fifty foot lots at $1,822.55 and 17 sixty foot lots at $2,141.70. The budget does not state a reason for the reduction, so we do not offer one (fiscal year 2027 budget).
Area One is Phase 1, 354 homes, whose district assessments appear on the county tax bill. Area Two is Phases 2 to 4, 1,035 homes, whose fiscal year 2027 assessments are budgeted off the roll. The two blocks carry different bases, including how county collection costs are treated, so a figure from one block should not be placed beside a figure from the other. The district's budget documents label each block, and your closing documents should show which one your lot falls in (fiscal year 2027 budget).
The offering statement estimates that master association fees are about $2,116 to $3,804 per unit per year. That is an estimate in a bond document, not a published budget, and the recorded Declaration, which controls, was not available to us. The offering statement does not say what the fee covers. We print no builder-marketing association figure. Ask the seller or builder for the current association budget and the written fee schedule for your lot class (offering statement).
Yes. Townhomes at Willow Homeowners Association, Inc. was filed on September 10, 2025 and appears on Florida's corporate records, in addition to the Willow Homeowners Association, Inc. master association. We found no other sub-association, such as one for villas or other collections, on those records. The townhome association's dues, coverage and rules are unpublished: Information not available at time of publishing (checked 2026-09-30) (Florida Division of Corporations).
No age restriction appears in the county ordinance, plat letters or district documents we read. The county's approval notes that the 300 rental apartments it allows are not age-restricted. The recorded Declaration is the controlling document for any restriction on who may live in a home, and it was not available to us. Before you buy, ask the title company or builder to deliver the recorded Declaration so you can read the occupancy rules yourself.
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 2026-09-30). If renting matters to your plan, make delivery of the Declaration a condition of your purchase contract, read the rental section yourself, and ask the association in writing whether any limits apply to a home like the one you are buying.
We cannot say. Pet rules, such as the number of pets, breed or weight limits and leash requirements, are set by the recorded Declaration and association rules, and the Declaration was not available to us. Information not available at time of publishing (checked 2026-09-30). If you have pets, read the pet section of the Declaration before you sign, and ask the association whether any rules have been adopted since the Declaration was recorded.
The offering statement lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn. The county approved a 5.87 acre amenity center in April 2024 (DRC-24-003). We print no court counts, because we found no county or district source for them. We found no trails, gate or guard in the offering statement or county records, and no golf course, marina or private club (offering statement).
We cannot confirm it. The offering statement says construction commenced in October 2025, with completion expected by August 2026, at a cost of about $8.2 million. The builder's marketing describes the amenities in promotional terms, but we found no county or district record that confirms an opening. Before you count on a pool or clubhouse in your plans, visit in person and ask the association when residents may use each amenity and under what rules.
No. No golf course, marina or private club appears in the plat, the offering statement or the county records we read. Willow's amenity list is the pool, clubhouse, fitness center, tennis and pickleball courts, playground and yoga lawn that the offering statement describes. If golf is a priority, look at communities built around a course, and our Punta Gorda guides cover several. The Heritage Landing guide is one place to start.
The offering statement lists a pool among the amenities, and the county's April 2024 approval for the 5.87 acre amenity center (DRC-24-003) includes one. Construction commenced in October 2025 with completion expected by August 2026, but we cannot confirm that the pool is open to residents. Ask the association for its status and rules.
The nearest Gulf beaches are about an hour away. From the community's center, estimated free-flow drives with no traffic are 53.1 minutes to Fort Myers Beach, 55.1 to Venice Beach, 55.6 to Englewood Beach and 59.1 to Stump Pass. Port Charlotte Beach Park is 24.8 minutes away, but it is a bay park, not a Gulf beach (OSRM, our analysis). Willow has no beach or boat access onsite, and we print no builder distance claims. Plan on a longer drive for Gulf beach days than the word beach might suggest.
Punta Gorda Airport is 13.0 minutes from the community's center by estimated free-flow drive with no traffic (OSRM, our analysis). Southwest Florida International Airport in Fort Myers is 40.1 minutes by the same method. These are estimates from the community's center and not from any particular home, so the time from your street will vary, and rush-hour traffic on US 41 or I-75 will lengthen a real trip. Test the drive at the hour you would actually travel.
Downtown Punta Gorda is 14.3 minutes from the community's center by estimated free-flow drive with no traffic, and Fishermen's Village is 15.0 minutes (OSRM, our analysis). Port Charlotte is 28.6 minutes by the same method. As with every drive time on this page, the estimate is measured from the community's center, so a home on the far side of the plat will differ by a few minutes in either direction.
The Charlotte County Public Schools Boundary Locator assigns East Elementary, Punta Gorda Middle and Charlotte High to the Willow addresses we checked, 17 addresses on 8 streets. Boundaries can change, and a new phase may be assigned differently, so check your own address on the locator before you buy. East Elementary has kindergarten and grade 1 closed, and Charlotte High is closed to choice (Boundary Locator).
The Florida Department of Education's 2025-26 school grades are B for East Elementary, A for Punta Gorda Middle and B for Charlotte High (FLDOE school grades). Estimated drive distances from the community's center, no traffic, are 9.0 miles to East Elementary, 7.6 miles to Punta Gorda Middle and 7.2 miles to Charlotte High (OSRM, our analysis). A grade is one measure of a school. Visit and ask about programs before you decide.
It is mapped in more than one zone. Under the 2022 flood map, panels 12015C0263G and 12015C0430G effective December 15, 2022, the area was Zone D. A 2025 revision re-mapped it to Zones X, AH and AE. In our analysis of the FEMA layer, about 311.1 acres are in X, 149.2 in AH and 43.0 in AE, and about 38.1 percent is a special flood hazard area. Of 46 street points, 45 are in Zone X (FEMA National Flood Hazard Layer).
A letter of map revision, case 24-04-2434P, took effect March 24, 2025 and re-mapped the plat from Zone D, where flood hazards were possible but undetermined, to Zones X, AH and AE. That gives lenders and insurers a defined zone for each area instead of an undetermined one. A zone is determined at the structure's location, so confirm your lot with a lender's flood determination and ask whether an elevation certificate exists (FEMA National Flood Hazard Layer).
Charlotte County's layer places Willow in Evacuation Zone D. An evacuation zone is a county designation for storm surge planning, and it is separate from a FEMA flood zone. Whether a zone is ordered to evacuate is a county decision made when a storm approaches. Look up your own address on the county's lookup, and compare it with the evacuation zones of any other community you are weighing (Know Your Zone).
Information not available at time of publishing (checked 2026-09-30). We obtained no quotes, so we print no dollar figure. Insurance on a Willow home generally has three parts: wind coverage, flood coverage where required or chosen, and liability. Premiums depend on the home's construction year, roof, openings, flood zone and elevation. Willow's homes are 2024 and 2025 builds. Ask an insurance professional for quotes on your specific lot before you offer, not after.
The county's total millage was 15.0855 for 2025 in tax district 105, and the 2026 proposed rate is 15.4046, with the final rate not available at publishing (Charlotte County Property Appraiser, 2025 final rates; Charlotte County Property Appraiser, 2026 proposed rates; offering statement). A mill is one dollar per thousand dollars of taxable value. Your bill also carries the district assessment for your lot class and any county service programs. We found no sample Willow tax bill, so we print no illustration. Ask for the actual bill on a specific parcel.
Yes, for this community. Willow is the marketed name, used by the builders and by Willow Homeowners Association, Inc. Tuckers Pointe is the name on the plat and on the community development district, the Tuckers Pointe Community Development District. Tuckers Grade is a road, not another name for the community. If a document says Tuckers Pointe and the sales brochure says Willow, they refer to the same place, but confirm the plat legal description for any home you are buying.
Scale is the biggest difference: Willow plans up to 1,389 homes, while Babcock Ranch plans 19,500 with about 2053 buildout and 10 builders. Willow has 93 county recorded sales on the Tuckers Pointe plat in the 12 months to September 26, 2026. Babcock Ranch's 668 closed sales are MLS closings on a different basis and window, so the medians are not comparable. Fees are structured differently as well. The comparison section above and our Babcock Ranch guide set out both.
No. Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats, not Willow. Willow is the Punta Gorda community platted as Tuckers Pointe, along Tuckers Grade and I-75 according to district documents. A listing that uses one of the Babcock names belongs to a different master-planned community with its own association and district. Check the plat name and the association on any listing before you compare prices or fees (our Babcock Ranch guide).
Fire Station 17 is under construction with a projected date of March 27, 2027, and county Station 05 responds to the area now. A traffic signal at Tuckers Grade, a condition of the approvals, is due before the 354th certificate of occupancy. The Tuckers Grade Extension is unfunded, and an elevated water tank has been approved on county land. Nearby proposals include Cassia Bay, Turnleaf, Coral Lakes and Oak Haven, none of them in Willow (Charlotte County, Fire Station 17; major projects, October 2025).
From the community's center, estimated free-flow drives with no traffic are 23.0 minutes to AdventHealth Port Charlotte, 23.5 minutes to HCA Florida Fawcett Hospital and 28.0 minutes to Cape Coral Hospital (OSRM, our analysis). ShorePoint Health Punta Gorda closed in 2024, and AdventHealth has planned a campus on Glasgow Avenue with no opening date. The nearest urgent care we measured is TGH at Babcock Ranch, 30 minutes away. In an emergency, call 911.
The county's planned development approval, Ordinance 2022-059 (PD-22-00008), allows up to 300 rental apartments within its 1,689-unit ceiling, and they are not age-restricted. Their status is unconfirmed: we found no site plan for them. The district's own plan of 1,389 planned homes does not include them. Treat the apartments as an entitlement the county has approved, not a project with a schedule, and ask the county's Community Development office for the current site plan record (Charlotte County, PD-22-00008).
We found no shopping in Willow that we could document. The county approval allows up to 380,000 square feet of commercial space and 200 hotel rooms, and we found no site plan for the commercial or hotel use. A commercial site plan, Willow Marketplace (FPC-25-15), is under county review. An approval ceiling and a plan under review are not a built store, so for groceries and errands, plan on the drive times in this guide (Charlotte County, PD-22-00008).
Start before you visit a builder's sales center. Tell the builder's team you are working with a realtor at your first visit, and ask each builder how it handles buyer representation. Then request the recorded Declaration, the association budget, the district assessment for your lot class and a written list of recurring charges. Our buyer guide and Punta Gorda new construction guide explain the process step by step.
Selling a Willow home well means pricing it on Charlotte County's recorded sales, positioning it honestly against the builders still marketing new homes in the community, and answering the district assessment and association questions before a buyer asks. McGreevy and Comisar, the #1 team in Southwest Florida since 2012, build every Willow listing around those three.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; the newest sale in the file is dated August 14, 2026).
If you're searching for the best Willow listing agent, or thinking, "I need to sell my house in Willow," 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 Willow homes against the county's recorded sales on the same plat, set them beside what the builders 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 93 improved sales in Willow, which the county files under its Tuckers Pointe plat (Charlotte County Property Appraiser public sales files, our analysis). We do not print a single 12-month median. We print each calendar window with its own count instead. In 2025 the county recorded 86 sales at a median of $330,000. From January 1 to September 26, 2026 it recorded 53 sales at a median of $320,000, and 28 of those were single-family sales at a median of $327,250. The two windows overlap the 12-month count and are never added together.
Of the 93 sales in the 12 months, 8 were under $250,000, 53 were from $250,000 to $349,999, 19 were from $350,000 to $449,999, 9 were from $450,000 to $549,999 and 4 were $550,000 or more. The highest recorded sale was $718,000 on November 14, 2025, for a 2025-built home of 3,442 square feet on Willowleaf Boulevard. Of the 93 sales, 68 carry a year built on the county roll, and all 68 were built in 2020 or later. The other 25 have no year built on the roll, and we draw no conclusion about them.
Sale price band (93 recorded sales, September 27, 2025 to September 26, 2026) | Sales |
|---|---|
Under $250,000 | 8 |
$250,000 to $349,999 | 53 |
$350,000 to $449,999 | 19 |
$450,000 to $549,999 | 9 |
$550,000 and up | 4 |
Because the county has 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 2026-09-30). The county record has no days-on-market field, so a Willow 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 Willow-specific number built on recorded sales of comparable homes, adjusted for the year built, the size of the home and the lot. For the wider market, our Punta Gorda home selling page explains how we list across the city.
A dedicated Willow seller guide is coming and will be linked here when it goes live.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
We start with the county's recorded sales and work outward in three steps. First, we pull the recorded sales on the Tuckers Pointe plat and sort them by year built and size, because the homes on the roll were built in 2024 and 2025 and a buyer compares like with like. Second, we adjust for what differs: the lot, the finishes, upgrades paid for after closing, and where the home sits on its street. Third, we set the result beside what Lennar and Toll Brothers are advertising, labelled as builder marketing, so you can see the choice a buyer is weighing. We do not borrow a price per square foot from another community, and we do not quote a single 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 countywide millage, which was 15.0855 mills for 2025 in Willow's tax district (Charlotte County Property Appraiser, 2025 final rates), plus the Tuckers Pointe Community Development District assessment. For Phase 1, which the district calls Area One, the fiscal year 2027 totals are $1,573.31 for 40 foot lots, $1,909.94 for 50 foot lots and $2,246.57 for 60 foot lots. Phases 2 to 4, which the district calls Area Two, are budgeted on a different basis, so we never set the two blocks side by side. The offering statement estimates the master association at about $2,116 to $3,804 per unit a year. Townhomes at Willow has its own association, and its dues are unpublished, as are the capital contribution at closing and the transfer fee. Where a layer is unpublished, we say so and get the number from the document that holds it.
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. We have not split the 93 recorded sales into first sales from a builder and resales by owners, so we make no claim about the mix. We obtained no Willow 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 Willow listing follows the same arc as any Southwest Florida sale, with a few Willow-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, the district assessment notice, the association documents 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 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, so nothing on the closing statement is a surprise.
Willow is the community's marketed name, and Tuckers Pointe is the name on the plat and the community development district. Both belong in a listing so a buyer searching either name finds the home. Other names are easy to cross: Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats, and the Lennar collection called Villas is not the same as the unrelated Villas at Willow Lake association (Florida Division of Corporations, Villas at Willow name search). If you are comparing Willow with Babcock Ranch, our Babcock Ranch page covers that community on its own terms.
Sellers often ask for the best month to list, and for Willow the public record does not give us a seasonal pattern, so we do not invent one. What we can do is work backward. The county's newest recorded sale in the file closed on August 14, 2026, which tells you how current the record is, and the county file holds 93 recorded sales across the last 12 months, without a month-by-month cut that we trust. We then build your calendar from the date you need to close, leaving room for the inspection, the association's estoppel certificate, the buyer's lender and a flood determination.
Once your Willow 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 year built and size. In the 12 months to September 26, 2026, all 68 of the 93 recorded sales that carry a year built were homes built in 2020 or later, and 53 of the 93 sold between $250,000 and $349,999 (Charlotte County Property Appraiser public sales files, our analysis). 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, the closing documents from your purchase, any association statements and notices, the district assessment notice, a survey if you have one, permit and warranty paperwork from the builder, 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. For Phase 1 homes, the Tuckers Pointe Community Development District's fiscal year 2027 adopted budget shows totals of $1,573.31 for a 40-foot lot, $1,909.94 for a 50-foot lot and $2,246.57 for a 60-foot lot, each combining operations and maintenance with debt service (Tuckers Pointe CDD adopted budget, fiscal year 2027). We confirm your lot class before we quote anything. The county's 2025 millage for Willow's tax district was 15.0855 mills (Charlotte County Property Appraiser, 2025 final rates).
Not by itself. FEMA's 2022 map showed the plat as Zone D, and a letter of map revision effective March 24, 2025 re-mapped it to Zones X, AH and AE (FEMA National Flood Hazard Layer). A lender's flood determination for each address decides whether a mortgage requires flood insurance, and FEMA says flood insurance is available whatever the zone (FEMA, Risk Rating 2.0). 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. Willow Homeowners Association, Inc. is active on the Florida Division of Corporations (Sunbiz) record as of September 30, 2026, filed in September 2023 (Florida Division of Corporations, Willow Homeowners Association, Inc.). We request the documents at the start of a listing.
They ask how big the community will get. The district plan counts up to 1,389 planned homes, and the county's planned development approval, Ordinance 2022-059, allows up to 1,689 units, which includes up to 300 rental apartments that are not age-restricted; the status of the apartments is unconfirmed (Charlotte County, PD-22-00008). The same approval allows 380,000 square feet of commercial space and 200 hotel rooms, and we found no site plan for either. We give buyers those documents plainly.
McGreevy and Comisar are the Southwest Florida team Willow owners call when a home has to be priced on the record 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 Willow home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Willow? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy is a top-reviewed Willow realtor, and the reviews on the team's Google Business Profile describe what a Willow seller or buyer needs most: honest pricing, clear communication, and a team that keeps following through after the contract.
★★★★★ "He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!" Verified Google review
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "Jesse did a great job as Realtor and his assistant, Beth, didn't miss a thing throughout the process!" 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.
Willow sellers ask about price, speed, district and association paperwork, flood and insurance, the builders still selling nearby, 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: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; FEMA National Flood Hazard Layer, queried September 30, 2026; Tuckers Pointe CDD fiscal year 2027 adopted budget and offering statement, read September 30, 2026).
Recorded sales set the range, and your home's year built, size and lot set the number. In the 12 months to September 26, 2026, Charlotte County recorded 93 sales on the Tuckers Pointe plat; the 2025 median was $330,000 on 86 sales and the 2026 median to September 26 was $320,000 on 53 sales (Charlotte County Property Appraiser public sales files, our analysis). Those two figures describe different windows and different homes, so they are not a price for yours. Start with our free home valuation, and we will send a Willow-specific number.
You price it, prepare it, list it, show it, negotiate the contract, clear the inspection and the buyer's financing, and close. In Willow, add two steps before the first showing: confirm your district assessment class and gather the association documents, because the recorded Declaration controls the rules and was not available to us. Willow Homeowners Association, Inc. is active on Sunbiz as of September 30, 2026. We handle the sequence from valuation to closing, and we put every cost on your net sheet before you accept an offer.
Information not available at time of publishing (checked 2026-09-30). 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 newest sale in the county file closed on August 14, 2026. When we price your 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.
Charlotte County recorded 93 sales from September 27, 2025 to September 26, 2026. Eight were under $250,000, 53 were from $250,000 to $349,999, 19 were from $350,000 to $449,999, 9 were from $450,000 to $549,999 and 4 were $550,000 or more (Charlotte County Property Appraiser public sales files, our analysis). The newest sale in the file is dated August 14, 2026. Of the 93 sales, 68 carry a year built on the roll, all 2020 or later, and the other 25 carry none.
We print medians by calendar window, each with its own count, and we do not print a single 12-month median. In 2025, Charlotte County recorded 86 sales at a median of $330,000. From January 1 to September 26, 2026, it recorded 53 sales at a median of $320,000, and 28 of those were single-family sales at a median of $327,250 (Charlotte County Property Appraiser public sales files, our analysis). The windows are never averaged, and a median describes the middle of the sales, not the value of a particular home.
Yes, owners sell while builders market. Lennar and Toll Brothers market homes in Willow, and the advertised starting prices we saw on September 30, 2026 are builder marketing, not recorded sales: Lennar lists Patio homes from $265,999, Executive from $295,999, Manor from $346,999, Villas from $249,999 and Townhomes from $209,990 to $229,999, and Toll Brothers lists homes from $359,995. The recorded Declaration controls any resale rule and was not available to us, so we check it before listing.
For some buyers, yes, and we price with that in mind. The offering statement reports about 104 Area One homes (the district's term for Phase 1) closed with end users and 38 under contract as of March 15, 2026, and about 19 Area Two homes (Phases 2 to 4) under contract as of April 14, 2026 (Tuckers Pointe CDD offering statement). Those are builder-reported figures on a different basis from the county's recorded deeds, so we never add them to the county count. We set your listing beside the builders' dated marketing prices.
The assessment is billed on the property, not on you personally. For Phase 1, the Tuckers Pointe Community Development District's fiscal year 2027 assessment is collected on the county tax bill, at $1,573.31, $1,909.94 or $2,246.57 for 40, 50 and 60 foot lots (Tuckers Pointe CDD adopted budget, fiscal year 2027). The contract and the closing statement decide how the year's bill is split between you and the buyer. We find your lot class and put the line on your net sheet.
In practice the buyer's title company requests one from the association once there is a contract. Florida Statutes section 720.30851 governs what an association's estoppel certificate must contain and how quickly it must be issued (Florida Statutes, s. 720.30851). Information not available at time of publishing (checked 2026-09-30) for a Willow estoppel fee or turnaround time, 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. Because it 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. Ask us to show the line on a sample net sheet.
The structure is the owner's title policy, which sellers customarily pay in Charlotte County, any proration of the tax bill and the district and association assessments, the closing company's fees, and whatever the listing agreement and the contract say about the real estate fee and repairs. For Willow, a capital contribution, a transfer fee and an estoppel fee are unpublished, so we say so and confirm them from the association's documents before you accept an offer.
Not as a rule of sale. Whether a buyer or lender wants one is set by the contract and the lender's flood determination. Charlotte County's Building Construction Division holds elevation certificates for county construction, including a certificate before the lintel pour and a final certificate before final inspection (Charlotte County, elevation certificates). Information not available at time of publishing (checked 2026-09-30) for the certificate on any particular Willow lot, so we ask the county and your builder paperwork for yours.
It changes the map a lender reads. FEMA's 2022 map showed the plat as Zone D, and the letter of map revision 24-04-2434P, effective March 24, 2025, re-mapped it to Zones X, AH and AE (FEMA National Flood Hazard Layer). In our analysis of the FEMA layer, about 311.1 acres are in Zone X, 149.2 acres in AH and 43.0 acres in AE, and 45 of 46 street points we tested are in Zone X. The lender's flood determination for your address decides what applies to your sale.
What you know. Florida Statutes section 689.302 requires a seller of residential real property to give the buyer a flood disclosure at or before the time the contract is signed, covering flood damage during ownership, flood insurance claims and flood-related assistance (Florida Statutes, s. 689.302). Answer from your own knowledge. Your closing agent or attorney can confirm which forms apply to your sale.
Yes, and several have sold. The county roll shows 128 single-family homes built in 2024 or 2025, and the 68 recorded sales in the last 12 months that carry a year built were all built in 2020 or later (Charlotte County Property Appraiser public sales files and roll, our analysis). Information not available at time of publishing (checked 2026-09-30) for any resale restriction, because the recorded Declaration was not available to us and your builder purchase contract may add terms. We read both before we list.
We do not state a direction, because the two sets of numbers are on different bases and no document we read connects them. County recorded sales are deeds of many homes of different sizes and lots from the last 12 months. Builder prices are advertised starting prices dated September 30, 2026, which are marketing and not a floor. For your home, we compare your recorded-sale comparables with the builders' current offers side by side in the listing plan.
The $250,000 to $349,999 band held the most sales. Of the 93 recorded sales from September 27, 2025 to September 26, 2026, 53 fell in that band, 19 were from $350,000 to $449,999, 9 were from $450,000 to $549,999, 8 were under $250,000 and 4 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 condition.
The highest recorded sale in the 12 months to September 26, 2026 was $718,000, recorded November 14, 2025, for a home built in 2025 with 3,442 square feet on Willowleaf Boulevard (Charlotte County Property Appraiser public sales files, our analysis). One sale at the top of the file does not set a price for the community, and it was larger than most. Four of the 93 sales were $550,000 or more, so the top band is thin, and we price a home against close comparables.
We make no claim about its effect on price. The offering statement lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn, with construction commenced in October 2025 and completion expected by August 2026 (Tuckers Pointe CDD offering statement). The county approved the 5.87 acre amenity center in April 2024. Whether it is open is confirmed in writing before we say so on a listing, and we have no recorded-sales analysis that isolates its effect.
Information not available at time of publishing (checked 2026-09-30). Sign rules sit in the recorded Declaration or the association's rules, and the Declaration was not available to us. Willow Homeowners Association, Inc. is the master association, and Townhomes at Willow Homeowners Association, Inc. is a separate association for the townhomes. Before we place a sign or an open house notice, we confirm the rule from the association's documents in writing, so you do not receive a violation notice during the sale.
We start with the county's recorded sales: 93 in the last 12 months, with calendar medians of $330,000 for 2025 and $320,000 for 2026 to September 26, and we narrow to homes close to yours in year built, size and lot class. Then we place your listing beside the builders' dated marketing prices and the district assessment line a buyer will see. We do not borrow another community's price per square foot. Ask for our free home valuation to see the comparables.
Information not available at time of publishing (checked 2026-09-30) for a month-by-month pattern in Willow. The record that would hold it is several years of monthly recorded sales plus MLS days on market, and the homes on the county roll were built in 2024 and 2025. We make no seasonality claim. Count back from the date you need to close, list early enough to cover the inspection, the estoppel and any lender timeline, and we will adjust the plan to your home.
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 Willow, that includes confirming your district assessment class, requesting the association documents, and showing buyers the flood map and 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 Willow home may sell for first.
Access rules for showings, if the community has any, are set in the recorded Declaration and the association's rules, which were not available to us. We confirm entry and any visitor procedure with Willow Homeowners Association, Inc. in writing before the first showing, and we tell every buyer's side the instructions in advance. We make no claim in either direction about gates or guards in Willow, and we plan your showings around what the association confirms.
Most buyers do, and the structure is routine. The buyer's lender orders an appraisal and a flood zone determination, reviews the property tax bill with the district assessment on it, and sets the loan timeline. If your Willow home is in a special flood hazard area, a government-backed mortgage requires flood insurance, and the lender's determination for your address decides it (FEMA, flood insurance). We coordinate with the buyer's lender, and if a buyer uses a lending partner we suggest, the buyer reviews its terms.
We do not state an effect, and we have no Willow insurance quotes. The structure is this: Willow is in Evacuation Zone D on the county layer (Charlotte County, Know Your Zone), the homes on the roll were built in 2024 and 2025, and Citizens states that a new home may qualify for roof mitigation credits from its year built but does not automatically receive opening protection credits without a completed wind mitigation form (Citizens Property Insurance). Buyers ask insurers for quotes, and we encourage it early.
The district's bonds are repaid through assessments on the land, and the assessment is a lien on the property, so it stays with the home unless it is prepaid. For the Series 2026 bonds of $17,425,000, the offering statement lists principal per unit of $12,581.23 for townhomes, $13,979.14 for twin villas, $16,774.97 for 40 foot lots, $20,968.71 for 50 foot lots and $25,162.45 for 60 foot lots, and says an owner may prepay at any time with accrued interest (Tuckers Pointe CDD offering statement). Information not available at time of publishing (checked 2026-09-30) for the per-unit principal on Phase 1 lots.
Ask the association in writing, and have the request go through the estoppel process once you have a contract. Willow Homeowners Association, Inc. is active on Sunbiz as of September 30, 2026 (Florida Division of Corporations, Willow Homeowners Association, Inc.). The offering statement estimates master association fees at about $2,116 to $3,804 per unit a year, and an estimate is not your balance. Your own statements and the estoppel certificate show what you owe.
The process is the same, and the paperwork has an extra layer. Townhomes at Willow Homeowners Association, Inc. is a separate association, filed September 10, 2025 (Florida Division of Corporations, Townhomes at Willow Homeowners Association, Inc.). Its dues are unpublished, and we ask for them with the rest of the association documents. A dedicated Townhomes at Willow page is coming, covering its association details, and will be linked here when it goes live.
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. Willow had 93 recorded sales from September 27, 2025 to September 26, 2026, and we print no 12-month median. Heritage Landing's live page reports 138 recorded sales from September 5, 2025 to August 31, 2026 at a median of $352,500 (McGreevy and Comisar, Heritage Landing). The windows differ, so the figures are not like for like, and we price your home on your own community's recorded sales.
Start with a conversation and a valuation. Our Punta Gorda home selling page explains how we list across the city, and for Willow we add the district and association layers 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. If you also want to see how new construction is bought in the area, read our new construction guide for Punta Gorda.
Get your number first. Start with the free home valuation, titled What Is Your Willow Home Worth? Get a Free Valuation in 60 Seconds. It takes about a minute, and there is no obligation. After that we confirm your lot 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 Willow page traces to one of the primary sources below: Charlotte County and its Property Appraiser, the Tuckers Pointe Community Development District, Charlotte County Public Schools, state and federal agencies, and newspapers of record. Market figures come from Charlotte County recorded sales. Source titles and links are the issuing authority's own.
Charlotte County Property Appraiser, Tax Collector and Clerk
Charlotte County government and GIS
Tuckers Pointe Community Development District, bond documents and Florida corporations
Schools
Flood, hurricane, building code, insurance and state and federal agencies
Healthcare, newspapers and area amenities
These Willow documents are published by the Tuckers Pointe Community Development District, Charlotte County, Charlotte County Public Schools, the State of Florida and federal agencies. Each link opens the issuing authority's own copy, so you read the current version rather than a reprint. Read the recorded documents for any specific parcel before you buy.
Document | Publisher | Link |
|---|---|---|
Tuckers Pointe CDD fiscal year 2027 budget | Tuckers Pointe Community Development District | |
Tuckers Pointe CDD fiscal year 2026 budget | Tuckers Pointe Community Development District | |
Tuckers Pointe CDD establishing ordinance 2021-030 | Tuckers Pointe Community Development District | |
Planned development petition PD-22-00008 (Ordinance 2022-059) | Charlotte County | |
Offering statement, Tuckers Pointe CDD Series 2026 bonds | FMS Bonds | |
Charlotte County major development projects, October 2025 | Charlotte County | |
Know Your Zone, evacuation zones | Charlotte County Emergency Management | |
School Boundary Locator | Charlotte County Public Schools | |
School grades 2025-26 | Florida Department of Education | |
National Flood Hazard Layer | Federal Emergency Management Agency |
County sales from Charlotte County Property Appraiser public files, analyzed September 2026. Brokered by Domain Realty.
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.
