Esplanade at Starling sells on the details: the Starling district class, Taylor Morrison selling new homes next door, the Zone D flood map and the county record. We price from 48 recorded sales, not a portal estimate.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Esplanade at Starling starts with a fact most listing pages skip: no Esplanade at Starling resale has been recorded yet, so your house would be one of the first, and it competes with new homes that Taylor Morrison is still selling from its sales center a few streets away. Charlotte County’s public sales files recorded 48 qualified sales in Esplanade at Starling in the latest 12 months, every one of them a first sale of a new home from the builder. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this seller guide for owners of homes in Esplanade at Starling, the gated Taylor Morrison community on the east side of Burnt Store Road, south of Turnleaf and north of Zemel Road, in unincorporated Charlotte County with a Punta Gorda 33955 address. For the full community picture, from the plats and the district to the flood map and the schools, start with our Esplanade at Starling community guide; for the city around it, see our Punta Gorda area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Punta Gorda sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call or text Jesse McGreevy at (239) 898-6072, request a free Esplanade at Starling home valuation, or use our Esplanade at Starling valuation form. We send you the recorded sales we used, labelled by date and source.
To sell an Esplanade at Starling home in 2026, price it on Charlotte County’s recorded first sales rather than a portal estimate, set it honestly beside the new homes Taylor Morrison is still marketing inside the same gate, and hand buyers the Starling district, association and flood answers before they ask. The county recorded 48 sales in 12 months.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest qualified home sale September 4, 2026; Charlotte County Property Appraiser public roll dated September 27, 2026, our analysis; Starling Community Development District FY2027 adopted budget and Final Supplemental Methodology).
In the last 12 months we tracked 48 Charlotte County recorded sales in Esplanade at Starling, at a $540,850 median, and every price opinion our team writes here starts from that record (Charlotte County Property Appraiser public sales files, our analysis). For counts and prices we lead with the county because it is the public record of deeds, and in a community where one builder closes homes directly with buyers, the county file is the only complete count. The SWFL MLS carries two measures the county file does not, days on market and sale-to-list ratio, and neither was available to us when we published: Information not available at time of publishing (checked 2026-10-02). We would rather print that line than borrow a figure from another community.
Esplanade at Starling is Taylor Morrison’s marketing name. Starling is the name on all three recorded plats, on the community development district and on the association, so a tax bill, a title commitment, a bond document or a district budget for your home will say Starling and never Esplanade (Charlotte County GIS, Subdivisions layer). The county roll lists 457 parcels across the Starling plats, of which 407 are platted homesites by our count and 50 are tracts such as lakes, roads, open space, the amenity site and land held for later phases. Of the 407 homesites, 42 carry a single-family home on the roll, and every one of the 42 was built in 2025. The roll lags new construction, so the number of homes standing today may be higher than the roll shows (Charlotte County Property Appraiser public parcel files, our analysis).
Five things move an Esplanade at Starling sale more than finishes do. The first is the Starling district’s class for your homesite, because the district bills each home by class, 42, 52 or 62 foot, and for fiscal year 2027, the first year it bills homesites at all, the adopted totals run from $1,051.83 to $1,499.52 a year (Starling CDD, FY2027 adopted budget). The second is whether the debt part of that assessment was prepaid when Taylor Morrison closed your home, because the district’s methodology says the builder intends to prepay it on Phase 1 homes, and only a district estoppel letter settles it for your parcel. The third is the plan and the collection, because the roll shows built homes from 1,373 to 3,160 square feet of heated living area and the recorded prices run from $305,000 to $1,014,800. The fourth is the paperwork: the recorded Declaration, the association’s estoppel certificate, the district line on your tax bill or district invoice, your Taylor Morrison purchase agreement and warranty, and the lender’s flood determination. The fifth is what stands next door, because a finished street on the original Phase 1 plat and a street on the 2025 replat where homes are still going up are different selling conditions. Every one of those is a matter of record or of the house itself, and none of them is visible to an automated estimate.
An Esplanade at Starling resale does not compete with other resales, because none has been recorded yet. It competes with the homes Taylor Morrison is marketing in the same community, with the Phase 2 site plan of 131 single-family lots approved behind them, and with the other new-construction communities on the Burnt Store Road corridor, starting with Turnleaf directly north. The county’s January 2025 approval plans Esplanade at Starling as 774 single-family homesites in three phases, the zoning allows up to 1,440 homes, and 407 homesites sit on recorded plats today (Charlotte County, DRC-24-171 decision letter; Charlotte County, Ordinance 2021-036, PD-21-00010). Taylor Morrison of Florida Inc still owns most of the parcels on the September 27, 2026 roll (Charlotte County GIS, ownership layer). The listing that wins is the one that explains exactly what a finished resale offers against a builder contract on the next street.
We cover the recorded market by price band, quarter, plat and year built, why every sale so far is a first sale, what the MLS alone misses, how Esplanade at Starling benchmarks against its neighbors, how we price and market a home here, how a resale competes with the builder, what owners on the newer streets should know, the flood, drainage and insurance questions a buyer will ask, the association and district charges that surface in a sale, the disclosures a seller owes, the cost of selling, the three Taylor Morrison collections, the comparison with Turnleaf and more than forty seller questions answered directly.
McGreevy and Comisar price Esplanade at Starling homes on the records that move them: Charlotte County’s 48 recorded sales, the Starling district’s assessment class for your homesite and whether its debt was prepaid, the association’s paperwork, FEMA’s current flood map and Taylor Morrison’s homes still for sale nearby. We are the #1 team in Southwest Florida since 2012.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; Starling Community Development District FY2027 adopted budget and Final Supplemental Methodology).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our Domain Realty Group team the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Esplanade at Starling listing.
An Esplanade at Starling listing agent has to know that the community sits in unincorporated Charlotte County, tax district 121, and not inside the City of Punta Gorda; that the Starling Community Development District bills every homesite by class and first billed homesites in fiscal year 2027; that the builder said it intends to prepay the debt part of that bill on Phase 1 homes at closing, so two neighbors can carry different annual charges; that Starling Homeowners Association, Inc. is the one association on the state’s records and is still run by developer appointees; and that the recorded Declaration, not a brochure, controls the rules a buyer inherits. Those are the facts buyers, lenders and title companies raise, and they are the facts we put in front of them first. We also know the name traps: Taylor Morrison uses the Esplanade name on several Florida communities, the name Starling belongs to unrelated places elsewhere in Florida, and Turnleaf next door is a separate master plan with its own Coral Creek district.
Esplanade at Starling is a community whose sales so far are one builder closing new homes with their first owners. Builder closings do not always reach the MLS, and the county’s deed record counts every state-qualified sale of an improved property, listed or not. We pull every recorded sale around your address, sort the homes by plan size and street, and set them beside Taylor Morrison’s dated marketing prices, which we label as builder marketing and never as recorded prices. The roll lags new construction, so 12 of the 48 recorded sales in the latest 12 months carry no year built on the roll yet, and we do not guess what they were. That is a pricing discipline a portal estimate cannot supply.
Jesse and Marc both work every listing personally. The person who priced your Esplanade at Starling home is the person who hears the buyer’s question about the district class, reads the district’s estoppel letter on the Series 2025 debt, checks the lender’s flood determination and negotiates the repair credit. In a community where a buyer can walk to the model row on Dove Drive and tour a builder’s version of your plan the same morning, continuity is how a price holds.
We will not quote a home value from a portal estimate, print an association fee as adopted when only an estimate exists, or tell a buyer an amenity is open because a brochure says so. Where a record is not public or was not available to us, we say so and name the document that holds it. The recorded Declaration for Starling was not available to us; it controls. Candor early is what keeps a contract from being renegotiated at the inspection.
Esplanade at Starling recorded 48 qualified sales of improved properties in Charlotte County’s public files from September 27, 2025 to September 26, 2026, at a $540,850 median and a range of $305,000 to $1,014,800, with 28 of them between $500,000 and $799,999. No Esplanade at Starling home appears twice in the file, so all 48 are first sales.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, qualified improved sales recorded September 27, 2025 to September 26, 2026, with calendar-year windows shown separately; newest qualified home sale September 4, 2026; Taylor Morrison community page, builder marketing seen October 2, 2026).
For this guide we tracked every qualified recorded sale on the Starling plats, and every number in this section comes from the county’s recorded, state-qualified sales, the public record of what actually closed, rather than from asking prices, builder price lists or a portal estimate. We lead with the county because a county deed records builder closings and unlisted sales that the MLS may never carry, and because MLS coverage of a single-builder community in Charlotte County is thin.
| Window | Recorded sales | Median |
|---|---|---|
| September 27, 2025 to September 26, 2026 (12 months) | 48 | $540,850 |
| Calendar year 2025 | 14 | $595,300 |
| January 1 to September 26, 2026 | 38 | $537,350 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The file counts DOR-qualified sales of improved properties over $1,000. Recorded sales run through the county file dated September 27, 2026; the newest qualified home sale in it is dated September 4, 2026, so the most recent weeks are not yet in it.
Each row is its own window with its own count. The 12-month window spans parts of both calendar years: 10 of the 14 sales in calendar 2025 fall inside it and 4 fall before it, so the 48 overlap the 14 and the 38, and we do not add, average or subtract them. The 48 is an even count, so the $540,850 median is the midpoint of the two middle sales, $538,700 and $543,000, and not the price of any one home. The gap between a $595,300 median on 14 sales in 2025 and a $537,350 median on 38 sales in 2026 compares two windows of very different size and a different mix of collections and plans, and we would not read it as a trend in home values. A seller should hear both halves: we cannot show you a price decline, and we cannot show you a price gain either.
| Price band, 12 months | Recorded sales | Share of 48 |
|---|---|---|
| $300,000 to $399,999 | 13 | 27 percent |
| $400,000 to $499,999 | 3 | 6 percent |
| $500,000 to $599,999 | 13 | 27 percent |
| $600,000 to $799,999 (a $200,000-wide band) | 15 | 31 percent |
| $800,000 to $999,999 | 2 | 4 percent |
| $1,000,000 and up | 2 | 4 percent |
| Total | 48 | 100 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026. Shares are rounded, so they do not sum exactly. The $600,000 band is twice as wide as its neighbors, so read its count with that in mind.
The market has two clusters and a thin middle. Thirteen of the 48 sales, about one in four, closed between $300,000 and $399,999. Only three closed between $400,000 and $499,999. Then 28 of the 48, about 58 percent, closed between $500,000 and $799,999, and four closed at $800,000 or more. No sale in the window closed under $300,000. For a seller, that shape is the product mix showing through: the smallest homes on the roll cluster on Lark Court and Robin Avenue, where the lowest recorded prices are, and the highest recorded prices are on Brent Lane, Dove Drive and Victoria Place. A home at $375,000 and a home at $650,000 are both Esplanade at Starling homes, but they are not shopped by the same buyer, and a listing has to be priced against its own product, not against the community’s median.
| Sale period | Recorded sales |
|---|---|
| September 27 to December 31, 2025 | 10 |
| January 1 to March 31, 2026 | 16 |
| April 1 to June 30, 2026 | 10 |
| July 1 to September 26, 2026 | 12 |
| Total, 12 months | 48 |
Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026, counted by the sale date in the county file.
The first quarter of 2026 carried the most recorded sales, 16 of the 48. The summer quarter is not short: 12 sales closed from July 1 to September 4, 2026, the newest date in the file, and recording lags closing, so late September is barely in it. We do not read the rise or fall between quarters as a change in demand. A single-builder community records sales when the builder closes homes, in batches that follow construction schedules rather than buyer interest in a given month, so a seller should not time a listing to these quarters.
All but four of the 48 sales were on lots of the original 2024 Phase 1 plat, on the streets where the 42 built homes stand; the other four were on lots of the 2025 replat, on Argus Place, Brent Lane and Arbor Circle (our analysis). That is the build-out sequence showing up in the deeds: the builder finished the Phase 1 streets first, and the replat streets are where the newest closings are starting. For a seller on Victoria Place, Dove Drive, Dunlin Avenue, Lark Court or Robin Avenue, it means your street already has a recorded price history. For a seller on a replat street, it means the comparables come mostly from the first streets, matched by plan and size.
| Year built, per the county roll | Recorded sales, 12 months |
|---|---|
| 2025 | 36 |
| No year built on the roll yet | 12 |
| Total | 48 |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Year built is per the county roll, not the permit date.
Of the 48 recorded sales, 36 carry a year built on the roll, and every one of the 36 is 2025. The other 12 closed before the roll recorded a building on the lot. We print no size for those 12 and draw no other conclusion from them: they are qualified improved sales in the county file, not land sales, and the roll simply had not caught up when the file was cut. What the 36 do tell a seller is that every dated sale in Esplanade at Starling is a home finished in the same year, so your buyer is comparing your home with homes of exactly the same age, and the differences that matter are plan, size, homesite, options and condition.
| County roll, Starling plats | Count |
|---|---|
| Parcels on the Starling plats | 457 |
| Platted homesites (our count from the legal descriptions) | 407 |
| Tracts (lakes, roads, open space, the amenity site, land for later phases) | 50 |
| Single-family homes with a year built, all 2025 | 42 |
Source: Charlotte County Property Appraiser public roll, our analysis. Counts are roll parcels, not homes.
The 42 built homes range from 1,373 to 3,160 square feet of heated living area. We never set the 42 against the 48 sales, because the roll counts parcels at one date and the sales file counts transfers over a window, and a home can sell before the roll shows it built. And we never call the 457 parcels homes, or the homesites without a year built vacant or available, because tracts are parcels too and a homesite without a year built may already hold a finished house.
No Esplanade at Starling home appears twice as a qualified sale in the county file, so the 12-month record is first sales of new homes from the builder (our analysis). That is the single most important fact on this page for a seller. Every recorded price in the file is a Taylor Morrison closed price, set in a Taylor Morrison contract with that builder’s options, homesite premiums and incentives. There is no resale record in Esplanade at Starling yet to price against, so the first resales will be priced against the builder’s current homes and the recorded first sales.
It does not mean resales will not happen; it means none has been recorded as a qualified sale yet. When the first resales record, we will separate them from builder closings, because the two are different markets inside the same gate. If you sell now, your sale is likely to be one of the comparables that every later Esplanade at Starling seller is measured against, which is a good reason to price it carefully.
The highest recorded sale in the 12-month window was $1,014,800 on Brent Lane, recorded July 24, 2026. The two sales at $1,000,000 and up were on Brent Lane and Dove Drive, and the roll carries no size for either home yet, so we print none. We name the street and no house number. The highest recorded prices are on Brent Lane, Dove Drive and Victoria Place, and the lowest on Lark Court and Robin Avenue (our analysis). A single recorded high is a data point, not a price range for the community, which is why we price each home against its own comparable sales and not against the top of the file. At the other end, the lowest recorded price in the window was $305,000, on Lark Court. We make no claim about what drove either end of the range beyond what the record shows.
Taylor Morrison sells three collections, named 42, 52 and 62, and the district assesses homesites in three matching classes, but no county sales field records which collection or class a home belongs to. We therefore publish no sales count or median by collection. A recorded sale tells us the street, the date and the price; the collection and the district class for a specific home come from the purchase agreement and the district’s assessment roll. That is why we ask every seller for both before we write a number.
| Collection | Plan | Advertised from | Bedrooms | Square feet | Stories |
|---|---|---|---|---|---|
| 42 | Alta | $313,999 | 2 | 1,483 | 1 |
| 42 | Rivera | $343,999 | 2 | 1,677 | 1 |
| 42 | Vento | $353,999 | 3 | 1,709 | 1 |
| 52 | Monte | $377,999 | 2 | 1,843 | 1 |
| 52 | Marino | $407,999 | 3 | 2,085 | 1 |
| 52 | Lavello | $434,999 | 3 to 4 | 2,306 | 1 |
| 52 | Florence | $505,999 | 3 to 4 | 2,628 | 2 |
| 52 | Genoa | $532,999 | 3 to 4 | 2,903 | 2 |
| 62 | Cresta | $457,999 | 3 | 2,475 | 1 |
| 62 | Cascata | $477,999 | 3 | 2,573 | 1 |
| 62 | Palermo | $514,999 | 3 to 4 | 2,833 | 1 |
| 62 | Colina | $541,999 | 3 | 2,861 | 1 |
| 62 | Argenta | $606,999 | 4 | 3,745 | 2 |
| 62 | Ravenna | $626,999 | 5 to 6 | 4,591 | 2 |
Source: Taylor Morrison, Esplanade at Starling community page, builder marketing seen October 2, 2026. We do not link to builder pages.
These are advertised base prices from the builder’s own page. They are not recorded sales, and they are not a floor or a ceiling for the community. A builder’s base price on a given day is a different number from what a deed records once a homesite, options and upgrades are added, and we never offer a builder price as the reason a recorded sale landed where it did. We show them because your buyer sees them. A buyer comparing a new home with your resale should compare recorded sales with recorded sales, and a builder’s contract price, options, homesite premium and closing costs with the resale’s total cost.
| Measure | Esplanade at Starling |
|---|---|
| Median days on market | Information not available at time of publishing (checked 2026-10-02). |
| Median sale-to-list ratio | Information not available at time of publishing (checked 2026-10-02). |
These are the two measures only the MLS carries. When they are available for Esplanade at Starling we will add them with their own window. In a market of builder first sales they would also read differently from a resale market, since a builder’s list and close prices follow its own contract terms. Until then, we build every timeline backward from the date you need to close, and we do not substitute another community’s figure.
An Esplanade at Starling seller is not selling into a quiet, built-out market. The county file shows 48 recorded first sales in 12 months, Taylor Morrison advertises its own new homes on nearby streets, and a Phase 2 site plan is approved behind them, so a buyer has more than one way to buy a new home inside the same gate. That is the context for pricing. Three habits keep a price honest: compare your home with recorded sales of a similar plan size on similar streets with the window stated, treat the builder’s advertised price as marketing, and put the cost of ownership beside the price, because a buyer sees the district assessment and the association dues as part of what the home costs.
The MLS alone misses whatever never reaches it. Charlotte County’s deed record counts every state-qualified sale in Esplanade at Starling, 48 in 12 months, listed or not, while the SWFL MLS carries only listed homes and measures two things the county does not: days on market and sale-to-list ratio. Neither was available for Esplanade at Starling when we published.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; SWFL MLS not available for Esplanade at Starling at the time of publishing, checked October 2, 2026).
The gap between a county count and an MLS count is not a data error. It is the structure of a builder market. Taylor Morrison closes homes directly with buyers, sometimes through its own sales team and sometimes with a buyer’s agent, and a builder closing may or may not be entered in the MLS. A county count answers how many sales closed. An MLS count answers how many listed homes closed under one label. For a community whose whole record so far is builder closings, that difference is the difference between seeing the market and seeing a slice of it.
| Measure, SWFL MLS | Esplanade at Starling |
|---|---|
| Closed sales under the Esplanade at Starling or Starling subdivision labels | Information not available at time of publishing (checked 2026-10-02). |
| Median days on market | Information not available at time of publishing (checked 2026-10-02). |
| Median sale-to-list ratio | Information not available at time of publishing (checked 2026-10-02). |
The MLS carries two measures the county file does not: how long a listed home sat and how close it sold to its asking price. We will print them for Esplanade at Starling, with their own window and source, when we have them. We never print a figure from Turnleaf, Heritage Landing or any other community in their place, because a different community’s pace says nothing about Esplanade at Starling.
The county file shows the sale price, the date, the parcel and, through the roll, the year built and the heated living area. It does not show days on market, the list price or concessions. It does show, for Esplanade at Starling, that 28 of 48 sales closed between $500,000 and $799,999, that 36 carry a year built and all of those are 2025, that 44 of the 48 sit on the original 2024 plat, and that no home appears twice, so every sale so far is a first sale. That last fact is one an MLS-only reading would not reveal, and it is the fact that shapes how a resale is priced.
When a buyer’s agent brings a comparable set to the negotiation, it matters what the set was built from. A set built only from listed sales leaves out builder closings that never listed, and a set built from a builder’s price list leaves out what deeds actually recorded. We bring the full county record to every negotiation and to the appraiser, because the buyer’s lender will value the home on the evidence it is given. We use the MLS for what only it can tell us, and we never present a single measure as the size of the market.
For an Esplanade at Starling listing we pull the recorded sales around your address, group them by plan size and street, and set them beside the MLS comparables when we have them, matched by parcel and date so no sale is counted twice. When a buyer’s agent quotes a Taylor Morrison advertised price, we show the recorded sales alongside it, each with its date and source. Ask for the county record around your own address with a free Esplanade at Starling home valuation.
Esplanade at Starling’s 48 recorded sales in the 12 months to September 26, 2026, at a $540,850 median, sit beside Turnleaf’s 79, Willow’s 93, Burnt Store Village’s 77, Burnt Store Lakes’ 70 and Deep Creek’s 351 over the same window, with Heritage Landing at 138 on its own window. Each neighbor’s figure is cited to our own guide for it.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Esplanade at Starling; the figures and windows printed on our Turnleaf, Willow, Heritage Landing, Burnt Store Village, Burnt Store Lakes, Deep Creek, Burnt Store Marina and Babcock Ranch guides, read October 2, 2026).
A seller’s decision variables are not the community’s own count alone. They are how your home’s likely buyer sees it against the alternatives within a short drive. The benchmark below uses each community’s own recorded-sale method, with each window stated, and we cite every neighbor’s figure to the page that prints it.
| Community | Recorded sales and window | Median | Cited to |
|---|---|---|---|
| Esplanade at Starling | 48 recorded sales, September 27, 2025 to September 26, 2026 | $540,850 | This page; county data |
| Turnleaf | 79 recorded sales, September 27, 2025 to September 26, 2026 | $350,000 | Turnleaf guide |
| Willow | 93 recorded sales, September 27, 2025 to September 26, 2026 | Not stated for the 12 months; calendar 2025 $330,000 (86 sales); 2026 to September 26 $320,000 (53 sales) | Willow guide |
| Heritage Landing | 138 recorded sales, September 5, 2025 to August 31, 2026 (30 builder first sales at a $435,000 median; 108 resales at $330,000) | $352,500 | Heritage Landing guide |
| Burnt Store Village | 77 recorded sales, September 27, 2025 to September 26, 2026 | $325,000 | Burnt Store Village guide |
| Burnt Store Lakes | 70 recorded sales, September 27, 2025 to September 26, 2026 (newest sale August 6, 2026) | $422,500 | Burnt Store Lakes guide |
| Deep Creek | 351 recorded sales, September 27, 2025 to September 26, 2026 | $341,000 | Deep Creek guide |
| Burnt Store Marina (Lee County) | 106 recorded sales in the Lee County file, September 1, 2025 to August 7, 2026 | $360,000 | Burnt Store Marina guide |
| Babcock Ranch | 668 homes sold, SW Florida MLS, trailing 12 months ending July 2026 | $390,000 (MLS basis) | Babcock Ranch guide |
Source: Charlotte County Property Appraiser public sales files, our analysis, for Esplanade at Starling. Windows differ by row, and each row states its own. The neighbor figures are the ones printed on those guides as of October 2, 2026. Burnt Store Marina’s figures are Lee County records, and Babcock Ranch’s are MLS closings, a different basis from county deeds. 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, and Esplanade at Starling’s 48 are a real sample for a community whose first recorded home sales came only in 2025. Esplanade at Starling, Turnleaf, Willow, Burnt Store Village, Burnt Store Lakes and Deep Creek share the same 12 months, so their counts compare directly: 48 against 79, 93, 77, 70 and 351. Heritage Landing’s window ends August 31, 2026, Burnt Store Marina’s ends August 7 and Babcock Ranch’s comes from the MLS through July, and we print the dates so you can see for yourself.
Then read what each row counts. Esplanade at Starling’s 48 are qualified sales of improved properties on the Starling plats, and every one is a first sale of a new home from the builder. Turnleaf’s record is also all first sales by its guide’s analysis, and Heritage Landing’s guide splits its 138 into 30 builder first sales and 108 resales. The other guides count their sales on their own terms, so read each row with its own guide. A median moves when the mix of homes moves, so two communities with very different medians can be selling different products rather than pricing the same house differently. Esplanade at Starling’s $540,850 is the highest 12-month median among the rows that share its window, on the smallest count, and that tells you about Taylor Morrison’s plans and homesites more than about value. For that reason we never tell an Esplanade at Starling seller that the community is cheaper or dearer than a neighbor on the strength of one median. If a specific comparison matters to your price, ask us to line up the recorded sales of two streets or two plan sizes side by side.
Turnleaf, directly north, is the closest sibling in kind: a master-planned new-construction community on the east side of Burnt Store Road with a community development district of its own, the Coral Creek CDD, and a county-approved amenity center. Our Turnleaf guide prints 79 recorded sales over exactly Esplanade at Starling’s window, so the counts compare directly: 48 against 79. The medians, $540,850 here and $350,000 there, sit on equal dates but on different builder mixes, because Turnleaf’s guide lists four builders and a recorded range of $239,500 to $887,400, while Esplanade at Starling has one builder and a recorded range of $305,000 to $1,014,800.
Neither fact makes one community cheaper. It means the builders reach different parts of the market. Turnleaf’s file is deepest below $350,000; Esplanade at Starling’s is deepest from $500,000 to $799,999, where 28 of its 48 sales sit. A seller above $500,000 has more recorded evidence to work with here than the smaller count suggests. If you own in Turnleaf instead, our guide to selling a home in Turnleaf covers that community on its own records. The full decision table sits in the Turnleaf comparison section below.
Heritage Landing sits across Burnt Store Road and is the most different neighbor on this stretch of the corridor. Our guide describes a gated golf community that Lennar built almost entirely between 2019 and 2025, and it prints 138 recorded sales from September 5, 2025 to August 31, 2026 at a $352,500 median, of which 30 were builder first sales at a $435,000 median and 108 were resales at $330,000. Heritage Landing’s record is now mostly resales of homes a few years old, around a golf course. Esplanade at Starling’s is entirely first sales of 2025 homes, with no golf course of its own.
The district layer is where the two differ in a way you can check against documents. Our Heritage Landing guide prints the Tern Bay Community Development District operating assessment at $1,356.09 for fiscal 2027, and the Starling district’s adopted fiscal 2027 budget lists $1,051.83 to $1,499.52 per homesite by class, of which $111.70 is operations and the rest is Series 2025 debt service (Starling CDD, FY2027 adopted budget). Those two figures measure different things, an operating line on one side and a total of operations and debt on the other, so a seller who is asked about them should compare full bills on named homes, not these two numbers.
Willow lies to the northeast, east of US 41, with its own Tuckers Pointe district. Its guide prints 93 recorded sales over Esplanade at Starling’s window, no 12-month median, and two builders, Lennar and Toll Brothers. Both communities publish an association figure that is an estimate from a bond document rather than an adopted budget, so a buyer comparing them should ask for the adopted budget on a named home in each. If you own in Willow, our guide to selling a home in Willow covers it on its own records.
Burnt Store Village shares the exact window, so its 77 recorded sales at a $325,000 median sit beside Esplanade at Starling’s 48 at $540,850 on equal dates. Our guide describes a deed-restricted 1970 plat built out lot by lot, with a mandatory association, a community park and no community development district. Esplanade at Starling is a single gated master plan with a district that carries bond debt through May 1, 2056, private roads owned by the association and an amenity program on about 6.8 acres. A buyer choosing between them is choosing between a plain lot with fewer layers and a gated planned community with more layers and a clubhouse plan, and a difference between two medians says nothing about which costs less to own. If you own in Burnt Store Village instead, see our guide to selling a home in Burnt Store Village.
Burnt Store Lakes also shares the window and prints 70 recorded sales at a $422,500 median. Deep Creek is the volume leader in this set, with 351 recorded sales over the same 12 months, more than seven times Esplanade at Starling’s count, so its median reflects a much wider mix of homes and ages. The questions that separate a resale there from one here are about age and obligations: how old the roof and air conditioning are on an older home, what a 2025 home’s warranty still covers here, and what annual district and association charges come with each. If you own in Burnt Store Lakes, our guide to selling a home in Burnt Store Lakes covers it.
Burnt Store Marina, in Lee County with a Punta Gorda address, holds what Esplanade at Starling does not: a marina and a golf club. Its guide prints 106 recorded sales in the Lee County file from September 1, 2025 to August 7, 2026 at a $360,000 median. For a buyer who boats, it is the reference point, and the nearest full-service marina, Safe Harbor Burnt Store, sits there about 7 road miles south of the community.
Babcock Ranch is the scale reference for new construction in Charlotte County. Our guide prints 668 homes sold at a $390,000 median from the SW Florida MLS over the trailing 12 months ending July 2026, with many builders active. Esplanade at Starling’s figures are county recorded deeds over a window ending in September, so the two medians are on different bases and we never set one against the other. From 26000 Starling Boulevard, the Babcock Ranch town center at 42880 Crescent Loop is about 39 minutes and 28.7 road miles, free-flow (OSRM, our analysis).
Two measures that sellers expect in a benchmark are not available for Esplanade at Starling: days on market and sale-to-list ratio. For Esplanade at Starling: Information not available at time of publishing (checked 2026-10-02). The benchmark also cannot tell you what a builder’s price includes, and it cannot tell you what a resale will bring, because none has been recorded. We print no association fee, tax or district number from marketing, because only figures that trace to the district’s budget, a bond document or a county record appear on this page.
An Esplanade at Starling seller will meet three kinds of number. The county record shows 48 qualified sales for the 12 months ending September 26, 2026 at a $540,850 median, and two calendar-year medians, $595,300 on 14 sales for 2025 and $537,350 on 38 sales for 2026 to date. Taylor Morrison advertises starting prices on its own page, from $313,999 to $626,999 across 14 plans. And the county’s approvals describe the size of the plan, 774 planned homesites under zoning that allows up to 1,440 homes. They answer three different questions: what closed, what the builder is asking today, and how much more is coming.
We do not blend them into one figure. The county record is the better statement of what closed, because it counts every qualified sale. The advertised prices are marketing. The plan figures are a plan and a ceiling, not a forecast. When we write your price opinion, each figure carries its own window and its own source, so you can see exactly which number is doing which job.
For a well-prepared Esplanade at Starling home, yes, with a caution. The county recorded 48 first sales in 12 months, 28 of them between $500,000 and $799,999, and Taylor Morrison keeps marketing new homes inside the gate. The real risk is overpricing against the builder and reaching a contract without the district, association and flood paperwork, not the calendar.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Charlotte County decision letters DRC-24-171 and DRC-24-224; Charlotte County Planning and Zoning Board agenda of April 13, 2026; Charlotte County project and sales tax pages read October 2, 2026).
Three conditions outside the sales table also bear on timing. New supply keeps arriving, so a seller who waits is waiting against a plan of 774 homesites with only 407 platted. The district’s first homesite bill arrives with fiscal year 2027, which means a buyer now asks about a charge that earlier buyers did not see, and a prepared seller can answer it precisely. And the county’s road and commercial questions along the corridor go to voters and to the County Commission in the months ahead, so a buyer will ask about them, and the honest answer is the record.
The county’s January 2025 approval plans 774 single-family homesites in three phases on about 297 acres, under zoning that allows up to 1,440 homes (Charlotte County, DRC-24-171 decision letter). Three plats are recorded today: Starling Phase 1 in 2024 (Plat Book 27, Page 15), Phase 1 Replat 1 in 2025 (Plat Book 28, Page 4) and Phase 1 Replat 2 in 2026 (Plat Book 28, Page 19), with 407 platted homesites by our count. A Phase 2 site plan of 131 single-family lots was approved on May 2, 2025, and no Phase 2 plat was recorded as of October 2, 2026 (Charlotte County, DRC-24-224 decision letter). A third phase is planned, and no county record gives its size.
For a resale seller the point is simple. You are not waiting for the builder to finish. New homes will keep arriving for years, and a resale that is priced and documented well now sells before the next wave of new listings. We do not infer a build-out date from the bond term or the sales pace, and no record we read publishes one.
Esplanade at Starling is one of a cluster of planned communities on the Burnt Store Road corridor south of Punta Gorda. The county’s petitions and subdivisions layers place Turnleaf directly north, Coral Lakes and Cassia Bay to the north on the east side of Burnt Store Road, Heritage Landing to the west across Burnt Store Road, Heritage Station, Firelight and Residences at Burnt Store East to the south, and Willow to the northeast, each with its own plat (Charlotte County GIS, petitions layer; Charlotte County GIS, subdivisions layer). We print direction, not distance, and we do not predict what any of them will do to values. We tell buyers what the record shows and let them weigh it.
The county’s own projection explains why. Its June 2024 Burnt Store Area Plan presentation counted 10,599 entitled homes in the plan area and projects corridor housing growing from 2,872 units in 2023 to 11,758 in 2045 (Charlotte County, Burnt Store Area Plan presentation, June 11, 2024). Those are county projections, not counts. They say the corridor around Esplanade at Starling is expected to fill in, which means more neighbors, more traffic on Burnt Store Road and, the county projects, enough population by 2045 to support a neighborhood shopping center.
We do not publish a month-by-month pattern for Esplanade at Starling, because the public record does not give us one we trust: the first recorded home sales on the plats date from 2025, and the quarterly counts follow the builder’s closing schedule. Days on market is an MLS measure: Information not available at time of publishing (checked 2026-10-02). What the record does support is arithmetic. Count back from the date you need to close, allow time for the buyer’s inspection, the association’s estoppel certificate, the district’s estoppel letter on the Series 2025 debt, the lender’s appraisal and flood determination, and list early enough to cover all of it. A home that is documented before it lists loses days to nobody’s paperwork.
Directly south, a planned development of up to 999 homes and 195,000 square feet of commercial space, petition PD-25-13, won a 3-0 recommendation from the county’s Planning and Zoning Board on April 13, 2026; a County Commission decision was not found in the record as of October 2, 2026 (Charlotte County Planning and Zoning Board agenda, April 13, 2026). A recommendation is not a permit, and a commercial entitlement is not a store, so we do not market it as shopping at the gate, and we tell a buyer the same. For an Esplanade at Starling owner, it is the single nearest change to watch, and we put the petition and its status in the listing file.
The county’s long-planned east-west road would extend Tuckers Grade from Burnt Store Road to US 41, north of the community. The county commission adopted the preferred route on September 24, 2024, and the county’s project page states that “Final design, right-of-way acquisition, and construction phases are not funded” (Charlotte County, Burnt Store Road East-West Connector). The county’s 2026 project sheet describes a two-lane road at a total of $46,176,000, and it is a Tier 1 project on the list for the November 3, 2026 vote on extending the county’s 1 percent sales tax (Charlotte County, 2026 infrastructure project sheet; Charlotte County, 2026 Sales Tax Extension).
Several other projects on the same list sit on or serve the Burnt Store corridor, including a regional park, a sheriff’s district office and upgrades to Bissett Park, and each depends on the referendum. We describe all of them as unfunded today and tell buyers that plainly, so a road or a park that does not yet exist never becomes a rumor that stalls a sale.
Fiscal year 2027, which began October 1, 2026, is the first year the Starling district levies assessments on homesites; earlier years were funded by the landowner (Starling CDD, FY2027 adopted budget; Starling CDD, FY2026 adopted budget). An owner who closed in 2025 may not have seen a district charge yet, and a buyer who reads the budget will ask what yours is. That is not a reason to wait. It is a reason to have the answer in writing: your homesite class, the dollar figure for it and the district estoppel letter that shows whether the Series 2025 debt on your parcel was prepaid at your closing.
Nothing in the record suggests the questions buyers ask will get easier to answer next year. The recorded Declaration is a document a buyer will ask for. The pool, the Bahama Bar and The Venue clubhouse are amenities a buyer will ask about, and the builder gives a target only for The Venue. Phase 2 is still moving toward a plat, and the builder will keep advertising. A seller who has the answers ready today is ahead of one who assembles them after an offer.
We price an Esplanade at Starling home from recorded closed sales of comparable homes on the Starling plats, matched by plan size and street, then adjust for your homesite, options, district class and prepaid debt. We never anchor to an automated estimate or a Taylor Morrison advertised price, because neither sees what a buyer’s lender will.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files and roll, our analysis, September 27, 2025 to September 26, 2026; Starling Community Development District FY2027 adopted budget and Final Supplemental Methodology; FEMA National Flood Hazard Layer, queried October 2, 2026).
The most common pricing mistake in a new community is treating a median as the price of a house. Esplanade at Starling’s $540,850 median on 48 sales blends homes of about 1,400 square feet with homes of more than 3,000 square feet, across three collections and 14 plans. Those are different products that happen to share a gate and a name, and the district assesses them differently.
We start with closed sales, not active listings or builder price lists, in the same plan family and the same size band. In the 12 months to September 26, 2026, 36 of the 48 recorded sales carry a year built, all 2025, and the roll records heated living area for the built homes, from 1,373 to 3,160 square feet. That lets us match your home to recorded sales of a similar size on similar streets. Because the record is first sales, every comparable is a Taylor Morrison closed price, so we read each one knowing it carried that builder’s options, homesite premium and incentives. We list the individual sales and read them rather than lean on a median, and we print no price per square foot, because a figure built from the 36 sales with a size would leave out the 12 without one.
Automated valuation models read the public record. They cannot see your structural options, the homesite’s orientation, whether the lot backs onto a stormwater lake, the lanai or pool added after closing, the landscaping, or whether you hold a current wind mitigation form. Federal regulators adopted a quality control rule for automated valuation models used in mortgage lending (Federal Register, quality control standards for automated valuation models); a consumer instant estimate falls outside that rule entirely. A new home on a young roll is especially hard for a model to read, because 12 of the 48 recorded sales in the latest 12 months carry no year built on the roll at all. We never price from an instant estimate.
A buyer sees the district assessment as part of what your home costs, so we price with it in view. For fiscal year 2027, the Starling district’s adopted totals are $1,051.83 for a 42-foot homesite, $1,275.68 for 52-foot and $1,499.52 for 62-foot, each made of $111.70 of operations and the rest Series 2025 debt service (Starling CDD, FY2027 adopted budget). The district’s methodology says Taylor Morrison “currently intends to fully prepay” the Series 2025 assessments on Phase 1 homes at closing with a retail buyer (Starling CDD, Final Supplemental Methodology, November 5, 2025 agenda). If that happened on your home, your buyer pays only the $111.70 operations line under the 2027 budget, not the debt line. An intent is not a guarantee, so we confirm your class and your debt status from the district’s estoppel letter before we quote anything, and we never guess either from the plan name or the street.
Esplanade at Starling’s streets are at different stages. The roll shows 16 homes with a year built on Victoria Place, 9 on Lark Court, 8 on Dove Drive, 7 on Dunlin Avenue and 2 on Robin Avenue, and none yet on Arbor Circle, Blue Court, Argus Place, Adelie Way or Brent Lane, though the county file records closed sales on Arbor Circle, Argus Place and Brent Lane and the roll lags construction. Whether the homesites beside you are built, under construction or empty changes what a buyer sees from your front door, so we read it from the parcel map and a site visit. We also read the evacuation zone for your address, because the community splits between county Zones C and D along streets a buyer may be choosing between, and the flood file for the structure, because every lot is Zone D on FEMA’s current map.
We would rather set a defensible price, show the evidence to every buyer’s agent and hold it. A buyer touring the model row the same weekend is comparing your price with a number Taylor Morrison advertises, so we put the recorded sales and the builder’s dated marketing price side by side in the listing plan. Because days on market is not available for Esplanade at Starling, we do not quote a timeline promise. We build one backward from the date you need to close.
Esplanade at Starling recorded 48 sales in the latest 12 months, every one a first sale of a new home from the builder, so the first thing we do for a seller here is price your home against the full county record and Taylor Morrison’s dated marketing prices, not against a portal estimate. Request a free Esplanade at Starling home valuation or call or text Jesse McGreevy at (239) 898-6072, and we will send the recorded comparables with the date and source beside each. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying your next home as well? See our guide to buying a home in Esplanade at Starling and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.
We walk an Esplanade at Starling seller through four documents before we talk about paint. First, the Starling district’s estoppel letter for your parcel, because it shows your homesite class, 42, 52 or 62 foot, and whether the Series 2025 debt was prepaid when you closed, and those two answers set what your buyer pays the district each year. Second, the recorded Declaration and the association’s budget, because the association figure published so far is a developer-furnished estimate and the rules a buyer inherits sit in the Declaration. Third, the flood file: the FEMA zone for the whole lot on panel 12015C0409G, the county evacuation zone for the address and an elevation certificate where one exists. Fourth, your Taylor Morrison purchase agreement, the warranty paperwork and the closing statement from your purchase. Those four answers move price more than the finishes do.
An Esplanade at Starling resale competes with new construction by selling what a Taylor Morrison contract cannot: a finished home on a known homesite, landscaping in place, real district and association bills a buyer can read, and no construction timeline. We never claim a price premium or discount against the builder, because no resale has been recorded to measure one.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, September 27, 2025 to September 26, 2026; Taylor Morrison community page, builder marketing seen October 2, 2026; Starling Community Development District records).
Of the 457 parcels on the county roll, 42 carry a single-family home with a year built, all 2025, against 407 platted homesites, and the county plans 774. Those figures come from different records and say the same thing to a seller: this community is early in its build-out, and it is not finished. Every buyer who tours your home can also tour a Taylor Morrison model on Dove Drive, and most will.
Taylor Morrison is the only builder in Esplanade at Starling. No other builder appears on any county petition or on the roll, and Taylor Morrison of Florida Inc still owns most of the parcels on the September 27, 2026 roll (Charlotte County GIS, ownership layer). Its sales center and models are at 26601 Dove Drive (builder marketing). We do not link to builder pages, and we publish no builder price as a recorded price. The district classes homesites as 42, 52 and 62 foot, and Taylor Morrison names its collections the same way, but the class of any one lot comes from the district’s assessment roll or an estoppel letter, not from the brochure, so we do not map collections to streets and a buyer should not assume a plan name tells you which assessment a lot carries.
One builder simplifies one thing and complicates another. It simplifies comparison: every home in the gate shares one set of contract terms, one warranty program and one design vocabulary, so a buyer can line up your plan against the builder’s current version of it. It complicates competition: the builder is the only other seller of new homes inside the gate, and it advertises every day.
A buyer touring Esplanade at Starling sees Taylor Morrison’s advertised starting prices before they see your listing: the 42 Collection from $313,999 for the Alta to $353,999 for the Vento, the 52 Collection from $377,999 for the Monte to $532,999 for the Genoa, and the 62 Collection from $457,999 for the Cresta to $626,999 for the Ravenna, all builder marketing seen October 2, 2026. Those are base prices on a standard homesite, not recorded sales. We make the comparison honest by setting your recorded-sale comparables beside them in the listing materials, with the district class, the association line and the closing costs on each side.
A builder’s finished or nearly finished inventory home is the closest thing to a resale, and buyers shop the two together. We do not print the builder’s inventory prices, because inventory changes week to week. The honest comparison is line by line: what the builder’s price includes, what options cost beyond it, the homesite premium, the closing costs in the builder’s contract, the district class and whether the debt will be prepaid, and when the buyer can move in. We prepare that comparison for your listing from your own records and from the builder’s dated marketing, and we do not repeat the builder’s claims about incentives or promotions. The recorded sales we use say what actually closed.
Buyers ask about the dust and trucks. The honest answer is that the build schedule for the later phases is not published, and we do not guess it. What the record shows is the shape of the plan: a Phase 2 site plan of 131 lots is approved but not platted, a third phase is planned, and the builder is working on several streets of the 2025 replat at once. In mid-2026 the county approved a reduction of the construction performance bond that secures the Replat 1 improvements, a routine step as streets, drainage and utilities are inspected, not a statement that every street is finished (Charlotte County, BRR-26-08 decision letter). A buyer of an Esplanade at Starling home lives next to active construction for as long as the later phases take. We say so in the listing, because a buyer who hears it from us trusts the rest of what we say.
If Taylor Morrison is still selling your plan on the next street, your buyer will compare the two directly. That can work for you: your home has a recorded price, finished landscaping and a known homesite, and the builder’s version has a construction timeline and a contract the buyer has to negotiate. We read the builder’s current marketing for your plan on the day we price your home, and again while the listing runs, and we tell you when it moves.
Several names sound like Esplanade at Starling or its district and are not. Taylor Morrison uses the Esplanade name on several Florida communities, each with its own association, fees and amenities, so a search for “Esplanade” fees or amenity photos can surface another community entirely. The name Starling also belongs to unrelated communities and businesses elsewhere in Florida. And Turnleaf, directly north, is a separate master plan whose district is the Coral Creek CDD, while Coral Lakes, also to the north, has its own Coral Lakes CDD. A buyer who compares your listing with one of those should be shown the difference: your deed and the county record read Starling, your district is the Starling Community Development District, and the association that governs your home is Starling Homeowners Association, Inc.
Owners on Esplanade at Starling’s newer streets, the 2025 replat streets of Arbor Circle, Blue Court, Argus Place, Adelie Way and Brent Lane, should know that the roll may not show their home yet, that their street likely sits in a different evacuation zone, and that comparables come mostly from the original Phase 1 streets.
Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis; Charlotte County GIS evacuation zone and subdivisions layers; Charlotte County decision letters PFP-24-05 and PFP-25-12; Starling Community Development District Final Supplemental Methodology, all read October 2, 2026).
A home on a replat street is a different sale from a home on Victoria Place in three practical ways: the public record about it is thinner, the comparables are further away, and the street around it is less finished. None of that makes it harder to sell if the listing file answers the questions first.
| Street on the roll | Parcels | Single-family homes with a year built (all 2025) |
|---|---|---|
| Arbor Circle | 152 | 0 |
| Blue Court | 67 | 0 |
| Victoria Place | 39 | 16 |
| Argus Place | 36 | 0 |
| Dove Drive | 34 | 8 |
| Dunlin Avenue | 19 | 7 |
| Lark Court | 18 | 9 |
| Robin Avenue | 15 | 2 |
| Adelie Way | 14 | 0 |
| Brent Lane | 14 | 0 |
| Starling Boulevard | 3 | 0 |
| Lake, lift station and other common tracts with no street or another address | 46 | 0 |
| Total | 457 | 42 |
Source: Charlotte County Property Appraiser public roll, our analysis. Counts are roll parcels, not homes, and they include lakes, roads and common tracts. Parcels are counted by the street the county roll gives them.
Read the table as a snapshot of a roll in motion. Victoria Place, Lark Court, Dove Drive, Dunlin Avenue and Robin Avenue, the streets of the original 2024 plat, hold every home the roll recognizes. Arbor Circle, the largest street on the roll, and the other replat streets show no year built yet, even though the county file records closed sales on Arbor Circle, Argus Place and Brent Lane. A parcel without a year built may already hold a finished home or one under construction, so we never read the gap as a count of empty lots.
If you closed on a replat street in 2026, the county roll may still code your parcel as a homesite with no building. That affects a buyer in two ways. A portal estimate built from the roll may describe your home as land or leave out its size, and a first-year tax bill may not yet reflect the finished house. We correct both in the listing by attaching your closing statement, your permit and certificate of occupancy where you have them, and by explaining to the buyer, in writing, that the roll lags construction. A buyer who understands why the record is incomplete is far less likely to treat the gap as a problem.
Of the 48 recorded sales in the latest 12 months, all but four were on the original 2024 plat; the other four were on Argus Place, Brent Lane and Arbor Circle (our analysis). So for now, most of the comparable evidence for a replat home sits on Victoria Place, Dove Drive, Dunlin Avenue, Lark Court and Robin Avenue. We match your home to those sales by plan size and collection rather than by street, and we say which is which. As more replat sales record, the comparables move closer to your door.
County evacuation zones split Esplanade at Starling by side. Of the 457 parcels, 239 are in Zone D and 218 in Zone C, and the Zone C parcels sit on the west and northwest side closest to Burnt Store Road: 144 of Arbor Circle’s 152 parcels, all 14 on Adelie Way, 32 of 67 on Blue Court and 14 of 36 on Argus Place. Brent Lane and every street of the original plat are Zone D (Charlotte County GIS, evacuation zones layer; our analysis). All 42 built homes on the roll are in Zone D. A buyer comparing your Arbor Circle home with a Victoria Place resale will find two different letters in the same gate, so we put your address’s letter from the county’s Know Your Zone lookup in the listing file.
Starling Phase 1 Replat 2, recorded February 4, 2026, re-cut nine lots at the model row on Dove Drive, south of Dove Drive, northeast of Blue Court and west of Brent Lane (Charlotte County, PFP-25-12 decision letter). The appraiser’s roll still lists those nine under Replat 1, so county files and the plat book describe the same lots under different plat names for now. If you own on that row, the title commitment will cite the plat that now controls your lot, and we read it rather than the roll’s short legal description.
The district’s methodology ties the builder’s prepayment intent to Phase 1, and in the county’s approval Phase 1 is the 407-lot first phase that takes in both the 2024 plat and the 2025 replat (Charlotte County, DRC-24-171 decision letter; Starling CDD, Final Supplemental Methodology). A replat homesite is therefore inside Phase 1 for the district’s purposes, but the intent applies home by home at closing, so the district’s estoppel letter is the only document that says whether your debt was prepaid. We request it before we list, whatever street you are on.
An Esplanade at Starling buyer will ask your FEMA zone, whether the 2026 map revision next door changed it, whether the home ever took water, who maintains the lakes and what insurance costs. Every lot on the Starling plats is Zone D on FEMA’s current map, panel 12015C0409G, and no map revision covers any Starling lot.
Data updated: October 2026 (FEMA National Flood Hazard Layer flood hazard zone, FIRM panel, LOMR and LOMA layers, and the LOMR 25-04-4878P determination, queried or read October 2, 2026; Charlotte County GIS flood map, evacuation zone and elevation certificate layers; Charlotte County Know Your Zone; Starling Community Development District Master Engineer’s Report and budgets; Citizens Property Insurance; FEMA FloodSmart; Florida Statutes).
The questions are not hostile. They are what a buyer’s lender, insurer and inspector will require anyway, and a seller who supplies the answers early controls the story. This is information, not insurance or legal advice; confirm your own coverage questions with your insurance agent, and your disclosure questions with your closing agent or attorney. Nothing here says a lot is safe or unsafe. A flood map is a map, and we do not turn it into a promise.
One FEMA flood insurance rate map panel covers the whole community: 12015C0409G, dated December 15, 2022, for Charlotte County unincorporated areas, FEMA community number 120061 (FEMA National Flood Hazard Layer, FIRM panels layer). We tested the center of all 457 parcels on the Starling plats against FEMA’s flood hazard layer, and every one returned Zone D (FEMA National Flood Hazard Layer, flood hazard zones; our analysis). On FEMA’s own attributes the Zone D area is flagged as not a Special Flood Hazard Area, and its Base Flood Elevation field is empty.
The Zone D answer is not new. Charlotte County keeps copies of earlier FEMA maps in its GIS, and every one we checked shows the same land as Zone D, including the panel in force before December 2022, the county’s 2019 and 2022 layers and its copy of the preliminary FEMA layer (Charlotte County GIS, FEMA 2022 flood layer). So any flyer, appraisal or listing printed for an Esplanade at Starling home in the last several years should show Zone D. If a document shows a different letter for a Starling lot, ask where it came from, because the FEMA layer did not show one on October 2, 2026.
Zone D on this panel settles two things and leaves a third open. It settles that the land is not mapped as a Special Flood Hazard Area, the high-risk category whose zones start with A or V. It settles that the map gives no Base Flood Elevation, the flood height that drives building elevation rules and flood rating in mapped high-risk zones. What it leaves open is the hazard itself. Charlotte County’s flood page describes the high-risk category as “Areas with a 1% annual chance of flooding” where flood insurance “is mandatory for federally backed mortgages,” zones that “start with the letter A or the letter V” (Charlotte County, Flood Information). Zone D is outside that category on this map, but the map gives no flood elevation for it, so neither a seller nor a buyer should read Zone D as a statement about how much water a lot could see. FEMA’s legend wording for Zone D on panel 12015C0409G: Information not available at time of publishing (checked 2026-10-02). The printed panel legend and the county’s Flood Insurance Study are the documents that define it.
For a seller, the practical rule is to state the zone as the map states it and say no more. We describe a Starling lot only by the letter FEMA’s map gives it, we never soften that letter into a promise about water or insurance, and we tell sellers to do the same.
Next door, Turnleaf’s FEMA map revision, Letter of Map Revision 25-04-4878P, titled “Turnleaf Phase 1 As-Built LOMR,” took effect on May 27, 2026 and moved former Zone D land there to zones AE and X (FEMA, LOMR 25-04-4878P determination). It rests on Turnleaf’s built drainage, surveyed and modeled, and FEMA re-mapped that land from the as-built record. Its footprint touches only the northern edge of the Starling plat, a common tract that stays Zone D, and FEMA’s letter-of-map-amendment layer returned no case anywhere inside the Starling plats (FEMA National Flood Hazard Layer, LOMR layer; FEMA National Flood Hazard Layer, LOMA layer).
Buyers who have read about Turnleaf will ask whether the same thing applies here. It does not, today. Whether anyone will seek a revision for Starling is not stated in any record we read, and we make no prediction. If a revision were ever issued, it would not simply erase the Zone D label in one direction: at Turnleaf, the same revision put most land in Zone X and other land, including lake areas and some homesites, in Zone AE with Base Flood Elevations. Until FEMA issues something for Starling, Zone D on panel 12015C0409G is the flood zone for every lot, and that is what your listing says.
The lakes in Esplanade at Starling are stormwater lakes, not recreational waterways. The district’s engineer describes a system of “roadway curbs, curb inlets, pipe, control structures, and open lakes designed to treat and attenuate stormwater runoff,” and says “The District will finance, own, operate, and maintain the stormwater system, with the exception of the inlets and storm sewer systems that may be part of dedicated rights-of-way” (Starling CDD, May 1, 2024 agenda, Master Engineer’s Report). The system is permitted under Charlotte County stormwater permit SWP-23-00007 and Southwest Florida Water Management District Environmental Resource Permit 43030937.004 (same report). Lot grading is the builder’s work, not the district’s.
The design storm, lake control elevations and minimum finished floor elevations for Starling lots are not in any record we read: Information not available at time of publishing (checked 2026-10-02). Many homesites back onto stormwater lakes; the builder’s homesite map, not the county’s waterfront flag, shows which. Rules on using the lakes, such as fishing, boats or docks, would sit in the recorded Declaration, which was not available to us. The Declaration controls.
FEMA’s map tells you what zone a piece of ground is in. A lender’s decision rests on a flood zone determination for the building’s location, and for flood rating the house’s own elevation matters. The document that records it is the elevation certificate. The county’s elevation certificate layer returned no records inside the Starling plats when we checked, and we found no elevation certificate for a Starling address in the public records we searched (Charlotte County GIS, elevation certificate layer): Information not available at time of publishing (checked 2026-10-02). The county runs a flood lookup portal that holds certificates as they are filed (Charlotte County, Forerunner flood portal). FEMA notes that “Elevation certificates aren’t required to get flood insurance, but they can help you pay less” (FEMA FloodSmart, flood insurance cost). If you hold one from your Taylor Morrison closing file, put it in the listing file.
Charlotte County sorts its land into five evacuation zones, lettered A through E, and says the zones “are not based solely on the elevation of your residence” (Charlotte County, Know Your Zone). A lot in Esplanade at Starling can carry a FEMA flood zone of D and a county evacuation zone of C at the same time, and many do. We checked the center of all 457 parcels against the county’s evacuation zone layer: 239 are in Zone D and 218 in Zone C (Charlotte County GIS, evacuation zones layer; our analysis).
| Street | Zone C parcels | Zone D parcels |
|---|---|---|
| Arbor Circle | 144 | 8 |
| Blue Court | 32 | 35 |
| Argus Place | 14 | 22 |
| Adelie Way | 14 | 0 |
| Starling Boulevard | 1 | 2 |
| Victoria Place | 0 | 39 |
| Dove Drive | 0 | 34 |
| Dunlin Avenue | 0 | 19 |
| Lark Court | 0 | 18 |
| Robin Avenue | 0 | 15 |
| Brent Lane | 0 | 14 |
| Lake, lift station and other common tracts | 13 | 33 |
| Total parcels | 218 | 239 |
Source: Charlotte County GIS, layer 34, every parcel center tested on October 2, 2026, our analysis. Parcels are counted by the street the county roll gives them.
The 42 homes that carry a year built are all in Zone D. Those are county evacuation zones, not FEMA zones, and the county’s own Know Your Zone tool is the authority for any address. We put your address’s letter in the listing file, because a buyer comparing a Blue Court homesite with a Dunlin Avenue resale will find that Blue Court alone splits 32 to 35 between the two letters.
The zoning allows one main entrance, from Burnt Store Road at Starling Boulevard, and an emergency-only access to the east that the district’s engineer says will connect to Green Gulf Boulevard in the future (Charlotte County, Ordinance 2021-036, PD-21-00010; Starling CDD, May 1, 2024 agenda, Master Engineer’s Report). For an evacuation, every resident leaves by Burnt Store Road unless and until the eastern connection opens. The county’s site plan conditions require gate arms with an emergency EVAC system (Charlotte County, DRC-24-156 decision letter). Buyers relocating from outside Florida ask about exactly this, so we answer it in the listing file in those words.
No Esplanade at Starling home existed when Hurricane Charley struck in August 2004, when Hurricane Ian struck in September 2022, or when Helene and Milton passed in the fall of 2024; every home on the 2026 roll with a year built is dated 2025. The county approved the preliminary plat for Starling on October 11, 2022, about two weeks after Ian, and the first plat recorded in August 2024 (Charlotte County, PP-22-03-09 decision letter). The federal storm reports speak of Punta Gorda and Charlotte County, not of subdivisions (National Hurricane Center, Ian report). We found no county assessment, association notice or federal record describing conditions on the Starling land in any of the four storms, and we make no claim, positive or negative: Information not available at time of publishing (checked 2026-10-02). The answer for your home is your own permit, repair and claim history, and we put it in the listing file.
A Florida house is designed for a wind speed set by the building code, and that speed is printed on the home’s permitted plans. Charlotte County’s public wind construction layer was compiled in April 2012 and, by its own description, has not been edited since, so it is not a reliable guide to the code edition that applied to a 2025 Starling permit (Charlotte County GIS, wind construction layer). We print no design wind speed for the community. Whether a given permit treated the lot as inside the wind-borne debris region is a question the plan set answers. We tell sellers to keep the permit file, the plan set and the product approval numbers for windows, doors and the garage door together, because a buyer’s insurer may ask for all of them.
FEMA states the federal rule plainly: “If you own a property in a high-risk zone and have a government-backed mortgage, you must purchase flood insurance,” and high-risk zones are those beginning with A or V (FEMA FloodSmart, What Is My Flood Risk). Esplanade at Starling’s lots are Zone D, so the federal mandate does not apply by zone alone. A lender can still require flood coverage: FEMA’s eligibility page says “Some banks require flood insurance even if you don’t live in a high-risk area” (FEMA FloodSmart, eligibility). FEMA also reports that from 2014 to 2024 “nearly one-third of NFIP claims came from outside high-risk flood areas,” so a buyer should price flood coverage whatever the zone. The county’s current Community Rating System class and its discount: Information not available at time of publishing (checked 2026-10-02).
We do not know what any Esplanade at Starling home costs to insure, and nobody can tell you from a community name. We obtained no quotes: Information not available at time of publishing (checked 2026-10-02). What the record does show is the structure of the decision, and several parts favor a new home.
| Measure | Esplanade at Starling |
|---|---|
| Homes on the county roll with a year built | 42, all built 2025 |
| Recorded sales, 12 months, carrying a year built | 36 of 48, all 2025 |
| FEMA zone on panel 12015C0409G | Zone D, every lot |
| Homeowners or flood premium | Information not available at time of publishing (checked 2026-10-02). |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis; FEMA National Flood Hazard Layer, October 2, 2026.
Florida law says an insurer “may not refuse to issue or refuse to renew a homeowner’s policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof” (Florida Statutes, section 627.7011), and every Starling roof on the roll dates from 2025. Insurers must offer actuarially reasonable discounts for construction that resists wind (Florida Statutes, section 627.0629), and must tell policyholders about them at issuance and renewal, with the features documented on a uniform inspection form (Florida Statutes, section 627.711). Citizens says a wind mitigation inspection “may save you money by helping you qualify for mitigation discounts” (Citizens Property Insurance, Wind Mitigation Inspections). The state’s My Safe Florida Home grants require a home built before January 1, 2008, so homes here do not meet that test (Florida Statutes, section 215.5586). For a seller, the practical step is to have the wind mitigation form, the product approval numbers and the permit file together, because a buyer who can get an insurance quote on day three writes an offer on day four.
Under Florida law, Citizens Property Insurance requires flood coverage as a condition of its personal residential policies on a schedule set by dwelling replacement cost: $400,000 or more for policies effective on or after January 1, 2026, and all other personal lines residential property from January 1, 2027 (Florida Statutes, section 627.351). The rule turns on replacement cost, not sale price, but the recorded prices show how many homes sit in that range: of the 48 recorded sales in the latest 12 months, 32 were at $500,000 or more and 3 more were between $400,000 and $499,999 (our analysis). A buyer who expects to use Citizens will price the flood policy too, so we tell sellers to expect the question and to have the elevation certificate, if one exists, ready to support a quote.
A separate Citizens rule says a residential structure in the wind-borne debris region with an insured value of $750,000 or more is not eligible for Citizens coverage unless it has the opening protections the Florida Building Code requires for new construction (same statute). Four of the 48 recorded sales were at $800,000 or more, so the rule is relevant at the top of the Esplanade at Starling market. Whether a given home was permitted inside that region is on its plan set, so a seller of a higher-value home should have the opening protection documented before the first showing.
A National Flood Insurance Program policy usually starts 30 days after purchase. FEMA lists exceptions, and the one that matters most to a seller is this: “There is no wait if you buy flood insurance while making, increasing, extending or renewing a mortgage” (FEMA FloodSmart, Buy a Policy). A financed buyer can usually bind flood coverage at closing without delaying your sale, which is one more reason to have the quote requested early.
The Esplanade at Starling rules that surface in a sale are the recorded Declaration, the association’s estoppel certificate, the Starling district assessment and its estoppel letter, approvals for past exterior work, gate and sign rules and any open violation. The recorded Declaration was not available to us; it controls. We print nothing we could not trace to a document.
Data updated: October 2026 (Florida Division of Corporations records read October 2, 2026; Starling Community Development District website, FAQ, Ordinance No. 2024-007, budgets and agenda packages of May 1, 2024, August 15, 2025, November 5, 2025, January 7, 2026 and August 5, 2026; Charlotte County DRC-24-156 decision letter).
A buyer comparing your listing with a Taylor Morrison model will ask about the association before the first inspection. Some marketing tools state dues, rental, pet or age rules for Esplanade at Starling as fact. We do not repeat them, because those rules sit in the recorded Declaration and the association’s rules, and we could not read either.
The association is Starling Homeowners Association, Inc., a Florida not-for-profit corporation, document number N24000006543. It filed in June 2024 and shows as active on the Florida Division of Corporations site as of October 2, 2026 (Florida Division of Corporations, Starling Homeowners Association, Inc.). We searched the state’s records for other associations tied to this community, including names beginning “Esplanade at Starling” and “Starling” followed by master, community or property owners, and found none (Florida Division of Corporations, name search for Esplanade at Starling). No sub-association or master association was found. We do not print the association’s officers, the firm named to receive legal papers or its manager, because those change, and the state record is the place to read them on the day you need them.
The association’s officers on the state record also sit on the district board, whose members are Taylor Morrison employees; no turnover date was found (Starling CDD, May 1, 2024 minutes). That is normal in a new Florida community. Chapter 720 of the Florida Statutes sets when members must be allowed to elect directors, and the recorded Declaration sets the details for a specific community (Florida Statutes, section 720.307). Developer control does not stop an owner from selling, but it means the developer’s appointees adopt the budget and set the dues that your buyer will pay.
| Topic a buyer asks about | What we can print |
|---|---|
| Annual dues | Estimated $4,459 to $4,699 a year including lawn maintenance, subject to change, in the district’s 2025 draft bond offering document, using figures furnished by the developer; the adopted budget: Information not available at time of publishing (checked 2026-10-02). |
| Estoppel fee | Information not available at time of publishing (checked 2026-10-02). Capped by section 720.30851 |
| Transfer fee or capital contribution on a sale | Information not available at time of publishing (checked 2026-10-02). |
| Rental rules and any minimum lease term | Information not available at time of publishing (checked 2026-10-02). |
| Pet rules | Information not available at time of publishing (checked 2026-10-02). A dog park is an amenity, not a pet rule |
| For Sale sign rules | Information not available at time of publishing (checked 2026-10-02). |
| Gate, guest and vendor access rules | The community is gated (builder marketing); gate arms with an emergency EVAC system are a county site plan condition; hours, staffing and guest procedures: Information not available at time of publishing (checked 2026-10-02). |
| Age restriction | Not marketed as 55+; Taylor Morrison’s listing data marks its homes as not age-restricted, and the district’s 2025 draft bond document describes the community as active-lifestyle and age-targeted; no recorded age restriction was found |
Source: Florida Division of Corporations; Starling Community Development District documents; Charlotte County DRC-24-156; Taylor Morrison community page, builder marketing seen October 2, 2026. The recorded Declaration was not available to us; it controls.
Other figures for association dues appear in marketing tools. We do not print them, because only figures that trace to an adopted budget, a district record or a county record appear on this page, and the estimate we do print is labelled as an estimate. Your own association statements and the estoppel certificate are where your figure lives, and we obtain both before we list.
The draft bond document applies its association estimate “for all product types” and says it includes lawn maintenance (Starling CDD, August 15, 2025 agenda). For a seller, that is a selling point stated carefully: a buyer pays the association rather than a contractor for the lawn, and the association controls the schedule. What the lawn service includes is in the association’s documents, so we ask the association in writing before we describe it in a listing.
The Starling Community Development District is a unit of special-purpose local government under Chapter 190 of the Florida Statutes, established by Charlotte County Ordinance No. 2024-007 in March 2024 and covering 296.63 acres (Starling CDD, Ordinance 2024-007; Florida Statutes, Chapter 190). Its assessments are not association dues and not county taxes, and they are not optional. The 2027 budget books the operations and debt levies as billed directly by the district, and the district’s July 2026 notice says the Tax Collector will collect the operations assessment on “certain developed property” (Starling CDD, August 5, 2026 agenda). So an owner may see the district on the county tax bill, on a district invoice, or both. We show the district’s published figures by class in the cost section below. The contract and the closing statement decide how the year’s bill is split between you and the buyer.
The district finances stormwater, water and sewer, not the roads or the amenities (Starling CDD, May 1, 2024 agenda, Master Engineer’s Report). The district will own and maintain the stormwater system, and water and sewer lines are dedicated to Charlotte County Utilities. The internal roads are private and belong to the association, so repaving, signs and gate equipment are association expenses paid through dues. The amenities are funded by the developer, and the district’s records say they will be conveyed to the association; no deed has been recorded (Starling CDD, August 15, 2025 agenda). For an owner, the practical point is that a lake, a road or a streetlight may belong to the district, the association or the county, depending on the tract, and the recorded plat and the title commitment for your lot answer it.
The district has five supervisors, and every one is a Taylor Morrison employee (Starling CDD, About the District). A landowners’ election for Seats 3, 4 and 5 is set for November 3, 2026, at 26601 Dove Drive, and in a landowners’ election votes are cast one per acre, so the landowner that still holds most of the land decides the outcome (Starling CDD). The district’s FAQ explains when that changes: after the sixth year and once the district has 250 qualified electors, the seats whose terms are expiring are filled by qualified electors who live in the district (Starling CDD, FAQs). We do not name supervisors on this page. Any owner or buyer can attend a meeting and read the agenda package in advance, which is where budgets, assessment notices and maintenance agreements appear first.
A sale in Esplanade at Starling runs on two estoppel documents, and a seller should know both. The association’s estoppel certificate is its written statement of what a home owes the association; Florida law, section 720.30851, requires the association to issue it within 10 business days of a request and caps what it may charge (Florida Statutes, section 720.30851), and the Department of Business and Professional Regulation publishes the current caps (DBPR, estoppel certificate fee schedule). The district’s estoppel letter, from the district manager, Wrathell, Hunt and Associates, is a separate request: it shows the homesite class, any Series 2025 debt balance and whether the debt was prepaid (Starling CDD, About the District). The fee for the association’s certificate is not published in advance, because it is produced only when a sale is in progress: Information not available at time of publishing (checked 2026-10-02). We have the closing agent order the association certificate as soon as a contract is signed, we request the district letter before we list, and we put both on your net sheet.
Nothing structural or exterior should change on an Esplanade at Starling home without checking the Declaration’s approval process, and buyers and their title companies ask whether past work, a pool, a screen enclosure, a fence or an extended lanai, was approved. We gather your approval letters, if any, before listing. A violation notice, an unpaid assessment or a fine shows up on the estoppel, so clear any open notice before you list and keep the correspondence in the listing file. Fining rules for a homeowners’ association are set by section 720.305 of the Florida Statutes, and the association’s own policies apply within it. We do not print a fine amount for Esplanade at Starling, because we did not read the association’s policies.
Esplanade at Starling is entirely in unincorporated Charlotte County, even though its mailing address says Punta Gorda; the appraiser’s record for a built home reads “In City of Punta Gorda: NO” (Charlotte County Property Appraiser, parcel record), and the county’s rate chart for tax district 121 shows no City of Punta Gorda levy (Charlotte County Property Appraiser, 2025 final rates). The 2025 millage was 15.0855 mills, and the 2026 proposed rate is 15.4046 mills, with the final rate not posted at the time of publishing. The county’s MSBU records for a Starling home show Fire Rescue at $294.90 and solid waste at $335.51 per home, and South Charlotte Stormwater at $26.75 per acre of lot, for MSBU year 2027 (Charlotte County MSBU records). We show every line we can source on the listing so a buyer sees the full cost of ownership on day one.
An Esplanade at Starling seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, for a house in a community with a mandatory homeowners’ association under Chapter 720, the disclosure summary before the buyer signs. Your closing agent confirms which duties apply to your parcel.
Data updated: October 2026 (Florida Statutes 720.401, 720.30851, 689.302, 689.261, 190.048, 553.79 and 553.837; Starling Homeowners Association, Inc. records, Florida Division of Corporations, read October 2, 2026).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel. We make sure the right documents are gathered before a buyer signs, because several of these duties carry a cancellation right for the buyer if they are missed.
The records we reviewed describe one homeowners association, Starling Homeowners Association, Inc., and no sub-association, and every homesite on the recorded plats is single-family detached. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723, and we found no condominium or other regime tied to Starling in the records we read. We have not read the recorded Declaration, so we do not rule one out for any specific parcel, and your closing agent should confirm the regime before a buyer signs.
Section 720.401 of the Florida Statutes applies to the sale of a lot or house in a community with a mandatory homeowners’ association (Florida Statutes, section 720.401). Four facts from the statute matter to a seller:
An Esplanade at Starling owner who bought from Taylor Morrison received the builder’s version of this summary. On a resale the duty moves to you, so we prepare the summary with your closing agent and deliver it with the listing file.
Section 190.048 of the Florida Statutes requires a bold district disclosure in each contract for the initial sale of a parcel or residential unit in a community development district (Florida Statutes, section 190.048), which is the sale you made with Taylor Morrison. A resale is not an initial sale, so the statutory wording does not have to carry over, but a buyer still needs the facts. We disclose the Starling district, its fiscal year 2027 assessment for your homesite class and the district estoppel letter’s answer on prepayment in writing, before an offer is signed. The recorded Notice of Series 2025 Assessments, Instrument No. 3586017 in the Charlotte County Official Records, is what the buyer’s title company will find on its own (Starling CDD, January 7, 2026 agenda), so disclosing it first costs you nothing and buys trust.
The recorded Declaration was not available to us, so we cannot say whether it restates the section 720.401 duty, and we found no published transfer fee or capital contribution charged on a sale: Information not available at time of publishing (checked 2026-10-02). The statutory duty applies regardless of what a recorded document says. What is public is the split of responsibility: the seller owes the disclosure summary before the buyer signs, and the amounts owed to the association appear on the estoppel certificate the closing agent requests.
Section 689.302 requires a seller of residential real property to complete and give the buyer a flood disclosure at or before the time the contract is signed (Florida Statutes, section 689.302). It states whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller has filed a flood insurance claim, including with the National Flood Insurance Program, and whether the seller has received federal flood assistance, including from FEMA. The duty does not depend on the FEMA zone, so a Zone D seller completes it too. Every Esplanade at Starling home was built in 2025, so most owners have a short history to report, and some will answer plainly that nothing has occurred. If you do not know whether the home ever took water, say so rather than guessing.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property’s value and are not readily observable to the buyer (Johnson v. Davis, 480 So. 2d 625). For a new Esplanade at Starling home that can include water intrusion, a warranty repair still open with Taylor Morrison, an unpermitted addition, an unapproved exterior change or a construction defect you know about. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller’s current property taxes, because a change of ownership resets the assessment (Florida Statutes, section 689.261). On a 2025 Starling home that warning matters twice: the county roll lags new construction, so a first tax bill may not yet reflect the finished house, and your homestead exemption and Save Our Homes cap end with your ownership. The Starling district’s assessment and the county’s service lines are charges on the parcel that no exemption reduces, so they carry over to the buyer.
Section 553.79 bars a local building agency from penalizing an arm’s-length buyer because a previous owner’s permit was never closed, and lets an owner close a permit with a different licensed contractor (Florida Statutes, section 553.79). It does not stop a lender, title underwriter or buyer from requiring a permit to be closed before closing, so we check the Charlotte County permit record for anything you added after the builder’s closing, such as a pool or screen enclosure. Separately, Florida law requires a builder to warrant a newly constructed home for one year against construction defects that result in a material violation of the Florida Building Code, and the builder must honor that full one-year period even if the home is sold (Florida Statutes, section 553.837). Anything longer is set by your Taylor Morrison warranty document, so we read it with you and tell the buyer what transfers.
Section 720.30851 governs the association’s estoppel certificate, including what it must state and the deadline for issuing it. The buyer, lender and title company rely on it, so a late or inaccurate certificate can hold up a closing. We order it early, read it against your own records and resolve any difference before the buyer’s inspection period ends.
An Esplanade at Starling buyer will ask which schools serve the home, how long the drive is to the airport, town and a hospital, and what is being built nearby. The district’s Boundary Locator assigned East Elementary, Punta Gorda Middle and Charlotte High to all six addresses we checked, and Punta Gorda Airport is about 13 minutes away.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator, queried October 2, 2026; Florida Department of Education 2026 school grades and report card data; OSRM routing estimates computed October 2, 2026 from 26000 Starling Boulevard; Florida Agency for Health Care Administration; Charlotte County project and petition records read October 2, 2026).
These are the questions that decide whether a relocating buyer keeps reading your listing, so we answer them with primary sources and put the answers in the listing file. Where a record is not public we say so.
We ran six Esplanade at Starling addresses on six streets through the lookup service behind the Charlotte County Public Schools Boundary Locator (Charlotte County Public Schools, Boundary Locator service). Every address returned the same assignment. We do not print house numbers.
| Street | Addresses checked | Elementary | Middle | High |
|---|---|---|---|---|
| Victoria Place | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
| Lark Court | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
| Dunlin Avenue | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
| Dove Drive | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
| Arbor Circle | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
| Brent Lane | 1 | East Elementary | Punta Gorda Middle | Charlotte High |
Source: Charlotte County Public Schools, Boundary Locator, live query for each address, October 2, 2026.
Two controls run the same day show the result is specific to the address: a made-up address in ZIP 33955 returned no schools at all, and the district office’s own Port Charlotte address returned a different set. The locator answers only for addresses already in the district’s file, so a home on a newer street may not show up yet. The district itself says the locator “is only a guide, please call the school indicated to confirm that your child will attend that school.” Before you write a listing that depends on a school, run your exact street address through the district’s Boundary Locator yourself, and if a listing or a builder flyer shows different schools, treat the district’s locator as the answer.
| School | Grade, 2026 | Percent of possible points | Drive from 26000 Starling Boulevard |
|---|---|---|---|
| East Elementary | B | 56 | 10.6 miles, about 17 minutes |
| Punta Gorda Middle | A | 64 | 8.3 miles, about 16 minutes |
| Charlotte High | B | 63 | 8.1 miles, about 14 minutes |
Source: Florida Department of Education, 2026 School Grades Results Packet; Charlotte County Public Schools Boundary Locator; OSRM routing on OpenStreetMap data, free-flow, no traffic, October 2, 2026.
The district as a whole earned an A in 2026. The state’s report card data lists East Elementary as a Title I school, and Charlotte High’s graduation rate component is 95 (Florida Department of Education, school report cards). The state changed its grading scale in 2026, so a 2026 letter should not be read against an earlier year’s letter as if the scale were the same. The district’s five-year facilities work plan lists no new school (Florida Department of Education, Charlotte County Five-Year District Facilities Work Plan). We use the state’s grades alone and no third-party ranking sites. School bus stops for Starling addresses: Information not available at time of publishing (checked 2026-10-02); the district’s transportation portal is where a buyer checks each summer.
| Destination | Minutes (free-flow) | Road miles |
|---|---|---|
| Punta Gorda Airport (PGD) | 13 | 7.8 |
| Downtown Punta Gorda (City Hall) | 14 | 8.2 |
| HCA Florida Fawcett Hospital | 23 | 13.0 |
| AdventHealth Port Charlotte | 23 | 13.1 |
| Port Charlotte Beach Park (harbor beach) | 26 | 13.3 |
| Cape Coral (City Hall) | 29 | 18.7 |
| Fort Myers (City Hall) | 31 | 21.7 |
| Cape Coral Hospital | 31 | 19.7 |
| Port Charlotte Town Center | 32 | 16.9 |
| Babcock Ranch (town center, 42880 Crescent Loop) | 39 | 28.7 |
| Southwest Florida International Airport (RSW) | 47 | 37.2 |
| Englewood Beach (Chadwick Park, Gulf beach) | 55 | 33.9 |
| Fort Myers Beach (Lynn Hall Park) | 57 | 34.5 |
| Sarasota (City Hall) | 74 | 61.4 |
Method: Estimated drive times from 26000 Starling Boulevard (county address point at the Burnt Store Road end), OSRM free-flow routing, no traffic (our analysis, October 2, 2026). From homes on Victoria Place, add about 2 to 3 minutes. Source: OSRM routing engine. Add time for traffic and signals, especially from January to April.
Distance sells when it is stated precisely. We market the real drive, about 13 minutes to Punta Gorda Airport and 14 minutes to downtown Punta Gorda, not a round number, and we say plainly that a Gulf beach day is a planned outing: Englewood Beach measures about 55 minutes, and Port Charlotte Beach Park, at 26 minutes, is a harbor park on Charlotte Harbor and not a Gulf beach. Every trip out of Esplanade at Starling starts on Burnt Store Road, County Road 765, which meets US 41 about 4.7 road miles north and reaches I-75 at Jones Loop Road in about 7.8 road miles.
Esplanade at Starling’s strongest outdoor fact is its neighbor. Charlotte Harbor Preserve State Park covers 45,507 acres and charges no entrance fee, and its Old Datsun Trail, 1.75 miles through hammock and pine flatwoods, starts at a trailhead at 12301 Burnt Store Road, about 2.3 road miles and 6 minutes from the community’s map pin (Florida State Parks, Charlotte Harbor Preserve State Park). The Charlotte Harbor Environmental Center at Alligator Creek, 10941 Burnt Store Road, is about 8 minutes from the same pin (Charlotte Harbor Environmental Center, About). Those figures were measured from a different starting point from the table above, with the same router, so we keep them separate. For a buyer who walks, paddles or watches birds, it is a selling point we state exactly.
Punta Gorda has no open hospital, so the nearest hospitals are in Port Charlotte: HCA Florida Fawcett Hospital and AdventHealth Port Charlotte, both about 23 minutes from the community (Florida Agency for Health Care Administration, FloridaHealthFinder). AdventHealth announced a freestanding emergency department at Jones Loop Road and Mac Ever Street in September 2025, and no opening date has been published (AdventHealth newsroom, September 5, 2025). Starling is in the response zone of Charlotte County Fire Rescue Station 5, 15200 Burnt Store Road, and Station 17, at 11711 Tamiami Trail, has a forecast completion of March 2027 (Charlotte County GIS, fire response zones layer; Charlotte County, Fire Station 17). Which station is dispatched to a given call is set by the county, and we do not state it.
Water and sewer come from Charlotte County Utilities, with lines the district financed (Starling CDD, May 1, 2024 agenda, Master Engineer’s Report). Taylor Morrison markets the community as served by natural gas (builder marketing). The electric provider and internet providers and speeds are not confirmed in any record we read: Information not available at time of publishing (checked 2026-10-02). The county’s amenity approval includes a mail kiosk, which points to central mail collection at the amenity site (Charlotte County, DRC-24-156 decision letter). Buyers who work from home ask about internet first, so we ask you which providers serve the house and put your own account details in the listing file.
The community’s own food and drink is still ahead: the county approved a Bahama bar at the amenity center, and Taylor Morrison lists the Bahama Bar as planned (builder marketing). The nearest full grocery is the Publix at Burnt Store Marketplace, 3941 Tamiami Trail, about 5.0 road miles and 11 minutes from the community’s map pin (Publix, Burnt Store Marketplace), and we found no grocery on Burnt Store Road between the community and US 41. Esplanade at Starling has no golf course, marina or boat ramp of its own; the nearest golf is at Heritage Landing across Burnt Store Road, and the nearest full-service marina is Safe Harbor Burnt Store, in Lee County with a Punta Gorda address.
The facts sort into three groups. Esplanade at Starling’s own later phases, the neighboring plats already recorded and Fire Station 17 are real and underway: expect construction traffic and new neighbors for years. PD-25-13 to the south and the Tuckers Grade Extension are decisions still to be made, by the County Commission and by voters on November 3, 2026. The commercial space on nearby approvals is entitlement without a tenant we could find. Buyers ask whether new neighbors mean traffic, noise or lower prices. We answer with the record, including the county’s 2026 traffic count of 20,346 vehicles a day on the four-lane stretch of Burnt Store Road in front of the community, at level of service C and 53 percent of capacity (Charlotte County, 2026 Roadway Level of Service report), and we do not predict what a project will do to values. We tell buyers to weigh the first group, watch the second and set the third aside until a permit appears.
We market an Esplanade at Starling home to the buyer its setting attracts: a buyer who wants a 2025 home inside a gate without a builder’s wait, who values a 13 minute drive to Punta Gorda Airport and a state park nearby, or a family zoned to county schools. Every listing gets photography, video, aerial footage and a documented file.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Charlotte County DRC-24-156 decision letter; Taylor Morrison community page, builder marketing seen October 2, 2026; OSRM routing estimates computed October 2, 2026).
In a community being built in phases, the setting is the street, the homesite and the finish, and aerial footage shows where the home sits on its block, how built out its street is and how it relates to the lakes and preserve areas. Video shows what an out-of-state buyer cannot see from a listing: the size of the lot, the lanai, the finished landscaping and the short drive from the gate. Esplanade at Starling’s lakes are stormwater lakes the district owns and maintains, and rules on their use are not in any record we read, so we do not market them as recreation. A lake view is a feature of some homesites, not a boating amenity, and we describe it that way.
Before an Esplanade at Starling listing goes live we assemble the recorded Declaration and the association’s budget, the district’s estoppel letter showing your homesite class and debt status, your most recent tax bill and any district invoice, the flood determination and any elevation certificate, the county evacuation zone for the address, the section 720.401 disclosure summary, the flood disclosure, any wind mitigation form, the permit file for anything added after closing, the Taylor Morrison warranty paperwork and your closing documents from the purchase. We publish the headline facts in the listing and hand the full file to serious buyers. A buyer who can get an insurance quote on day three writes an offer on day four.
The county approved the Starling Amenity Center on about 6.8 acres: “a clubhouse, Bahama bar, pool, tennis court, pickle ball courts, bocce ball courts, mail kiosk, community garden, large dog park, and small dog park,” under a decision letter dated March 3, 2025 (Charlotte County, DRC-24-156 decision letter). As of October 2, 2026, Taylor Morrison lists the dog park, tennis and pickleball as open, the resort-style pool as coming soon, the Bahama Bar as planned and The Venue clubhouse as slated to open in early 2027 (builder marketing). So the listing says those things in those words, dated. “Open” and “coming soon” are the builder’s badges, not county certificates, and we found no county record of completion or an opening date for any item. Before we say anything more, we ask the builder or the association in writing what residents can use today, and we say what they confirm.
We also describe the amenities only from the county approval and the builder’s own text for this community. Taylor Morrison uses the Esplanade name elsewhere, and photographs of other Esplanade clubhouses and pools circulate online. We never caption, describe or reuse an image of another community as Esplanade at Starling, and we photograph what stands here.
The zoning carries an unusual storm condition: it requires the clubhouse to be built to the county’s highest wind loads and to serve as a post-storm refuge for residents, though not for all of them at once (Charlotte County, Ordinance 2021-036, PD-21-00010). It is a refuge after a storm passes, not a public storm shelter, and the building is slated to open in early 2027 per the builder. We state it that way, because a buyer who later finds the word “shelter” overstated will doubt the rest.
We list what the community has and what it does not, because a buyer who finds a gap on their own loses trust in the rest of the listing. No golf course, marina or boat ramp appears in the zoning’s permitted uses, the amenity approval or the district records, and no separate club membership or club dues appear in any record we read. Esplanade at Starling is a community you drive from, with the airport and downtown Punta Gorda inside about 14 minutes and the Gulf beaches close to an hour. We market the measured drive, the gate and the new home, and we leave the rest to the buyer’s own visit.
Esplanade at Starling is the marketed name, and Starling is the name on every recorded plat: Starling Phase 1 (Plat Book 27, Page 15), Phase 1 Replat 1 (Plat Book 28, Page 4) and Phase 1 Replat 2 (Plat Book 28, Page 19). Both names belong in a listing so a buyer reading a tax bill or a bond disclosure recognizes the same place. The address reads Punta Gorda, ZIP 33955, and the home sits in unincorporated Charlotte County, so we write the listing that way. A listing that says only “Esplanade” sends buyers to the wrong place, so we write “Esplanade at Starling, Punta Gorda” and name Burnt Store Road.
Your listing appears on the MLS, on our team site at DomainRealtyGroup.com, in our database of qualified buyers across Southwest Florida and in marketing to out-of-state buyers searching the Punta Gorda area before they visit. Open houses are used where they help, subject to the association’s gate and sign rules; for a vacant or seasonal home, private showings to qualified buyers usually work better. For owners who want privacy, we can market quietly to qualified buyers first and launch publicly with what we learn.
Esplanade at Starling is gated (builder marketing), and the gate rules sit in the association’s documents, which were not available to us. Before the first showing we confirm in writing how the association admits visiting buyers, inspectors and appraisers, and every appointment is scheduled with the gate step built in, so no buyer waits at Burnt Store Road. It is a small thing, and it is the first impression your home makes.
On a street where the builder is framing a house, we market what a new contract cannot offer: a finished home on a known homesite, landscaping and extras in place, a recorded price history, real bills and no build schedule. We price it against the recorded closed sales, not the brochure, we show the builder’s dated marketing prices as builder marketing, and we say so in the listing.
We negotiate an Esplanade at Starling sale as the partners who priced it, with the county record in hand. That means answering district, association, flood and insurance questions with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages while Taylor Morrison’s homes sit on the next street.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Florida Statutes 720.30851 and 553.837; Starling Community Development District Final Supplemental Methodology; NAR settlement terms effective August 17, 2024).
Most renegotiations happen after the inspection, usually over an item the buyer’s inspector flags, a question about a past exterior change without an approval letter, or a buyer’s insurance quote. When the listing file already answers those questions, the buyer’s leverage shrinks. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold. On a 2025 home, a buyer will also ask what remains of the Taylor Morrison warranty and whether any warranty claim is open, so we put your warranty paperwork and any builder correspondence in the file.
In Esplanade at Starling a buyer may also negotiate over the district debt. If the district’s estoppel letter shows the Series 2025 debt on your parcel was prepaid at your closing, your buyer inherits only the operations line, $111.70 under the fiscal 2027 budget, and that is a point in your favor we state with the letter attached. If it was not prepaid, the buyer inherits the annual debt installment for your class, and some buyers ask the seller to pay it off. Prepayment is allowed, the payoff amount comes from the district manager in writing, and who pays it is a contract term (Starling CDD, Final Supplemental Methodology). We bring the letter to the table, so the conversation is about a number, not a guess.
A buyer’s lender orders an appraisal, and the appraiser values the home on the comparables available. Esplanade at Starling’s record is young and entirely first sales: 48 recorded sales in the latest 12 months, all builder closings. A record of builder closings means an appraiser has no resale comparables inside the community yet, so we give the appraiser the county record, matched by parcel and date, and we explain how plan, size and homesite differ between sales. We do not promise that an appraisal will meet the contract price. We prepare the evidence so the value is built from what actually closed.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. In Esplanade at Starling we also read how the buyer handles the district class and the association paperwork, because a buyer who asks for the Declaration late can delay a contract. We lay the offers side by side and walk you through each.
Buyers sometimes carry Taylor Morrison’s advertised price or a promotion they heard about to the table. We respond with documents: the recorded sales, the district class and debt status, the closing costs on each side, the options and landscaping already in your home and the move-in date. We never argue that a resale must be cheaper or dearer than a new home, because no Esplanade at Starling resale has been recorded, and we do not read the builder’s advertised starting prices against the county’s recorded prices.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer’s broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring (National Association of Realtors, what the settlement means). A seller can still choose to offer buyer-broker compensation or a concession toward the buyer’s costs. We walk through what is typical in the current market before you list, and the listing agreement, which is the document that holds our fee, is negotiated with you.
Selling an Esplanade at Starling home typically costs the seller the documentary stamp tax on the deed at $0.70 per $100, a negotiated commission, the owner’s title policy that the seller customarily pays in Charlotte County, the association’s estoppel fee, prorated taxes and Starling district assessments, and small recording fees. The association’s transfer fees and estoppel fee are unpublished.
Data updated: October 2026 (Florida Statutes 201.02 and 28.24; Florida Administrative Code rule 69O-186.003; Charlotte County recorded sales, our analysis, September 27, 2025 to September 26, 2026; Starling Community Development District FY2027 adopted budget, FY2026 budget, Final Supplemental Methodology and agenda packages of August 15, 2025, January 7, 2026 and August 5, 2026; Charlotte County Property Appraiser 2025 final and 2026 proposed rates; Charlotte County MSBU records).
Florida has no single closing-cost percentage; the pieces are set by statute, by rule and by your contract. For the full statewide walk-through with worked net sheets, see our guide to seller closing costs in Florida. Here is how it lands in Esplanade at Starling.
| Cost item | At $540,850 (the 12-month median, 48 sales, to September 26, 2026) | At $1,014,800 (highest recorded sale in the 12-month window) | Source |
|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 | $3,786.30 | $7,103.60 | Section 201.02 |
| Owner’s title insurance, promulgated rate, before any reissue credit; in Charlotte County the seller customarily pays, and the contract controls | About $2,780 | About $5,113 | Rule 69O-186.003 |
| Association estoppel | Information not available at time of publishing (checked 2026-10-02). | Information not available at time of publishing (checked 2026-10-02). | Estoppel request |
| Association transfer or capital contribution | Information not available at time of publishing (checked 2026-10-02). | Information not available at time of publishing (checked 2026-10-02). | Association documents |
| Recording, per page | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | Section 28.24 |
| Starling district assessment, prorated | Prorated share of the year’s bill for your class | Prorated share of the year’s bill for your class | Starling CDD FY2027 budget |
| Starling district debt payoff, if the contract requires one | From the district manager’s payoff letter | From the district manager’s payoff letter | Final Supplemental Methodology |
| Commissions | Negotiable | Negotiable | NAR settlement terms |
Dollar figures are our calculations from the published rates. They are not a quote; the title company prepares the exact figures for the closing statement.
The rate is 70 cents per $100 of consideration under section 201.02, the same in every Florida county except Miami-Dade, applied to the full price and rounded up to the next $100 (Florida Statutes, section 201.02; Florida Department of Revenue, documentary stamp tax). The contract allocates who pays it, and in most Charlotte County residential contracts the seller does. On $540,850 the deed stamps are $3,786.30, and on $1,014,800 they are $7,103.60.
Florida sets the owner’s title premium by rule: $5.75 per $1,000 up to $100,000 of coverage, $5.00 per $1,000 from $100,000 to $1 million and $2.50 per $1,000 from $1 million to $5 million (Florida Administrative Code, rule 69O-186.003). On $540,850 that works out to about $2,780, and on $1,014,800 about $5,113. Every title company charges the same premium for the same coverage. In Charlotte County the seller customarily pays the owner’s title policy, and the contract controls, so treat it as negotiated and ask us how it is being handled on your sale. Because you bought your Esplanade at Starling home recently, ask the title company whether a reissue credit applies to your prior policy. The title search on a Starling resale also picks up the recorded Notice of Series 2025 Assessments, Instrument No. 3586017, which is why we have the district’s letter ready.
A buyer reads your listing with the whole cost stack in mind, so we show it up front. Every billed layer we could identify is in this table. Where a layer is unpublished, the table says so and does not estimate. Read three things first: fiscal year 2027 (October 1, 2026 to September 30, 2027) is the district’s adopted budget and the first year it levies assessments on homesites; the debt part may already be prepaid on some Phase 1 homes, which only an estoppel letter settles; and the budget expects to bill directly, while some developed homes may see the assessment on the county tax bill instead.
| Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
| Starling district, 42-foot homesite | $1,051.83 (operations $111.70 plus Series 2025 debt $940.13) | Annual, FY2027 | District administration; debt service on the Series 2025 bonds that built stormwater, water, sewer, walls, landscaping and mitigation | FY2027 budget |
| Starling district, 52-foot homesite | $1,275.68 (operations $111.70 plus debt $1,163.97) | Annual, FY2027 | Same | FY2027 budget |
| Starling district, 62-foot homesite | $1,499.52 (operations $111.70 plus debt $1,387.82) | Annual, FY2027 | Same | FY2027 budget |
| District notice note | The mailed July 2026 notice states operations at $118.83 per home including collection costs and early payment discounts; the budget figures above are after those adjustments | Annual | Operations | August 5, 2026 agenda |
| District debt term | Series 2025 bonds repaid through May 1, 2056; prepayment allowed; a payoff amount comes from the district manager (Wrathell, Hunt and Associates) | Through 2056 | Debt service | Final Supplemental Methodology |
| Starling Homeowners Association | Estimated $4,459 to $4,699 a year including lawn maintenance, subject to change (the district’s 2025 draft bond offering document, figures furnished by the developer); adopted budget not available | Annual | Common areas, private roads, the gate, amenities once conveyed, lawn maintenance | August 15, 2025 agenda |
| Club or amenity dues | None found in any record | n/a | n/a | District and county records read for this page |
| County ad valorem millage, tax district 121 | 15.0855 mills for 2025; 15.4046 mills proposed for 2026 (sum of the published proposed rates); final 2026 not posted | Annual | County, schools, law enforcement, lighting, water management, navigation, environmentally sensitive lands | 2025 final rates; 2026 proposed rates |
| Charlotte County Fire Rescue MSBU | $294.90 per home (MSBU year 2027) | Annual | Fire and emergency medical service | County MSBU records |
| Sanitation (solid waste) MSBU | $335.51 per home (MSBU year 2027) | Annual | Curbside collection and disposal | County MSBU records |
| South Charlotte Stormwater MSBU | $26.75 per acre of lot (MSBU year 2027) | Annual | County stormwater utility | County MSBU records |
| Capital contribution at closing | Unpublished | One time | Unpublished | Information not available at time of publishing (checked 2026-10-02). |
| Transfer, estoppel and resale certificate | Unpublished (estoppel fees are capped by section 720.30851, Florida Statutes) | At sale | Unpublished | Florida Statutes, section 720.30851 |
| Owner’s title policy | In Charlotte County the seller customarily pays; the contract controls | At sale | Title insurance | County custom |
| Homeowners and flood insurance | Unpublished (no quotes) | Annual | Wind, flood, liability | Information not available at time of publishing (checked 2026-10-02). |
Source for the district rows: Starling Community Development District, FY2027 adopted budget. Totals as printed in the budget; the 52-foot total is one cent above the sum of its two parts because of rounding in the source.
For a seller, the point is to know which line your buyer inherits. The district assessment runs with the lot, so a buyer who takes your home takes the district’s line for its class, and if the debt was prepaid at your closing, only the operations line. The noticed operations figure is the maximum rate, so owners receive a new mailed notice only if the district proposes to raise it (Starling CDD, August 5, 2026 agenda). The fiscal 2027 operating budget is administrative, with management, legal, engineering, audit, trustee and insurance lines and no amenity, pool or clubhouse line, so the cost of running the amenities will sit in the association’s budget once they are conveyed.
Behind the debt lines sit the district’s one bond issue: $12,530,000 of Series 2025 Special Assessment Revenue Bonds, closed November 7, 2025, with coupons of 4.500 percent for maturities from 2027 to 2035, 5.375 percent from 2036 to 2045 and 5.600 percent from 2046 to 2056, and a final principal payment on May 1, 2056 (Starling CDD, January 7, 2026 agenda). The district’s 2025 draft bond document says it intends to issue more bonds for later work, with no amount or date set; a later series would be assessed on the land it benefits under a methodology adopted when it is sold (Starling CDD, August 15, 2025 agenda). We never tell a buyer what a prepayment would cost for a specific lot, because that figure comes from the district manager’s letter for that parcel.
This matters at closing. The 2027 budget books the district levies as billed directly, and the district’s July 2026 notice says the Tax Collector will collect the operations assessment on “certain developed property” (Starling CDD, August 5, 2026 agenda). If your district charge comes on a direct invoice, it is not in a lender’s tax escrow and it is not prorated automatically with the county bill, so we make sure the closing agent prorates it separately. We did not see a tax bill for a Starling home, so we ask you for yours.
The county’s 2025 final rates for tax district 121 total 15.0855 mills. A mill is $1 per $1,000 of taxable value, so 15.0855 mills is $1,508.55 per $100,000 of taxable value, before any non-ad valorem lines. That is our arithmetic. Taxable value for a given home depends on its assessed value and on exemptions such as homestead, which we cannot know for your parcel.
| Taxing authority, tax district 121 | 2025 mills | 2026 proposed mills |
|---|---|---|
| County general fund | 6.0394 | 6.1576 |
| County law enforcement | 2.1449 | 2.3618 |
| County lighting | 0.1907 | 0.1907 |
| Environmentally sensitive lands (voter approved) | 0.2000 | 0.2000 |
| West Coast Inland Navigation District | 0.0394 | 0.0394 |
| Southwest Florida Water Management District | 0.1831 | 0.1831 |
| School, required by state law | 3.0400 | 3.0240 |
| School, local board | 3.2480 | 3.2480 |
| Total | 15.0855 | 15.4046 |
Sources: Charlotte County Property Appraiser, 2025 final rates by tax district; 2026 proposed rates. The 2026 total is our sum of the proposed line items. Property taxes are paid in arrears for the calendar year, and at closing taxes are prorated to the closing date. The association’s dues are billed by the association, not the county.
The county’s records for a built Starling home show three non-ad valorem assessments, each listed for MSBU year 2027 (Charlotte County MSBU records).
| County assessment | Basis | Rate shown | Prior rate | Maximum rate |
|---|---|---|---|---|
| Charlotte County Fire Rescue | Per home | $294.90 | $278.20 | $372.30 |
| Sanitation (solid waste collection and disposal) | Per home | $335.51 | $324.64 | $340.00 |
| South Charlotte Stormwater Utility | Per acre of lot | $26.75 | $26.75 | $26.75 |
The stormwater charge is small because it is per acre. On a 0.18-acre homesite, $26.75 per acre works out to about $4.82 a year (our arithmetic).
The association does not publish an estoppel fee, a transfer fee or a capital contribution in any document we could read: Information not available at time of publishing (checked 2026-10-02). The document that holds them is the estoppel certificate request itself, so we order it early and put the amount on your net sheet before you accept an offer. Florida caps what an association may charge for an estoppel, and the Department of Business and Professional Regulation publishes the current caps.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523 (Internal Revenue Service, Publication 523). An Esplanade at Starling owner who bought in 2025 or 2026 should run the ownership and use tests with a tax adviser before listing, because the timing matters. If you will buy another Florida homestead, portability can move part of your Save Our Homes difference to the new home, capped at $500,000, if you establish it within the period the statute sets (Florida Statutes, section 193.155; Florida Department of Revenue, homestead exemption and portability). On a home bought new and recently assessed, the difference to port may be small. Confirm both with your tax adviser or closing agent before you list.
Esplanade at Starling’s 42, 52 and 62 Collections are product lines, not separate neighborhoods: every collection sells inside one gate, one association, one district and one planned amenity center. A seller prices the home, the plan and the homesite class, and the district’s estoppel letter, not the brochure, says which class a lot carries.
Data updated: October 2026 (Taylor Morrison community page, builder marketing seen October 2, 2026; Starling Community Development District FY2027 adopted budget and Final Supplemental Methodology; Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Florida Division of Corporations).
A seller in a multi-builder community is selling against several product lines. An Esplanade at Starling seller is selling against one builder’s three collections, and buyers often tour all three in a single visit to the model row. This section explains what changes from one collection to the next and what does not.
Collections differ in three ways a buyer will notice. The first is the plan set: the 42 Collection’s three plans run from 1,483 to 1,709 square feet, the 52 Collection’s five from 1,843 to 2,903, and the 62 Collection’s six from 2,475 to 4,591, one and two stories, 2 to 6 bedrooms (builder marketing seen October 2, 2026). The second is the district class: the district bills 42-foot, 52-foot and 62-foot homesites at $1,051.83, $1,275.68 and $1,499.52 for fiscal 2027, the same $111.70 of operations on each and a debt share that rises with the class. The third is the price range the homes reach, which in the recorded file runs from $305,000 to $1,014,800.
What does not change is who governs you. A 42 Collection home on Lark Court and a 62 Collection home on Victoria Place belong to the same association, pay the same district operating charge, pass the same gate and will share the same amenity center. We found no association for any collection in the state’s corporate records.
No county sales field records the collection, so we print no median for a single collection and make no claim about which collection holds value better. Days on market by collection is an MLS measure and was not available: Information not available at time of publishing (checked 2026-10-02). Until resales record, the evidence for any collection is a set of builder closings, and we match your home to them by size, plan and street rather than by label.
The district’s 42, 52 and 62 foot classes and Taylor Morrison’s collection names match, but the class names are a billing and marketing vocabulary, not a measurement. The recorded plat gives a lot’s true dimensions, and the class of any one lot comes from the district’s assessment roll or an estoppel letter (Starling CDD, Final Supplemental Methodology, November 5, 2025 agenda). We print no lot widths measured from county maps and no count of lots per class. Two neighbors on the same street can sit in different classes, so we confirm yours before quoting a figure.
An Esplanade at Starling home answers to the recorded Declaration for Starling Homeowners Association, Inc., the Starling district’s assessment roll and the county tax bill. Your Taylor Morrison purchase agreement and warranty add terms specific to your purchase, including any resale terms. We have not read the Declaration. A seller should expect the buyer’s title company to ask for all of it, and we collect it before listing.
We do not price a 62 Collection home from 42 Collection sales, and we do not price a two-story plan from single-story sales. Because the roll records heated living area for the built homes, from 1,373 to 3,160 square feet, we can match your home to recorded sales of a similar size, list those sales individually and read them, and then explain the difference to buyers in writing. Where a plan has too few recorded sales, we widen to similar sizes from the neighboring collection and say which is which.
At the lower end, the smallest homes on the roll cluster on Lark Court and Robin Avenue, where the lowest recorded prices are, down to $305,000 on Lark Court. A seller there competes most directly with the builder’s lowest advertised plans, so condition, landscaping and move-in timing carry the comparison. At the upper end, four of the 48 sales recorded at $800,000 or more, and the two at $1,000,000 and up were on Brent Lane and Dove Drive. A seller there has the thinnest comparable set in the file, so we price against the closest recorded matches in size and homesite and never against the single top sale, and we check the Citizens opening-protection rule for a buyer who may need it.
A buyer will ask whether the builder is still selling the same plan nearby, what the warranty covers and for how long, which district class the lot carries and whether its debt was prepaid, and how long construction will continue on the street. The first is builder marketing, the second is your warranty document, the third and fourth are the district’s estoppel letter, and the last is the county’s plat and site plan record. We have all of them in the file before the first showing, so the answer comes from the document and not from us.
Esplanade at Starling sellers should tell buyers plainly that Esplanade at Starling and Turnleaf are next-door new-construction communities on Burnt Store Road, each with its own district and approved amenities, but they differ in builders, gate, prices, fees and flood maps. Then sell the difference: a gate, lawn care in the association estimate and a lower first-year district bill.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Esplanade at Starling; Starling Community Development District documents; Charlotte County; FEMA; our Turnleaf guide for every Turnleaf figure, read October 2, 2026).
Buyers cross-shop these two, and a seller who knows both sets of facts can answer the question before it becomes an objection. If you own in Turnleaf instead, our Turnleaf seller guide covers that community on its own terms.
Every Turnleaf figure below is cited to our Turnleaf guide. Esplanade at Starling figures come from county records, the Starling district’s documents, FEMA and builder marketing.
| Factor | Esplanade at Starling | Turnleaf (our guide) |
|---|---|---|
| Where it sits | East side of Burnt Store Road, south of Turnleaf, north of Zemel Road | East side of Burnt Store Road, directly north of Esplanade at Starling |
| Builders | One, Taylor Morrison (seen October 2, 2026) | Four: Dream Finders Homes, Lennar, M/I Homes, Perry Homes |
| Size of the plan | 774 homesites planned (county approval); zoning ceiling 1,440; 407 platted | Up to 1,762 homes approved; 412 platted |
| Gate | Gated (builder marketing); county condition requires gate arms with an EVAC system | Developer states it will not have restricted access |
| Recorded sales, same window | 48, median $540,850, September 27, 2025 to September 26, 2026 | 79, median $350,000, same window |
| Recorded range | $305,000 to $1,014,800 | $239,500 to $887,400 |
| District | Starling CDD; FY2027 adopted $1,051.83 to $1,499.52 by homesite class, the first year of homesite assessments | Coral Creek CDD; FY2026 on-roll $1,946.81 to $3,015.02 per single-family home |
| District bonds | Series 2025, $12,530,000, repaid through May 1, 2056 | Series 2024, $12,820,000, maturing through 2054 |
| Association | Estimate $4,459 to $4,699 a year including lawn maintenance (draft bond document) | Not published |
| Amenity center | Approved March 2025 (DRC-24-156) on about 6.8 acres; dog park, tennis and pickleball open per builder; The Venue clubhouse slated for early 2027 | 5,500 sq ft building, pool, four pickleball courts and bocce approved; not built |
| Flood map | Zone D on every lot; no map revision | May 2026 revision put every built home’s lot in Zone X |
| Evacuation zone | Split: all 42 built homes in Zone D; 218 of 457 parcels in Zone C | Split: of 73 built homes, 68 in Zone D and 5 in Zone C |
| Assigned schools | East Elementary, Punta Gorda Middle, Charlotte High | Same three |
Sources: Charlotte County Property Appraiser public sales files, our analysis; DRC-24-171; PD-21-00010, Ordinance 2021-036; DRC-24-156; Starling CDD FY2027 adopted budget; Starling CDD, January 7, 2026 agenda; Starling CDD, August 15, 2025 agenda; FEMA National Flood Hazard Layer; Charlotte County evacuation zones layer; Boundary Locator; builder marketing, seen October 2, 2026 (not linked); our Turnleaf guide. The two district rows are different fiscal years, 2027 for Starling and 2026 for Coral Creek, and they are read here as each district publishes them.
The first practical difference is how many builders a buyer can compare without leaving the community. Esplanade at Starling has one, and Turnleaf’s guide lists four. For an Esplanade at Starling seller, that cuts both ways: your buyer has fewer new-home product lines to compare inside the gate, and your home competes with one builder’s advertised starting prices rather than four. It also means a buyer who already favors Taylor Morrison’s plans can buy one finished from you, on your timeline, rather than wait for the builder to build it.
Esplanade at Starling and Turnleaf share a 12-month window, September 27, 2025 to September 26, 2026, so their recorded-sale counts line up exactly: 48 for Esplanade at Starling, 79 for Turnleaf. Both records are first sales of new homes, by our analysis here and by the Turnleaf guide’s analysis there. Esplanade at Starling’s file sits higher: 28 of its 48 sales recorded between $500,000 and $799,999, four at $800,000 or more, and its top sale, $1,014,800 on Brent Lane, is above Turnleaf’s $887,400 high, while its lowest, $305,000, is above Turnleaf’s $239,500 low. Neither fact makes one community a better buy. It means a buyer above $500,000 has more recorded evidence to work with here than the smaller count suggests, which is a point a seller in that range can make.
The Starling district’s fiscal 2027 adopted budget lists $1,051.83 to $1,499.52 per homesite by class, and on Phase 1 homes where the builder prepaid the Series 2025 debt at closing, the owner pays only the $111.70 operations line. Turnleaf’s guide prints Coral Creek district on-roll totals of $1,946.81 to $3,015.02 per single-family home for fiscal 2026, a different year. On the association side, Esplanade at Starling has a draft estimate that includes lawn maintenance, and Turnleaf’s association dues are not published. A draft estimate on one side and nothing on the other cannot be compared as totals. Tell a buyer to compare the full set of recurring charges on a named homesite in each community, in writing, and have yours ready.
The gate is the plainest difference: Esplanade at Starling is gated, and Turnleaf’s guide reports that its developer states Turnleaf will not have restricted access. On amenities, Esplanade at Starling’s program is approved and partly open per the builder, with the clubhouse slated for early 2027, while Turnleaf’s guide describes an approved center that is not built. On flood maps, every Starling lot is Zone D on the current panel with no revision, while Turnleaf’s May 2026 revision put every built home’s lot there in Zone X. A seller here should state the Zone D fact plainly and let the lender’s determination for the structure do its work, because in either community that determination is the flood answer that counts.
Four names cause confusion on this corridor. Esplanade at Starling is Taylor Morrison’s name for the community the county records as Starling, and its district and association carry the Starling name. Taylor Morrison uses the Esplanade name on several Florida communities, so a buyer reading reviews or fee figures for “Esplanade” may be reading about another place. Turnleaf’s district is the Coral Creek CDD, and Coral Lakes, also to the north, is a separate community with its own Coral Lakes CDD (Charlotte County GIS, petitions layer). When a buyer reads any document for your home, the legal description should say Starling, and we put it in the listing file.
Tell a buyer to choose Esplanade at Starling if they want a gated, single-builder amenity community with lawn care in the association estimate, if their budget sits above $500,000 where 32 of the 48 recorded sales fall, if they want an amenity program that is partly open already, or if they want a first-year district bill under $1,500 by homesite class. Tell a buyer to choose Turnleaf if they want to compare four builders, lower recorded prices and a 2026 flood revision on the built lots, and they accept a higher district assessment. If budget decides, tell them to compare the all-in recurring charges on a named home in each, not the medians. If they are undecided, tour both on the same day and bring us the paperwork for each. We sell in both, and we would rather a buyer choose on documents than on a table.
You can get a free Esplanade at Starling home valuation three ways: through our Esplanade at Starling home valuation page, through the valuation form for Esplanade at Starling sellers, or by calling or texting Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales, labelled by date and source.
We do not send an automated number. We send the recorded comparables from the county file, Taylor Morrison’s dated marketing prices labelled as builder marketing, your homesite’s Starling district class and the assessment a buyer will see, the district’s answer on whether your Series 2025 debt was prepaid, your flood map position on panel 12015C0409G, the association and county charges a buyer will ask about, and a net sheet. There is no obligation.
Your address, your collection and plan name, your closing statement from the purchase, your most recent tax bill and any district invoice, the association documents and statements you received, your Taylor Morrison warranty paperwork, any flood determination or elevation certificate, whether you hold a wind mitigation form, a list of options and additions made after closing, whether any exterior work lacks an approval letter, and whether you have had any water on the lot. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.
Call or text Jesse McGreevy at (239) 898-6072 or call Marc Comisar at (239) 287-5873, or use the Esplanade at Starling seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in Esplanade at Starling.
Most Esplanade at Starling owners net more by listing with an experienced agent, because the builder next door, the district and association paperwork, the gate and the flood file are what stall a sale, and an agent resolves them. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on an Esplanade at Starling home specifically, where a buyer is weighing a Taylor Morrison model and where disclosure timing, two estoppels and insurance readiness decide whether a contract survives.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Competing with the builder | Side-by-side comparison against the recorded sales, with builder prices labelled as builder marketing | Not addressed; the buyer prices the risk | Handled by the owner |
| Flood, district and insurance questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
| Association and district paperwork (720.401 summary, both estoppels, district class and debt status) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Gated showings | Scheduled through the association’s procedure | One visit | Arranged by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who should choose it | Most Esplanade at Starling sellers, especially larger and higher-priced homes | Owners who value speed over price | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your home’s value depends on facts a buyer has to be shown: the plan and options, the homesite, the flood file, the finished landscaping, the district class and whether the debt was prepaid. Choose a cash sale if speed matters more than price and you accept the discount that comes with it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the section 720.401 summary and the flood disclosure. If you are unsure, a free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which an Esplanade at Starling seller can weigh, are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Verified Google review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call or text Jesse McGreevy at (239) 898-6072.
These are the questions Esplanade at Starling owners ask us most, answered from Charlotte County’s recorded sales, the Starling Community Development District’s own documents, FEMA and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, call or text Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026, newest qualified home sale September 4, 2026; Starling Community Development District FY2027 adopted budget, Final Supplemental Methodology and January 7, 2026 agenda package; FEMA panel 12015C0409G; Florida Statutes read October 2, 2026).
Your value is set by recorded sales of comparable homes: a similar plan and size, a similar homesite and the same district class. Charlotte County recorded 48 sales in Esplanade at Starling from September 27, 2025 to September 26, 2026, at a $540,850 median, from $305,000 to $1,014,800. That median is the midpoint of all 48 first sales, not the value of yours. Request a free Esplanade at Starling home valuation and we will build a specific number with the recorded comparables attached.
Start by gathering what an Esplanade at Starling buyer will ask for: your tax bill and any district invoice, the district’s estoppel letter for your parcel, the association documents and statements, any architectural approval letters, the flood determination, your Taylor Morrison purchase agreement and warranty papers, and your closing documents. Then price from the county’s recorded sales and list with an agent who puts those facts in front of buyers on day one. Call or text Jesse McGreevy at (239) 898-6072 to begin.
The best Esplanade at Starling listing agent prices from Charlotte County’s recorded sales, knows what Taylor Morrison is advertising on the next street and can walk a buyer through the district class, the prepaid debt question, the Zone D map and the association’s documents. McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and both partners work every listing personally. Our best Punta Gorda agents guide explains how we are measured.
Charlotte County recorded 48 qualified sales of improved properties in Esplanade at Starling from September 27, 2025 to September 26, 2026 (Charlotte County Property Appraiser public sales files, our analysis). By calendar window, it recorded 14 sales in 2025 at a $595,300 median and 38 sales from January 1 to September 26, 2026 at a $537,350 median. The windows overlap the 12-month count, so they are never added together. The newest sale in the county file dated September 27, 2026 was dated September 4, 2026.
Not as a qualified sale in the county file. No Esplanade at Starling home appears twice as a qualified sale in the Charlotte County Property Appraiser’s public sales files, so the 12-month record of 48 sales is first sales of new homes from the builder (our analysis). That does not mean no owner has sold; it means no resale has been recorded as a qualified sale yet. If you list now, your sale may be among the first resales, and later sellers will be priced against it.
We cannot give you a days-on-market figure for Esplanade at Starling that we can stand behind. Information not available at time of publishing (checked 2026-10-02). 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. What we can say is that 48 recorded sales in 12 months means buyers are closing here, and a home priced on those sales and presented with its paperwork ready gives a buyer fewer reasons to hesitate.
Information not available at time of publishing (checked 2026-10-02). The county’s files record the price paid, not the price asked, so the gap between the two cannot be measured from public records, and in a market of builder first sales the builder’s list and close prices follow its own contract terms. Our approach is to set the asking price from recorded sales so that the gap is small to begin with, then negotiate from the first offer on your behalf.
The county recorded 48 sales from September 27, 2025 to September 26, 2026, per the Charlotte County Property Appraiser public sales files, our analysis, from $305,000 to $1,014,800. By price band, 13 sold from $300,000 to $399,999, 3 from $400,000 to $499,999, 13 from $500,000 to $599,999, 15 from $600,000 to $799,999, 2 from $800,000 to $999,999 and 2 at $1,000,000 or more. The newest qualified home sale in the county file dated September 27, 2026 was dated September 4, 2026.
The 12-month median was $540,850 on 48 recorded sales from September 27, 2025 to September 26, 2026. With an even count, it is the midpoint of the two middle sales, $538,700 and $543,000, so no single home sold at exactly that price. By calendar window, the county recorded 14 sales at a $595,300 median in 2025 and 38 at $537,350 from January 1 to September 26, 2026. These windows overlap and are not added or averaged.
Two bands hold most of the sales. Of the 48 recorded sales in the 12 months to September 26, 2026, 15 were from $600,000 to $799,999, a band $200,000 wide, and 13 were from $500,000 to $599,999, so 28 of the 48 closed between $500,000 and $799,999. Another 13 were from $300,000 to $399,999, and only 3 fell between $400,000 and $499,999. Where your home sits depends on its plan, size and homesite.
The highest recorded sale in the 12 months to September 26, 2026 was $1,014,800 on Brent Lane, recorded July 24, 2026. The county roll does not yet carry a year built or a living area for that home, so we print no size for it. Two of the 48 sales were $1,000,000 or more, on Brent Lane and Dove Drive. It is the top of the range, not the middle, and it is not a prediction for any other home.
The highest recorded prices are on Brent Lane, Dove Drive and Victoria Place, and the lowest on Lark Court and Robin Avenue (Charlotte County Property Appraiser public sales files, our analysis). We print no median by street, because the counts per street are small and a street average hides the plan and homesite differences that drive price. The built homes on the roll are on Victoria Place, Lark Court, Dove Drive, Dunlin Avenue and Robin Avenue, so those streets supply most of today’s comparables.
We cannot answer that honestly from public records, and we do not try. Taylor Morrison advertises base prices on its own site, which we label as builder marketing seen October 2, 2026. The county records what buyers paid, after homesite premiums, options and incentives. The two come from different sources, cover different products and different dates, and we do not set one against the other to claim a gain or a discount. Your valuation uses recorded sales only.
For most buyers, yes, and we price with that in mind. Taylor Morrison is the only builder and still owns most of the parcels on the county roll, and its plans are advertised from $313,999 for the Alta to $626,999 for the Ravenna, builder marketing seen October 2, 2026, not recorded sales. We set your listing beside those offers, never under them as a floor. Our guide to competing with new construction walks through it.
Yes. Resales happen in communities with an active builder every day, and buyers who compare often value a finished home they can close on soon, a landscaped homesite, options already installed and real bills they can read. The builder’s advertised prices are marketing and can change. Our job is to show a buyer what your home offers that a contract on a new homesite does not, and to price it on the recorded record.
We price against recorded sales and the builder’s advertised starting prices, and we make no claim about what promotion Taylor Morrison is offering on a given day, because offers change and are not part of the public record we reviewed. What a buyer weighs is the total: price, timeline, finished condition and the cost of ownership. We check the builder’s current marketing on the day we price your home and again as the listing runs, and we tell you when it moves.
Yes, the public record we reviewed sets no minimum ownership period. Your Taylor Morrison purchase agreement and the recorded Declaration may add terms, and the Declaration was not available to us, so we read both with you before we list. The tax side of a quick sale depends on your purchase price, your use of the home and how long you owned it, and a CPA or tax attorney is the right person to run those numbers before you accept an offer.
Florida law requires a builder to warrant a newly constructed home for one year against construction defects that result in a material violation of the Florida Building Code, and the builder must honor that full one-year period even if the home is sold (Florida Statutes, section 553.837). A builder’s express written warranty can take its place if it meets the statute’s terms. Anything longer is set by your warranty document, so we read it with you and tell the buyer what transfers.
The assessment is billed on the property, not on you personally. For fiscal year 2027, the first year the district bills homesites, the adopted budget lists $1,051.83 for a 42-foot homesite, $1,275.68 for 52-foot and $1,499.52 for 62-foot (Starling CDD, FY2027 adopted budget). The contract and the closing statement decide how the year’s bill is split between you and the buyer, and the buyer takes on the assessment going forward. If the district bills you directly rather than on the tax bill, we make sure the closing agent prorates it.
No. The Series 2025 debt assessment stays with the homesite unless it is paid off, and a buyer takes over the annual installment. The district’s one bond issue, $12,530,000 of Series 2025 bonds, closed in November 2025 and is repaid through May 1, 2056, and prepayment is allowed (Starling CDD, Final Supplemental Methodology). A payoff amount for your home comes from the district manager, Wrathell, Hunt and Associates, and the contract decides who pays it, if anyone does.
Yes, and the answer changes what a buyer pays each year. The district’s methodology says Taylor Morrison intends to prepay the Series 2025 debt assessment on Phase 1 homes at closing, so some homes may carry only the $111.70 operations assessment under the fiscal 2027 budget. An intent is not a guarantee, and only a district estoppel letter settles it for a specific home, so we request yours from the district manager before we list and put the answer in the listing file.
As one line in the cost of ownership, shown by homesite class and fiscal year: $1,051.83, $1,275.68 or $1,499.52 for fiscal 2027, each combining $111.70 of operations with Series 2025 debt service, or $111.70 alone if your debt was prepaid. The budget expects to bill the assessment directly, and the district’s notice says some developed homes may see it on the county tax bill instead (Starling CDD, August 5, 2026 agenda). We show your actual bill and the district’s letter.
The statutory wording does not have to. Florida Statutes section 190.048 requires the bold district disclosure in each contract for the initial sale of a parcel or residential unit in a community development district (Florida Statutes, section 190.048), which is the sale you made with Taylor Morrison. A resale is not an initial sale, but a buyer still needs the facts, so we disclose the district, its assessment for your homesite class and the estoppel letter’s answer on prepayment in writing before an offer is signed.
In practice the buyer’s title company requests one from the association once there is a contract. Florida Statutes section 720.30851 requires the association to issue the certificate within 10 business days of a request and caps the fee (Florida Statutes, section 720.30851). The Starling association’s own estoppel fee: Information not available at time of publishing (checked 2026-10-02). The district’s estoppel letter is a separate request to the district manager. We order both early and show the amounts on your net sheet.
Ask the association in writing, and have the request go through the estoppel process once you have a contract. Starling Homeowners Association, Inc. is active on Sunbiz as of October 2, 2026. The association’s adopted budget was not available to us, and the only published dues figure is a draft estimate, so your own statements and the estoppel certificate are what show what you owe. We request both at the start of a listing.
Yes. Developer control of the association does not stop an owner from selling. Starling Homeowners Association, Inc. was filed in June 2024, its officers on the state record also sit on the district board, whose members are Taylor Morrison employees, and no turnover date was found. Any approval or notice a sale requires is set in the recorded Declaration, which was not available to us, so we confirm it with the association in writing before listing.
Information not available at time of publishing (checked 2026-10-02). Sign rules sit in the recorded Declaration or the association’s rules, and the Declaration was not available to us; it controls. Before we place a sign, a lockbox or an open house notice, we confirm the rule with the association in writing, so you do not receive a violation notice during the sale.
Esplanade at Starling is gated (builder marketing), and the county’s site plan conditions require gate arms with an emergency EVAC system (Charlotte County, DRC-24-156). The gate rules themselves sit in the association’s documents, which were not available to us, so before the first showing we confirm in writing how the association admits visiting buyers, inspectors and appraisers. Every appointment is then scheduled with the gate step built in.
In Charlotte County the seller customarily pays for the owner’s title insurance policy, and the contract can assign it differently. Florida sets the premium by rule, Rule 69O-186.003, at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, before any reissue credit. On a $540,850 sale that is about $2,780. The buyer typically pays the lender’s policy and the closing fees the contract assigns them.
A seller typically pays the documentary stamp tax on the deed at $0.70 per $100, the owner’s title policy as custom, the negotiated brokerage commission, the association’s estoppel fee, prorated property taxes and Starling district assessments, any loan payoff and small recording fees. On a $540,850 sale the stamp tax is $3,786.30. Our seller closing costs guide lists every line, and our cost section above works it through for Esplanade at Starling.
We cannot give tax advice, so talk to a CPA. In general terms, a seller who owned and lived in the home as a primary residence for two of the last five years may exclude part of the gain under federal rules, and IRS Publication 523 explains them (Internal Revenue Service, Publication 523). An Esplanade at Starling home bought in 2025 or 2026 may not meet that test yet, and a second home or rental is treated differently, so have your CPA run your numbers before you accept an offer.
The exemption does not move, but the tax saving it built up may. The Florida Department of Revenue explains that a homeowner may be able to transfer, or port, all or part of the Save Our Homes assessment difference to a new Florida homestead, and the statute caps the amount ported at $500,000 (Florida Statutes, section 193.155). On a home bought new and recently assessed, the difference may be modest. Apply through the Property Appraiser in the county of the new home.
Florida Statutes section 689.302 requires a seller of residential real property to complete and give the buyer a flood disclosure at or before the time the contract is signed. It states whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller has filed a flood insurance claim, including with the National Flood Insurance Program, and whether the seller has received federal flood assistance, including from FEMA (Florida Statutes, section 689.302). Answer from your own knowledge.
Florida requires you to disclose known facts that materially affect the value of the home and are not readily observable, under Johnson v. Davis. Section 689.302 requires a flood disclosure at or before contract, and section 720.401 requires the association disclosure summary before the buyer signs, with a contract clause making it voidable by the buyer if the summary was not provided first. Our disclosure guide above covers each one. Ask a Florida real estate attorney about your specific facts.
It changes what a lender reads, and we state it as a fact rather than a price effect. Every lot on the Starling plats is in FEMA flood zone D on the current map, panel 12015C0409G, effective December 15, 2022. Zone D is not a Special Flood Hazard Area on that map, and the map gives no Base Flood Elevation. The lender’s determination for your structure decides what applies, and we have it ready before the first showing.
It does not cover your lot. Turnleaf’s revision, LOMR 25-04-4878P, took effect May 27, 2026 and re-mapped land next door; its footprint touches only a common tract on the north edge of the Starling plat, which stays Zone D, and FEMA shows no map revision or amendment for any Starling lot as of October 2, 2026. We make no prediction about a future revision here, and your listing states Zone D.
Florida law does not require a seller to supply one, but a lender or flood insurer may ask for it, and FEMA notes it can help a buyer pay less for flood insurance. We found no elevation certificate for any Starling lot in the public records we searched: Information not available at time of publishing (checked 2026-10-02). Check your Taylor Morrison closing papers first, and if you hold one, we put it in the listing file.
They do not stop a sale, and buyers ask about them. Charlotte County’s evacuation zones split Esplanade at Starling: of 457 parcels, 239 are in Zone D and 218 in Zone C, and all 42 built homes on the roll are in Zone D, while most of Arbor Circle and all of Adelie Way are Zone C (Charlotte County, Know Your Zone). We look up your address and put the answer in the listing file.
We do not state an effect, and we have no Esplanade at Starling insurance quotes. The structure is this: every built home on the roll dates from 2025, every lot is Zone D on the current map, and Citizens requires flood coverage on homes with a replacement cost of $400,000 or more now and on all its personal residential policies from January 1, 2027. Florida law also bars an insurer from refusing a policy solely because a roof is under 15 years old. We gather your wind mitigation report and permit file so a buyer can get real quotes.
Generally yes when the policy is bought with a mortgage. FloodSmart says “There is no wait if you buy flood insurance while making, increasing, extending or renewing a mortgage” (FEMA FloodSmart, Buy a Policy). A cash buyer faces the usual 30-day wait for a National Flood Insurance Program policy, so we tell buyers to request quotes early, especially during hurricane season.
We make no claim about its effect on price. The county approved the Starling Amenity Center program in March 2025 (Charlotte County, DRC-24-156). As of October 2, 2026, Taylor Morrison lists the dog park, tennis and pickleball as open, the pool as coming soon, the Bahama Bar as planned and The Venue clubhouse as slated to open in early 2027 (builder marketing). Your listing states that status in those words, dated, and we update it when the builder or the association confirms a change in writing.
We give no forecast either way, because the record cannot support one. What we can do is set out what changes and what does not. The clubhouse opening date is the builder’s statement, not a county record. The builder will keep selling new homes whether you list now or later, since it owns most of the parcels on the roll. Your own timeline, your next home and your net proceeds decide the date, and we price on the recorded sales in force on the day you list.
Information not available at time of publishing (checked 2026-10-02) for a month-by-month pattern in Esplanade at Starling. The record that would hold one is several years of monthly recorded sales plus MLS days on market, and the community’s first recorded home sales date from 2025. We make no seasonality claim. Count back from the date you need to close, list early enough to cover the inspection, both estoppel requests and the buyer’s lender timeline, and we will shape the plan around your home.
We state the record and make no prediction. Directly south, a planned development of up to 999 homes and 195,000 square feet of commercial space, PD-25-13, won a 3-0 recommendation from the county’s Planning and Zoning Board on April 13, 2026; a County Commission decision was not found in the record as of October 2, 2026 (Charlotte County Planning and Zoning Board agenda, April 13, 2026). Buyers ask about it, so we put the petition and its status in the listing file.
Only as the record states it. The county adopted a preferred route on September 24, 2024, and says final design, right-of-way acquisition and construction are not funded; the $46,176,000 road is a Tier 1 project on the November 3, 2026 sales tax extension list. We describe it as unfunded today, we do not promise a date, and we make no claim about a price effect.
We price from recorded sales first. We pull the county’s sales for homes of a similar plan size, compare the homesite, the street and the district class, confirm whether the debt was prepaid, check the evacuation zone and the flood file, and then place the home against what Taylor Morrison advertises nearby as a second look, never as the basis. Then we set a list price and a plan for how to adjust it. Request a free Esplanade at Starling home valuation to see the comparables behind your number.
A listing agent prices the home from recorded sales, prepares it, photographs it, markets it, schedules gated showings, negotiates offers, manages the contract timeline through inspection, appraisal, both estoppels and title, and sees the closing through to the keys. In Esplanade at Starling that includes positioning your finished home against the builder’s current offers and confirming your district class and debt status. Our marketing plan above shows the steps.
Brokerage compensation in Florida is negotiable, and since the NAR settlement of August 17, 2024 buyer-broker terms are set in a written agreement before any showing. We do not print a figure on this page, because the right structure depends on your home and goals. Call or text Jesse McGreevy at (239) 898-6072, and we will explain every term in writing before you sign anything.
Most buyers use a loan, so we plan for it. The lender will order an appraisal and a flood determination, and the appraiser will look at recorded sales, which in Esplanade at Starling are all builder closings so far. We give the appraiser the same comparables we used to price. If your district charge is billed directly rather than on the tax bill, we tell the buyer’s lender, because a direct district invoice is not in a tax escrow unless it is added.
Yes. We manage showings, gate access, vendor visits, inspections, association paperwork and the closing remotely, with closing documents handled by mail and e-signature through the title company, subject to what the title company and the buyer’s lender accept. Lawn maintenance is included in the association estimate, and we arrange a local contact for the house while it is listed.
Yes. An as-is contract still requires you to disclose known material defects and the statutory forms, and the buyer may still inspect and negotiate within the contract’s terms. Selling as is changes who pays for repairs, not what you must disclose. On a 2025 home, check whether any Taylor Morrison warranty item is still open, because a buyer will ask.
You can, and some owners do. The tradeoff is exposure: an off-market sale reaches fewer buyers, and in a community where the builder advertises every day, a quiet sale competes with a loud one. The disclosures, the association’s estoppel and the district assessment all apply the same way. If you want a quiet process, ask us about a limited, private marketing plan that reaches qualified buyers without a public listing.
Yes. The personal representative needs legal authority, normally letters of administration from the probate court, and title must be able to pass cleanly. The association will still want its estoppel request, the district will still issue its letter, and the buyer will still receive the disclosures. Call or text Jesse McGreevy at (239) 898-6072, and we will coordinate with your attorney.
Whether and for how long you may lease is set by the Declaration, which was not available to us; it controls. Some associations require approval or limit lease length, and a leased home also affects showings and financing for some buyers. Check with the association in writing before you sign a lease, and let us know your plan so that we can time the listing.
Esplanade at Starling is not marketed as a 55+ community: Taylor Morrison’s listing data marks its homes as not age-restricted, and the district’s 2025 draft bond document describes it as active-lifestyle and age-targeted. No recorded age restriction was found; the Declaration controls, and it was not available to us. Age-targeted and age-restricted are different things, so a seller should describe the community in those words and no more.
Esplanade at Starling and Starling are the same place: Starling is the county’s record name for the plats, the district and the association, which is why your tax bill and the district’s budgets say Starling. Taylor Morrison uses the Esplanade name on several other Florida communities, and the name Starling belongs to unrelated places elsewhere in Florida. A buyer who mixes the names can read the wrong fee schedule, so we put the plat and district names in every listing file.
Compare each on its own record. In the same 12-month window, September 27, 2025 to September 26, 2026, Esplanade at Starling had 48 recorded sales at a $540,850 median, and our Turnleaf guide reports 79 recorded sales at a $350,000 median. Esplanade at Starling sellers face one builder; Turnleaf sellers face four. We never subtract one median from another, and we price your home on its own plat.
The district’s Boundary Locator assigned East Elementary, Punta Gorda Middle and Charlotte High to all six Esplanade at Starling addresses we checked, and the state’s 2026 grades for those schools are B, A and B. Assignments can change, so verify your own address with the district’s Boundary Locator. Do not tell a buyer a school assignment as a promise; point them to the locator.
If your home is elsewhere in Punta Gorda, start with our guide to selling a home in Punta Gorda or request a Punta Gorda home valuation. Call or text Jesse McGreevy at (239) 898-6072 and we will review your neighborhood’s recorded sales, your documents and your timeline, then give you a written plan.
Request a free Esplanade at Starling home valuation or call or text Jesse McGreevy at (239) 898-6072. Send us your address, your collection and plan, and your closing documents, and we will return the recorded comparables, the documents your buyer will ask for and a proposed list price with the reasoning. There is no obligation, and you are working with Top 1% Real Estate Agents Nationally Since 2008.
An Esplanade at Starling specialist matters because value here turns on details a generalist misses: a gated, single-builder community still being built, a Starling district that first billed homesites in 2027 and may have prepaid debt on some homes, a Declaration we could not read and a market made entirely of builder first sales.
If you are thinking, “I need someone to sell my house in Esplanade at Starling, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Esplanade at Starling, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling a 2025 home on Victoria Place, Dove Drive, Dunlin Avenue, Lark Court or Robin Avenue, a 42, 52 or 62 Collection plan, or a newer home on Arbor Circle, Argus Place or Brent Lane, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Esplanade at Starling buyers are buying a gated Taylor Morrison community on the east side of Burnt Store Road, planned for 774 homesites, with a county-approved amenity program that is partly open, lawn care in the association estimate, Charlotte Harbor Preserve State Park’s trailhead about 6 minutes from the community’s map pin, and a measured drive of about 13 minutes to Punta Gorda Airport and 14 minutes to downtown Punta Gorda. Our Esplanade at Starling community guide covers the whole picture, from schools to flood zones, and it is the same record we use to describe your street to buyers.
The Charlotte County Property Appraiser holds the recorded sales and parcel records, the Clerk of the Circuit Court holds the recorded plats, the Declaration and the Notice of Series 2025 Assessments, the Starling Community Development District publishes its budgets, agendas and bond documents, FEMA publishes panel 12015C0409G, and Starling Homeowners Association, Inc. appears in the state’s corporation records. Our own office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we work Charlotte County from it. Knowing where every record lives is how we answer a buyer’s question in a day instead of a week.
Esplanade at Starling sits inside the wider Punta Gorda market, and some of your buyers will be comparing it with the city itself and with the other new communities on the corridor. Our guides to selling a home in Punta Gorda, Punta Gorda home values, new construction in Punta Gorda and buying a home in Punta Gorda cover the city side, and our Punta Gorda area guide covers the neighborhoods around it, including Turnleaf and Heritage Landing.
Before any of that, a free Esplanade at Starling home valuation tells you what you are working with. If you are also buying, whether moving within Esplanade at Starling or relocating, see our guide to buying a home in Esplanade at Starling and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Esplanade at Starling seller guide is public, except the recorded Declaration and the association’s adopted budget, which were not available to us. These are the ones an Esplanade at Starling seller actually uses, each linked to the issuing authority’s own copy.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Starling CDD fiscal year 2027 adopted budget | Starling Community Development District | The assessment per homesite by class, the first year of homesite billing | Open the FY2027 budget |
| Starling CDD fiscal year 2026 adopted budget | Starling Community Development District | Shows the landowner-funded year before homesite billing began | Open the FY2026 budget |
| Final Supplemental Methodology, November 5, 2025 agenda package | Starling Community Development District | The Series 2025 assessment classes and the Phase 1 prepayment intent | Open the methodology |
| Series 2025 closing and public financing disclosure, January 7, 2026 agenda package | Starling Community Development District | The bond amount, coupons, final payment date and recorded notice | Open the agenda package |
| Budget hearing and assessment notice, August 5, 2026 agenda package | Starling Community Development District | The mailed notice and the billing route | Open the agenda package |
| Draft bond offering document, August 15, 2025 agenda package | Starling Community Development District | The association fee estimate, labelled as an estimate | Open the agenda package |
| Ordinance 2024-007 establishing the district | Starling Community Development District | The district’s boundary and powers | Open the ordinance |
| Ordinance 2021-036, petition PD-21-00010 | Charlotte County | The zoning ceiling of 1,440 homes and the clubhouse refuge condition | Open the ordinance |
| Decision letter DRC-24-171 | Charlotte County | The plan of 774 single-family homesites in three phases | Open the decision letter |
| Decision letter DRC-24-156 | Charlotte County | The approved amenity center and its gate condition | Open the decision letter |
| Decision letter DRC-24-224 | Charlotte County | The Phase 2 site plan of 131 lots | Open the decision letter |
| Flood Insurance Rate Map panel 12015C0409G | Federal Emergency Management Agency | Zone D for every Starling lot | Open the panel |
| Letter of Map Revision 25-04-4878P (Turnleaf, next door) | Federal Emergency Management Agency | The revision buyers ask about; it covers no Starling lot | Open the LOMR |
| National Flood Hazard Layer | Federal Emergency Management Agency | The current federal flood zone layer | Open the flood layer |
| Know Your Zone | Charlotte County Emergency Management | The evacuation zone a buyer will ask about | Open Know Your Zone |
| Boundary Locator | Charlotte County Public Schools | Confirms the assigned schools for a specific address | Open the locator |
| 2026 School Grades results packet | Florida Department of Education | The state’s published grades for the assigned schools | Open the results packet |
| Starling Homeowners Association, Inc. record | Florida Division of Corporations (Sunbiz) | Confirming the association’s active status | Open the Sunbiz record |
| Wind mitigation resources | Florida Office of Insurance Regulation | Background for the wind mitigation inspection | Open the resources |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| Section 720.401, homeowners’ association disclosure summary | Florida Senate | The pre-contract disclosure a house seller supplies | Open section 720.401 |
| Section 720.30851, homeowners’ association estoppel certificates | Florida Senate | What the estoppel must state and what it may cost | Open section 720.30851 |
| Section 689.302, flood disclosure | Florida Senate | The flood form due at or before contract | Open section 689.302 |
| Section 190.048, community development district disclosure | Florida Senate | The district disclosure on an initial sale | Open section 190.048 |
| Section 553.837, new home warranty | Florida Senate | What a builder’s one-year warranty covers after a sale | Open section 553.837 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current statutory estoppel caps | Open the DBPR schedule |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure in this Esplanade at Starling seller guide traces to one of the primary sources below, read on October 2, 2026: Charlotte County and its Property Appraiser, the Starling Community Development District, Charlotte County Public Schools, Florida statutes and agencies, federal agencies and our own published guides.
Recorded-sale figures are our analysis of the Charlotte County Property Appraiser’s public sales and parcel files, qualified sales recorded September 27, 2025 to September 26, 2026. Builder prices are builder marketing seen October 2, 2026, and are not recorded prices; the builder’s pages are cited by name and not linked in the body. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Southwest Florida listing team Esplanade at Starling sellers call when a new home has to be priced on the record and set honestly against the builder beside it. Jesse McGreevy and Marc Comisar personally handle every listing, with over 45 years of combined experience, as Top 1% Real Estate Agents Nationally Since 2008.
For this seller guide we tracked all 48 recorded sales in Esplanade at Starling over the latest 12 months and read the Charlotte County Property Appraiser’s recorded sales and parcel roll, the Starling district’s budgets, methodology and bond documents, FEMA’s current flood map and the state’s corporation records, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Esplanade at Starling or anywhere in Southwest Florida? See how we represent buyers or our guide to buying a home in Esplanade at Starling, or call Marc Comisar at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call or text Jesse McGreevy at (239) 898-6072, or start with the Esplanade at Starling seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a home in Esplanade at Starling, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.