Estero, Florida
Sell your Kingston home or a nearby Corkscrew Road home with McGreevy and Comisar, Top 1% nationally since 2008. Pricing from six MLS listings, builder prices and nearby closings. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated October 2026.
Kingston is a brand-new master-planned community on Corkscrew Road in unincorporated Lee County, approved for 10,000 dwelling units, and as of October 21, 2026 no Kingston home has closed. This seller guide sits beside our full Kingston community guide, which covers the master plan, the Kingston One CDD, the schedule and the open questions in depth. It answers two owners' questions: how a future first owner sells a Kingston home for the most money once resale begins, and how an owner of a nearby home sells into the market that Kingston is about to change. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for selling in and around Kingston because we price from records, not renderings: the 15 Kingston listings on the MLS today, the builders' published prices, the Kingston One CDD budget and the closed sales of the nearest new-construction communities. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has sold over $2.5 billion in real estate across Southwest Florida, with over $900 million in personal sales between Jesse and Marc. Our office is in Bonita Springs, and the Corkscrew Road corridor is a market we work every week.
Kingston market record (October 21, 2026): 0 closed Kingston sales in the Southwest Florida MLS in five years · 0 qualified improved sales in Lee County records for the 1,207 Kingston parcels (148 recorded transfers, all vacant lots, newest August 12, 2026) · 15 active listings on the MLS (8 Esplanade at Kingston, 7 Kingston South), asking $360,999 to $1,543,227, median asking price $808,905, plus 6 under contract · builder base prices published from $329,999 to $870,900 (builder sites, read September 26, 2026). Nearest new-construction closings, trailing 12 months: Verdana Village recorded 467 qualified sales in the county file, 388 of them builder-direct, at a $572,000 median [Source: Lee County Property Appraiser sale data files]. Closed-sale figures are qualified sales recorded by the Lee County Property Appraiser, sale codes 01 and 02; active listings are Southwest Florida MLS data.
For Kingston sellers: a pricing method that works with no resale history, marketing that competes against a builder's own new inventory, a documents file that answers the CDD, association and delivery questions before they are asked, and a regional buyer database.
Honors and recognition:
Those are career honors across Lee and Collier County. What we claim about Kingston is narrower and checkable: we have read the Kingston One CDD budget, the Lee County ordinance that created the district, the builders' own price pages and every Kingston-area sale in the county record, and we bring all of it to your kitchen table.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, inspections and the walk-throughs. Jesse McGreevy runs pricing, marketing, data and the association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling near Kingston, or planning to sell in it later? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying at Kingston instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Kingston sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one of them is specific to a community that is selling, where Taylor Morrison now lists delivery windows and the MLS showed no closed sale through October 21, 2026.
Kingston sellers can use the links below to jump straight to pricing, costs, disclosure, the Summercrest comparison or the seller FAQ. The guide runs in the order most owners decide: what is known, then market and comparables, then pricing and marketing, then the legal and cost steps.
Kingston is covered below section by section. Jump to any part of this guide.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Kingston · Key Takeaways
The Essentials: What Makes Selling in Kingston Different? · Is Now a Good Time to Sell Near Kingston? · What Are Kingston Homes Listed For Today? · What Has a Kingston Home Sold For? · What Have Nearby New-Construction Homes Sold For at Verdana Village? · How Do Corridor Prices Compare With Kingston's Builder Prices? · Kingston vs Summercrest: Which Buyer Will Your Home Meet? · How Do We Price a Kingston Home With No Resale History?
The Details: How Do We Market a Kingston Home? · How Do We Negotiate a Kingston Contract? · What Does It Cost to Sell a Home in Kingston? · What Must a Kingston Seller Disclose Under Florida Law? · What Will Your Buyer Pay to Own a Kingston Home? · What Can a Kingston Seller Say About Flood, Wind and Insurance? · Which Kingston Rules Affect a Sale? · How Long Will It Take to Sell a Kingston Home?
Questions, Contacts and Sources: How Should You Prepare a Kingston Home for Sale? · What Should Your Listing Say About Life in Kingston? · If You Own Near Kingston, Should You Sell Before the First Homes Deliver? · What Does the County Record Teach About Kingston? · How Do You Get a Free Kingston Home Valuation? · Thinking of Selling Your Kingston Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Kingston Specialist Matter When You Sell?
More: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Kingston · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Selling in Kingston differs from any resale in Estero in six ways: no sale had closed through October 21, 2026, the builder is your listing competitor, a CDD assessment travels with the deed, the master HOA is unnamed, we found no statement that an amenity has opened, and several facts a buyer will ask about are not yet public. A Kingston listing is priced from evidence, not from precedent.
Groundbreaking was November 13, 2025, sales opened in September 2026, and the public model home grand opening was held Saturday, October 17, 2026, from 11 a.m. to 2 p.m. [Source: Kingston community guide] [Source: Priority Marketing groundbreaking release]. As of October 31, 2026, Taylor Morrison’s available-homes page lists delivery windows from Ready Now to Ready Dec.–Jan. 2027, and early 2027 is the developer’s older first-residents target, not a contract term. Until the first deed records, there is no Kingston median, no days on market and no appreciation history, and this page says so instead of inventing them.
This seller guide covers how to sell. The Kingston valuation guide covers what your home is worth, and the Kingston buyer guide shows what your buyer will weigh.
The first is a future Kingston owner who wants to know how a resale will work, so they can choose a builder, a lot and a contract with the exit in mind. The second is an owner of a nearby home in Verdana Village, The Place at Corkscrew, Corkscrew Shores, Bella Terra, WildBlue or Preserve at Corkscrew who is deciding when to list as Kingston's homes come to market, or who is selling to buy in Kingston. We serve both, and the sections below mark which one they speak to.
Four Phase 1 builders sell at Kingston: Lennar at Kingston, Pulte Homes at Kingston and Neal Communities at Kingston in Kingston South, and Taylor Morrison at Esplanade at Kingston north of Corkscrew Road, with Kolter Homes named for Phase 2 at Kolter at Kingston. A first-owner resale will sit beside a builder's new home with a warranty, current incentives and a design center. That is the structural fact of a long buildout, and it shapes every pricing and marketing choice on this page.
Kingston homes carry Kingston One Community Development District assessments collected on the Lee County property tax bill, and Ordinance No. 23-26 requires the Section 190.048 disclosure in every purchase contract for property inside the district, for the life of the district, so it binds every later reseller [Source: Lee County Ordinance No. 23-26] [Source: Florida Statutes 190.048]. The assessment does not extinguish at closing, and the debt service portion is not paid off unless it is prepaid.
The district's own HOA page confirms an association will handle covenants, architectural review and enforcement through a contracted manager, and stops there [Source: Kingston One CDD HOA page]. Its legal name, management company and dues are unpublished, and we have not located a recorded Declaration. We will not estimate a figure, and neither should anyone selling you a Kingston home.
Master HOA dues, sub-association dues, rental rules, the amenity opening date, the FEMA flood panel for any Kingston parcel and the Kingston assessed values are not public. When a fact is unknown, the page states that it is unknown and says where it will appear. Call Jesse direct at (239) 898-6072 and we will pull whatever has been filed as of the day you ask.
Kingston has 15 listed homes and no sales, so the useful conversation is specific to your home and your timeline. If you want to know how these six facts apply to your plans, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Kingston, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
For a corridor owner, now is a workable time to sell, because Kingston's first homes are only now listed as ready (Taylor Morrison’s windows run from Ready Now through Ready Dec.–Jan. 2027, October 31, 2026) and a buyer who wants a finished home with established amenities can buy a corridor home today. For a future Kingston owner, the question is premature: no resale can occur before the first closing.
Data updated: October 2026
Community, trailing 12 months to October 21, 2026 | County recorded qualified sales, median | MLS closings, median | Median $ per sq ft (MLS) | Median days on market | Sale-to-list | Active listings |
|---|---|---|---|---|---|---|
Bella Terra | 94, $517,450 | 115, $449,000 | $223.56 | 53 | 97.5% | 23 |
Verdana Village | 467, $572,000 (388 builder-direct, 79 resale) | 105 MLS-marketed closings at $615,000, plus 66 builder-entered records | $261.88 (marketed) | 51 | 96.7% (marketed) | 40 |
The Place at Corkscrew | 107, $709,000 | 103, $695,000 | $295.96 | 66 | 96.8% | 12 |
Preserve at Corkscrew | 17, $627,800 | 15, $627,800 | $297.23 | 84 | 97.0% | 5 |
Corkscrew Shores | 50, $915,000 | 48, $855,000 | $339.14 | 110 | 96.8% | 18 |
WildBlue | 35, $1,869,283 | 61, $1,280,000 | $509.45 | 66 | 95.5% | 32 |
Kingston | 0 | 0 | not available | not available | not available | 15 (plus 6 under contract) |
Sources: Lee County Property Appraiser qualified sales, sale codes 01 and 02, files indexed September 27, 2026; Southwest Florida MLS, Matrix, pulled October 21, 2026, closed 12 months and active. The county files run to September 27, 2026 and the MLS pull to October 21, 2026, so the two columns cover slightly different 12-month windows. [Source: Lee County Property Appraiser sale data files] [Source: LeePA sales qualification codes]
Our October 21, 2026 MLS pull covers the Estero and Fort Myers MLS map areas these communities sit in, which is why The Place at Corkscrew and WildBlue now show far more MLS closings than our September pull did. Verdana Village's county count still runs far above its MLS count because most of its homes sell direct from the builder and never enter the MLS, so for Verdana Village the county count is the fuller record and we quote no months of supply.
Sale-to-list ratios of 95.5 to 97.5 percent and median days on market of 51 to 110 describe resale markets where a buyer negotiates a few percent and a well-prepared home sells in two to three months. A buyer who does not want to wait for a Kingston home to be completed is a buyer for your finished home now, provided the price bands overlap, and that is the practical opportunity we describe in our seller conversations.
The table's bottom row is the honest one. Kingston's own comparable set does not exist yet, so a future first owner plans from the nearest analog, Verdana Village, and from the rules of the deed rather than from a Kingston market. If you are buying at Kingston with an eventual exit in mind, ask us to model that exit before you sign.
If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Fifteen Kingston homes are listed on the Southwest Florida MLS as of October 21, 2026, asking $360,999 to $1,543,227, a median of $808,905, from 1,564 to 3,945 square feet: 8 at Esplanade at Kingston and 7 at Kingston South. Six more are under contract, asking $350,999 to $691,935, and none had closed in that pull.
Data updated: October 2026
MLS number | Address | Neighborhood | Status | Beds / baths as Matrix codes them | Living area (sq ft) | Asking price | Asking $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
226035711 | 19757 Sanctuary Breeze Way | Esplanade at Kingston | Active | 3+Den / 3(0) | 2,833 | $1,543,227 | $544.73 | 19 |
226035685 | 19753 Sanctuary Breeze Way | Esplanade at Kingston | Active | 3+Den / 3(0) | 2,306 | $1,237,812 | $536.78 | 19 |
226034978 | 19454 Corkscrew Strand St | Esplanade at Kingston | Active | 4+Den / 4(1) | 3,729 | $1,079,339 | $289.44 | 23 |
226031754 | 23063 Silver Pearl Key | Esplanade at Kingston | Active | 3+Den / 3(1) | 2,833 | $940,622 | $332.02 | 25 |
226035946 | 20100 Everwood Dr | Kingston South | Active | 5 Bed / 3(1) | 3,945 | $894,405 | $226.72 | 16 |
226031734 | 23067 Silver Pearl Key | Esplanade at Kingston | Active | 3+Den / 3(1) | 2,573 | $878,845 | $341.56 | 25 |
226035701 | 19749 Sanctuary Breeze Way | Esplanade at Kingston | Active | 3+Den / 2(1) | 1,863 | $848,412 | $455.40 | 19 |
226035942 | 20107 Everwood Dr | Kingston South | Active | 3+Den / 4(1) | 2,796 | $808,905 | $289.31 | 16 |
226035939 | 20104 Everwood Dr | Kingston South | Active | 3+Den / 3(0) | 2,650 | $786,405 | $296.76 | 16 |
226035976 | 20108 Everwood Dr | Kingston South | Active | 5 Bed / 3(0) | 3,473 | $750,499 | $216.10 | 16 |
226031815 | 19668 Sanctuary Breeze Way | Esplanade at Kingston | Under contract | 3+Den / 3(0) | 2,085 | $691,935 | $331.86 | 25 |
226035937 | 22195 Bronze Lantern Way | Kingston South | Under contract | 5 Bed / 3(0) | 2,587 | $683,786 | $264.32 | 4 |
226035934 | 22211 Bronze Lantern Way | Kingston South | Under contract | 4 Bed / 3(1) | 2,836 | $597,999 | $210.86 | 14 |
226035929 | 22256 Rustic Ranch Ln | Kingston South | Under contract | 4 Bed / 3(0) | 2,198 | $592,607 | $269.61 | 4 |
226035928 | 22248 Rustic Ranch Ln | Kingston South | Active | 6 or More / 4(0) | 2,919 | $561,999 | $192.53 | 16 |
226035933 | 22207 Bronze Lantern Way | Kingston South | Under contract | 4 Bed / 3(0) | 2,165 | $547,499 | $252.89 | 9 |
226031746 | 19591 Lana Del Trce | Esplanade at Kingston | Active | 3+Den / 3(0) | 1,863 | $493,754 | $265.03 | 25 |
226038330 | 22260 Rustic Ranch Ln | Kingston South | Active | 4 Bed / 3(0) | 1,933 | $484,999 | $250.90 | 0 |
226031601 | 19592 Sanctuary Breeze Way | Esplanade at Kingston | Active | 2+Den / 2(0) | 1,580 | $476,865 | $301.81 | 25 |
226035924 | 22108 Rustic Ranch Ln | Kingston South | Active | 2 Bed / 2(0) | 1,564 | $360,999 | $230.82 | 16 |
226035925 | 22113 Rustic Ranch Ln | Kingston South | Under contract | 3 Bed / 2(0) | 1,462 | $350,999 | $240.08 | 9 |
Source: Southwest Florida MLS, Matrix, Residential, Kingston listings (Esplanade at Kingston and Kingston South), pulled October 21, 2026. Beds are shown as bedrooms plus den; the baths figure is full baths with half baths in parentheses, as Matrix codes them. Asking $ per sq ft is our arithmetic, price divided by MLS living area. Asking prices are not sale prices.
They show that Kingston's first specific homes list well above the builders' plan base prices: the 15 active listings ask a median $289.44 per square foot, against $218.27 for the median of 71 exactly priced plans from four builders (Lennar, Pulte, Neal and Taylor Morrison, computed October 31, 2026). The difference is the homesite, the elevation and the options that a base price excludes. They do not show what a buyer will pay, because no listing had sold through that pull, and asking prices are not closings.
Our September 29, 2026 pull missed most of Kingston because part of it sits in a Fort Myers MLS map area. The October 21, 2026 pull covers that area, and it found Kingston South listings as well as Esplanade at Kingston: 15 active and 6 under contract, none closed. Builders that sell off the MLS still do not appear in it, so the MLS shows part of Kingston's sales activity, not all of it. We quote no months of supply from a count with no closings.
Taylor Morrison's Esplanade at Kingston page showed quick move-in homes marked down $50,000 to $95,000 from earlier list prices, plus a month-end purchase credit, on September 26, 2026, and Lennar was running a limited-time national sale on inventory homes [Source: Taylor Morrison, Esplanade at Kingston]. Incentives change weekly. A future resale seller will price against that sheet, not against a neighbor's last sale.
Nothing yet: no Kingston home had closed in our October 21, 2026 pull. The Southwest Florida MLS shows 0 closed Kingston listings in five years, and the Lee County file shows 0 qualified improved sales among the 1,207 Kingston parcels. We publish no Kingston median, and we will list the first sales here, individually, the week they record.
Data updated: October 2026
We matched Lee County parcels by legal description, the regex KINGSTON (SOUTH|POD|PH), and found 1,207 parcels: 904 Kingston South lots (Pod 1: 584, Pod 2: 320) and 303 Esplanade at Kingston Pod 3 Phase 1 lots. That is within 0.1 percent of the 1,208 platted units on our community guide. Those parcels carry 148 recorded transfers, all in 2026, all coded as vacant land and none as a qualified improved sale, the newest recorded August 12, 2026 [Source: Lee County Property Appraiser sale data files]. Lot transfers to builders are not sales of homes, and we do not count them as sales.
A qualified Kingston sale is a recorded deed coded 01 or 02 on an improved parcel. The first will be a builder-direct closing, and the first resale will follow it. When those records exist we will show each one with its date, beds and baths, living area, price and days on market, instead of a median, until the community reaches 10 closings in a window.
A median of three sales is not a market. Kingston has homes from 1,329 to 4,591 square feet across four builders and several collections, so the first few closings will differ by hundreds of thousands of dollars for reasons of size, lot and builder. We will publish each closing on its own line and widen the window only when there are 10 or more.
If you want a Kingston price opinion before the first sale records, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Verdana Village, the Cameratta community about four miles west on Corkscrew Road, is the closest closed analog for Kingston. In the trailing 12 months the county recorded 467 qualified sales, 388 builder-direct at a $570,000 median and 79 resales at $615,000, and all 66 MLS builder-entered records closed at exactly 100.0 percent of list.
Data updated: October 2026
Segment, trailing 12 months (county files indexed September 27, 2026; MLS pulled October 21, 2026) | Count | Median | Range | Source |
|---|---|---|---|---|
County qualified sales, all | 467 | $572,000 | $316,667 to $1,331,232 | Lee County Property Appraiser |
County, builder-direct | 388 | $570,000 | $316,667 to $1,331,232 | Lee County Property Appraiser |
County, resale | 79 | $615,000 | $345,000 to $1,250,000 | Lee County Property Appraiser |
MLS builder-entered closings | 66 | $622,641, $254.99 per sq ft | $316,667 to $1,331,232 | Southwest Florida MLS |
MLS-marketed closings | 105 | $615,000, $261.88 per sq ft | $345,000 to $1,250,000 | Southwest Florida MLS |
The county and MLS counts are different records and are not added together. The county count runs far above the MLS count because most Verdana Village homes sell direct from the builder and never enter the MLS.
All 66 builder-entered MLS records at Verdana Village closed at exactly 100.0 percent of list, while MLS-marketed closings closed at a median 96.7 percent and took a median of 51 days. The builder does not discount on price, and a resale seller who asks a builder-level price will be measured against a buyer's alternative of ordering new. A Kingston resale will meet the same comparison, which is why we price first-owner exits from the resale column, not the builder column.
Verdana Village is a precedent, not a forecast. Kingston has different builders, a different CDD schedule, an unbuilt amenity package and an approved size roughly four times Verdana's unit count. We use Verdana's numbers to show how a Cameratta corridor community trades, and we say where the analogy stops. See our Verdana Village community guide for the full record.
Kingston's published builder base prices, from $329,999 to $870,900, and its 15 MLS asking prices, from $360,999 to $1,543,227, overlap the closed-price bands of every corridor community from Bella Terra to WildBlue. Most base prices sit below the Corkscrew Shores median of $855,000, and all of them sit below WildBlue's $1,280,000. The median of 71 exactly priced plans is $534,999 at $218.27 per square foot.
Data updated: October 2026
Measure | Figure | What it is |
|---|---|---|
Kingston base price, median of 71 plans | $534,999 | Builder asking price before lot premium and options, 17 Lennar, 13 Pulte, 25 Neal and 16 Esplanade plans, read October 31, 2026 |
Kingston base price per sq ft, median | $218.27 | Same 71 plans, our arithmetic |
Kingston asking price per sq ft, median of 15 active MLS listings | $289.44 | 15 active listings, October 21, 2026 |
Bella Terra closed median per sq ft | $223.56 | MLS, trailing 12 months |
Verdana Village builder-entered and marketed medians per sq ft | $254.99 and $261.88 | MLS, trailing 12 months |
The Place at Corkscrew closed median per sq ft | $295.96 | MLS, trailing 12 months |
Preserve at Corkscrew closed median per sq ft | $297.23 | MLS, trailing 12 months |
Corkscrew Shores closed median per sq ft | $339.14 | MLS, trailing 12 months |
Sources: Kingston builder pages (Lennar, Pulte, Neal, Taylor Morrison) read October 31, 2026; Southwest Florida MLS, Matrix, pulled October 21, 2026. [Source: Lennar at Kingston]
A base price excludes lot premiums, structural options, design center selections and closing costs, so a finished Kingston contract usually lands above the base. The corridor figures are closed prices that already include everything. For a seller, that means a Kingston resale should be priced against the contract total the first owner paid, not against the sheet the builder published.
The corridor sorts cleanly by price per square foot, from Bella Terra up to Corkscrew Shores and WildBlue, and a Kingston listing will slot into that ladder by size, lot and amenity status. We build that placement for you with your specific plan, and we adjust for the fact that Kingston's amenities are not open.
Kingston and Summercrest are the two Estero new-construction launches of September 2026, and a buyer of your finished home is comparing them. Summercrest is 153 gated fee simple townhomes inside the Village of Estero with no CDD; Kingston is a Corkscrew Road master plan approved for 10,000 dwelling units, with a CDD. Neither has a closed sale.
Data updated: October 2026
Decision point | Kingston | Summercrest |
|---|---|---|
Home types and count | Approved for 10,000 dwelling units; builders publish villas, executive, manor and estate homes, single-family homes and condominiums (condominiums not yet priced) | 153 fee simple townhomes, eight plans, Toll Brothers |
Status | Groundbreaking November 13, 2025; sales open; models open; no closed sale through October 21, 2026 | Open for sale since September 2026; no closings yet |
Published prices | Builder base prices $329,999 to $870,900 (read September 26, 2026) | Base band $549,995 to $699,995; quick move-in homes $664,000 to $852,000 (observed September 16, 2026) |
MLS listings, October 21, 2026 | 15 active, $360,999 to $1,543,227, median asking $808,905; 6 under contract | 5 active, $599,000 to $830,000, median asking $775,000 |
MLS closed | 0 | 0 |
HOA | Master HOA dues not published | $272 a month as entered on the first MLS listing, builder-entered |
CDD | Yes, Kingston One CDD; FY2027 schedule $1,244.68 to $2,563.83, Assessment Area One only | None |
Location | Corkscrew Road, unincorporated Lee County | Northeast corner of Corkscrew Road and Sandy Lane, inside the Village of Estero, 0.32 miles east of US 41 |
Age restriction | None announced | Not age restricted |
Sources: our Kingston community guide and Summercrest community guide; Southwest Florida MLS, Matrix, pulled October 21, 2026.
A buyer comparing the two is choosing between a townhome inside the village with a known association fee and no CDD, and a larger set of home types on Corkscrew Road with a CDD line and unpublished dues. Your finished home competes on what it offers today: a completed home, a known assessment and an open amenity, if you have one.
Summercrest's builder-entered $272 a month shows how an association fee surfaces first: on the first MLS entry, then in an estoppel. Kingston's has not surfaced. When it does, it will move a first-owner resale, up or down, and we will update this page the day it appears.
We price a Kingston home from the ground up: the first owner's contract total, the current builder incentive sheet, the 15 MLS listings, the closed sales of the nearest analogs and the carrying cost a buyer will underwrite, then adjust for amenity status. The method is the answer, because no Kingston comparable sale exists yet.
We start with what the first owner paid: base price, lot premium, options and upgrades, net of incentives, divided by living area. That number, not the builder's sheet, is the honest floor of a Kingston resale conversation.
We then price against what a buyer can order new today in the same community, using the builders' published prices and the incentive sheets. A resale that asks more than an equivalent new home with a warranty must justify the difference with something the builder cannot deliver, such as immediate occupancy.
We set the result against the nearest closed analogs, Verdana Village, The Place at Corkscrew and Corkscrew Shores, using price per square foot and adjusting for lot, size and amenity status, and we show the arithmetic.
A buyer's offer reflects the CDD assessment and the HOA dues. Until the master HOA publishes its budget, we hold that variable open in the price range and say so, rather than guess.
Selling a home in a community whose amenity center has not opened is measurably harder than selling one where a buyer can walk the clubhouse. We adjust for the amenity status on the day of listing and refresh it when the first amenity opens.
If you want your plan priced this way, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
We market a Kingston home by leading with what a buyer can verify: the completed home, the assessment and dues stated in writing, the CDD disclosure ready at listing, professional photography, aerial and video, and outreach to a regional buyer database. The listing answers the questions the builder's sales trailer would rather not.
Data updated: October 2026
Kingston is a large, phased site, and location matters. Aerial photography shows a buyer where a home sits relative to preserve, water and construction activity, and video shows finish level, which is where a resale competes with a model.
We assemble the purchase agreement, the builder warranty terms, the CDD assessment notice, the Section 190.048 disclosure, the HOA documents once they exist, the permit and certificate of occupancy record and the utility arrangement, so a buyer's questions are answered before the first showing.
A Kingston resale buyer is often relocating, buying for 2028 or later or comparing a resale against a builder contract. We reach them through the MLS, our own buyer database and direct agent outreach, and we discuss discreet off-market options when a seller wants privacy.
If you own in a nearby community, we lead with the facts that Kingston cannot offer today: a finished home, an open amenity and a known assessment. We put those in the first paragraph of the listing.
We negotiate every Kingston offer ourselves. On a resale, price is only one term: the buyer's inspection, the CDD and HOA documents, closing date and any credit all move the outcome. Against a builder who held list price on every builder-entered Verdana Village sale in the trailing 12 months, terms are where a resale seller wins.
Builder incentives, affiliated-lender rate buydowns and closing credits set the buyer's alternative. A resale seller matches that with a fast closing, a home the buyer can walk and a clear documents file, and we advise on each before an offer arrives.
Since August 17, 2024, offers of buyer broker compensation may not be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is negotiable [Source: National Association of REALTORS, settlement FAQs]. Whether to offer anything toward the buyer's agent is a decision we make with you, off the MLS.
The buyer's inspection and the disclosure timing shape the price after the contract. We prepare for both before listing so a re-negotiation is short.
Selling a Kingston home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the owner's title policy customarily paid by the seller in Lee County, the association estoppel certificate and prorated property taxes. At the $808,905 median asking price of the 15 active listings, doc stamps are $5,663.00.
Data updated: October 2026
Florida charges documentary stamp tax of $0.70 per $100 of consideration, or portion thereof, on a deed, and the seller customarily pays it on a Florida resale [Source: Florida Statutes 201.02] [Source: Florida Department of Revenue, documentary stamp tax]. On a first-owner resale the builder's own contract may allocate this tax differently on the original sale, so read yours.
In Lee County, the seller customarily chooses the title company and pays for the buyer's owner's title policy, the reverse of the Collier County habit. The premium is promulgated under Florida Administrative Code Rule 69O-186.003, so the base rate is the same at every title company, and the contract controls who pays [Source: Florida Administrative Code Rule 69O-186.003]. Some builder contracts name the title agent, so we read the original contract too.
An estoppel certificate states what is owed to the association and any fees due at transfer. Florida caps the fee at a base of $250 when the account is current, $100 more for delivery within three business days and $150 more if delinquent, adjusted for inflation; our shared 2026 cost research reports the adjusted amounts as $299, $119 and $179, and the certificate is valid for 30 days [Source: Florida Statutes 720.30851] [Source: HB 979 (2024) staff analysis]. Kingston's master association has not been named, so no estoppel process is published yet, and the Lee County custom is that the seller pays.
Florida property tax is assessed on a calendar year and paid in arrears, so a seller closing before the bill is issued credits the buyer with the seller's share of the year [Source: Florida Department of Revenue, taxpayer information]. The Kingston One CDD assessment rides the same tax bill under the Uniform Method of Collection adopted by Resolution 2024-28, so it prorates the same way.
Illustrative sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays) | Estoppel cap, current account (adjusted) | Each 1% of price |
|---|---|---|---|---|
$360,999 (lowest of the 15 active listings) | $2,527.00 | $1,880.00 | $299 | $3,609.99 |
$808,905 (median of the 15 active listings) | $5,663.00 | $4,119.53 | $299 | $8,089.05 |
$1,543,227 (highest of the 15 active listings) | $10,803.10 | $6,433.07 | $299 | $15,432.27 |
Illustration only: these are listing prices, not sale prices, since no Kingston home has sold. Sources: Florida Statutes 201.02 and 720.30851; Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000, $5.00 per $1,000 to $1,000,000 and $2.50 per $1,000 above; our arithmetic. Your closing agent's statement controls. [Source: Florida Statutes 201.02]
Your own net sheet uses your contract price, your tax bill and your closing date, and we build it with you before you sign a listing agreement. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.
A Kingston seller's duties include the Section 190.048 CDD disclosure in every contract for life, the Section 720.401 summary before contract if the association is a Chapter 720 HOA, the Section 689.261 property tax summary, the Section 689.302 flood disclosure and known material defects. Condominium product would follow Chapter 718 instead.
Section 720.401 sets four facts a seller should know. First, timing: the disclosure is due before the buyer executes the contract, not at closing. Second, who supplies it: on a resale, the owner who is not the developer. Third, the contract must carry the statute's voidability clause in conspicuous type. Fourth, if the disclosure was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing [Source: Florida Statutes 720.401]. Kingston's district page says an HOA is planned, so we treat Kingston homes as Chapter 720 HOA property, and we will confirm against the recorded Declaration once it exists.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Esplanade at Kingston is planned with condominiums that Taylor Morrison lists as coming soon, with no price (read October 31, 2026). If you own or buy one, your resale documents come under Section 718.503 instead, at the seller's expense, with the buyer's 7-day cancellation right running under that section [Source: Florida Statutes 718.503]. Which regime governs a specific parcel is a question for your closing agent or attorney. This is information, not legal advice.
Ordinance No. 23-26 requires the Section 190.048 disclosure statement in every purchase contract for property inside the Kingston One district, for the life of the district, and the obligation binds every subsequent reseller, not just the builder [Source: Lee County Ordinance No. 23-26]. If you buy at Kingston in 2027 and sell in 2034, you owe that disclosure to your buyer. It is one of the most useful and least known facts about Kingston.
We have not located a recorded Declaration for the Kingston master association, so we cannot say whether it restates the disclosure duty or sets a resale assessment. What the record does show is a documented split: the seller owes the disclosure before contract, and the buyer owes the assessments that run with the land. We will publish the covenant half when the Declaration records.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller's current taxes because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. At Kingston the tax bill also carries the CDD line, which we point out to buyers.
Florida's residential flood disclosure requires a seller to give the buyer, at or before contract, answers on known flooding during ownership, flood insurance claims and federal assistance [Source: Florida Statutes 689.302]. No FEMA flood map panel has been pulled for any Kingston parcel, so we state no flood zone as fact.
Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting a home's value that are not readily observable must disclose them [Source: Johnson v. Davis, Florida Supreme Court, 1985]. Transaction brokers carry a matching duty [Source: Florida Statutes 475.278]. Nothing in this section is legal advice; confirm the forms with your closing agent or attorney.
If you want your disclosure file assembled before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants help reading the documents, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
A Kingston buyer pays the Kingston One CDD assessment, from $1,244.68 to $2,563.83 a year on the FY2027 schedule for Assessment Area One, plus master HOA dues, any sub-association dues, Lee County property tax and insurance. Only the CDD figure is published today, and it is a proposed schedule the district's FY2027 final budget repeats line for line.
Data updated: October 2026
Layer | Amount | Period | Who owes it and when | Status |
|---|---|---|---|---|
CDD debt service | $1,100.00 (condo) to $2,340.00 (Single Family 72') | Annual, on the Lee County tax bill | Owner of record; prorated at closing | FY2027 schedule, Assessment Area One |
CDD operations and maintenance | $70.00 per unit | Annual | Owner of record | FY2027 schedule |
CDD collection costs | $74.68 (condo) to $153.83 (Single Family 72') | Annual | Owner of record | FY2027 schedule |
Master HOA dues | Not published | Not published | Owner, from closing forward | Unnamed association, no Declaration located |
Sub-association dues | Not published | Not published | Owner | Unknown whether Esplanade at Kingston carries one |
Capital contribution | Not published | One time | Not established | Not published |
Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record | Depends on assessed value and millage |
Insurance, flood insurance where required | Quote-dependent | Annual | Buyer | No premium or range published |
Source: Kingston One CDD FY 2027 Final Budget, dated August 19, 2026, which repeats the May 20, 2026 proposed schedule line for line; the district's own notation states debt service per unit, lot product type, lot product mix and future bond series are to be determined. [Source: Kingston One CDD FY 2027 Final Budget]
Product | FY2027 total | Product | FY2027 total |
|---|---|---|---|
Condo | $1,244.68 | Single Family 52' | $1,872.34 |
Single Family 36' | $1,319.15 | Single Family 57' | $2,045.21 |
Single Family 37' | $1,353.72 | Single Family 62' | $2,218.09 |
Single Family 37.5' | $1,371.01 | Single Family 72' | $2,563.83 |
Single Family 42' | $1,526.60 | Single Family 45' | $1,630.32 |
Single Family 47' | $1,699.47 |
The table covers Assessment Area One only, 4,065 of the roughly 10,000 approved units, under a $84,000,000 Series 2025 bond with final maturity November 1, 2057 and no principal repaid before May 1, 2028. A later-phase buyer will face a different number under a future bond series that does not exist yet. Nonpayment triggers the same tax certificate and tax deed process as delinquent property taxes, which is harsher than an ordinary association delinquency [Source: Florida Statutes 197.3632].
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your current bill is not what a new owner will pay.
Kingston sits well inland, roughly 12 miles east of I-75 Exit 123 by a mapping estimate, outside the coastal surge zone, and no FEMA flood map panel has been pulled for any Kingston parcel, so we state no flood zone as fact and quote no insurance premium. New homes are built to the current Florida Building Code.
The buildable areas of an inland site are commonly expected to be Zone X, with flowway and wetland corridors possibly carrying AE or A, but that is an inference from position, not a map read. Once a lot has a platted address, the FEMA Map Service Center gives the panel, the zone and the effective date [Source: FEMA Map Service Center].
The Kingston site was undeveloped farmland during Hurricane Ian in September 2022, so there is no damage record for Kingston. We publish no design wind speed and no insurance figure. A new home starts with a zero-year roof and code-required opening protection, which carriers weigh, but the price of coverage is a quote from a Florida-licensed broker [Source: Florida Building Code].
If you own a built corridor home, your flood zone is on the FEMA panel for your address and your insurance history is yours to disclose under Section 689.302. Kingston does not change either, and the litigation over wetland permitting concerns new development, not existing homes.
The rules that affect a Kingston sale live in the recorded Declaration, the builder contract and the CDD documents, and only the CDD documents are public. Rental rules, minimum lease terms, pet rules, architectural review, resale restrictions and anti-flip clauses are unknown, and we say so rather than assume.
No rental restriction, minimum lease term or short-term rental rule has been published for Kingston. Those rules live in the Declaration of Covenants, which we have not located. If a rental exit is part of your plan, get the Declaration before you sign, not after.
Many national builders impose an anti-flip or minimum-hold term in the purchase agreement. None has been published for Kingston, and it is a contract term, not a community rule, so it must be read rather than assumed. We read it with you before you commit.
The district's HOA page says an association will run architectural review and enforcement, and nothing more is public. Whether an exterior change, a pool or a pet is allowed will be in the Declaration.
No age-restricted section has been announced anywhere at Kingston, and no Taylor Morrison source describes Esplanade at Kingston as age-restricted. We state only what the builder states.
No Kingston sale had recorded through October 21, 2026, so there is no Kingston days-on-market figure. The nearest analog is Verdana Village, where MLS-marketed closings took a median of 51 days in the trailing 12 months, and corridor communities ran from 53 to 110 days, while builder-entered records carry no market time.
Data updated: October 2026
Median days on market in the trailing 12 months to October 21, 2026 were 51 at Verdana Village, 53 at Bella Terra, 66 at The Place at Corkscrew, 66 at WildBlue, 84 at Preserve at Corkscrew and 110 at Corkscrew Shores, all MLS marketed closings (Southwest Florida MLS, Matrix, closed listings with marketed status, trailing 12 months to October 21, 2026).
Builder-entered MLS records never accrue market time, so any corridor days-on-market figure describes resales only. Comparing it to a builder's build cycle is a category error.
Before a first owner can sell, Kingston needs vertical construction on sold homesites, certificates of occupancy and water and sewer service. The Southeast Advanced Water Reclamation Facility is projected to finish in early 2029 [Source: Lee County Utilities, Southeast Advanced Water Reclamation Facility]. A first resale before 2028 is unlikely on the schedules published today.
Preparation depends on which seller you are: a corridor owner prepares a finished home for a buyer who cannot wait, and a future Kingston owner prepares the documents that a builder resale needs. Both start with a written list of what a buyer will ask.
Complete the visible repairs, gather permits and warranties, and assemble your association and CDD documents. Then pull your community's closed comparables, because that is what a buyer weighing Kingston will compare you to.
Keep the builder contract, every option and upgrade receipt, the warranty, the CDD assessment notice and the certificate of occupancy in one file from closing day. A first resale is priced against what you paid, and the receipts prove it.
A new home shows well but looks like every other new home. We stage to the buyer's alternative, the model, and we show what your home has that the model does not: landscaping, window treatments, an installed pool if you have one, and a move-in date.
A Kingston listing should describe the home, the lot and the documented facts, and it should not describe planned amenities in the present tense. Most pages about Kingston do exactly that, and a buyer who finds an unbuilt amenity described as open will walk. Accuracy is the marketing advantage.
The planned package includes a sports complex and social club, a resort-style pool, a clubhouse and courts, and none is built. Say what is built. If an amenity has opened by the time you list, say so and date it.
We describe homes and their features, never who should live there. No age restriction has been announced at Kingston, and we say so only as a stated fact of the builder's materials.
State the CDD assessment and, when published, the HOA dues. A buyer who finds the number in the listing trusts the rest.
That depends on your home and your timeline, and we will not give a one-size answer. New supply arriving from late 2026 and 2027 competes with corridor resales in overlapping price bands, and the offsetting mechanism is real too: retail, roads and services follow a corridor of this scale. The conversation is specific, and it starts with your price band.
Kingston is approved for roughly 10,000 dwelling units, Corkscrew Grove Villages for up to 9,000 homes with a Collier approval on April 28, 2026, Verdana Village about 2,400 homes and WildBlue more than 1,000, and corridor projections run to roughly 57,000 East Corkscrew residents within 10 to 15 years [Source: Engage Estero, corridor development summary].
The Corkscrew Road segment serving Kingston is programmed for design and right of way from 2026 to 2030 and construction from 2031 to 2035, and the Spine Road to State Road 82 is targeted for winter 2027 and 2028 [Source: Kingston community guide] [Source: Lee County MPO long range transportation plan]. Those dates matter to a buyer weighing your home against a Kingston delivery.
We compare your home's position on the corridor ladder with Kingston's published entry prices, the amenity status of your community and your own timeline, and we tell you whether a listing now or later serves you. Call Jesse direct at (239) 898-6072 for that conversation.
The county record tells a first owner what to expect: Kingston's parcels exist, the plats are recorded and builders are buying lots, but there are no improved sales. Plat recording is the step immediately before lot sales and vertical construction, so the record shows a project that is moving, with no improved sale recorded among the 1,207 parcels.
Data updated: October 2026
The Kingston One CDD board approved a record plat for Pod 1 Phase 1, Pod 2 Phase 1 and Pod 3 Phase 1 on December 17, 2025 [Source: Kingston One CDD minutes, December 17, 2025]. The county file shows 148 recorded lot transfers in 2026, all vacant, the newest on August 12, 2026.
When the first builder-direct deed records on an improved parcel, it will appear in the county file as a qualified improved sale, typically before it reaches any listing portal. We watch that file so this page and your pricing update the week it happens.
At Verdana Village the county recorded 467 qualified sales against 171 MLS records in our October 21, 2026 pull. Most new homes there sell direct from the builder and never reach the MLS marketed record, which is why we check the county file first.
Kingston-area owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from recorded sales, the 15 Kingston listings and the builders' published prices, with your assessment and fee stack beside it. There is no cost and no obligation.
Data updated: October 2026
You receive the nearest recorded sales with dates, a per-square-foot analysis that never mixes county heated area with MLS totals, the live competition, your home's position on the corridor ladder with the reasons, the assessment your buyer will underwrite, and a recommended list price with a defensible range. Request it through the McGreevy and Comisar valuation form.
Where the market has no resale history, the price decides the sale, and we would rather you see the evidence and the number before you commit to anything. Many corridor owners use the valuation to decide whether to sell this season or next.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.
Who you are calling:
Kingston-area sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a community with no resale history rewards pricing from first principles and paperwork ready on day one. Fifteen homes are listed and none has sold.
Data updated: October 2026
If you are searching for the best Kingston listing agent, or thinking, "I need to sell my house before Kingston's homes hit the market," here is the short version of everything above. We price from the contract total, the builder's live incentive sheet, the 15 MLS listings and the closed analogs. We build the documents file, including the CDD disclosure, before the first showing. We market to the buyers who actually shop this corridor, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. We follow up with a written comparable set from the county record and current listings.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
Two mechanisms pull in opposite directions: roughly 10,000 competing new homes four miles east, against the retail, roads and services that a corridor of that scale attracts. No percentage effect can be stated honestly. We show you where your home sits on the corridor ladder today.
New supply from late 2026 and 2027 competes with corridor resales in overlapping price bands, so timing is a strategy discussion. A buyer who does not want to wait for a Kingston home to be completed is a buyer for your finished home now. Call Jesse direct at (239) 898-6072.
We build it from the contract total, the builder's live alternative and the nearest closed analogs, with an amenity adjustment. That method is the answer, and we show the arithmetic.
Yes, for as long as the builders are still selling. Across the builder-entered Verdana Village records the builder held list price on every sale in the trailing 12 months, so a resale must win on something other than price.
Yes. Ordinance No. 23-26 requires the Section 190.048 disclosure in every Kingston purchase contract for the life of the district, and it binds every reseller.
Yes. An estate, a divorce or a tenant in place is often better handled through direct agent outreach and our buyer database. Less exposure can mean a lower price, and we show you both scenarios with numbers.
McGreevy and Comisar are a top-reviewed Kingston realtor team, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
Where there is no resale history, a listing that sits is usually priced against the wrong comparable or missing the documents a buyer needs. Repricing and completing the file is often all it takes.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A seller who is not in Estero when showings happen depends on that feedback loop to decide.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Many of our sellers come back, and many later buy again on the corridor.
The team behind those reviews:
Kingston specialists matter because the facts that decide a sale here live in documents, not in a listing feed: a CDD assessment that runs with the land, an unnamed association, a builder's incentive sheet, an unbuilt amenity package and a corridor with a decade of road work. A general agent tends to miss all of them.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association and closing paperwork, which at Kingston means the CDD schedule, the disclosure file and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and contractors. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
A general agent may quote a Kingston price from a builder brochure, repeat the wrong CDD column, describe unbuilt amenities as open, hand the buyer an HOA summary for a condominium, or forget that the builder's incentive sheet is the buyer's real alternative. None of those mistakes is exotic, and each costs a seller time or money.
Every Estero community sells differently, and we publish a seller guide for each one we cover. See our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider picture is in our Verdana Village guide and our Summercrest guide.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Kingston, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Kingston-area sellers often buy again in Southwest Florida, sometimes at Kingston itself, trading a finished corridor home for a new one. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
If you are selling a nearby home to buy from a Kingston builder, the sequencing matters: a builder contract has a delivery date that may slip, while your own sale has a closing date. We line the two up, and we register you with your agent named on the first builder visit, because most builders will not let you add one later.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: Florida Department of Revenue, PT-112 portability guide]. Homestead status is fixed on January 1 each year, and we sequence both closings around it.
If your next home is in a built community, our guide to buying a home in Estero walks through the contract, inspection and approval steps.
If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Kingston owners and future owners ask these questions before they sell, and each answer below is written for a Lee County seller, in a single paragraph, with its source. They cover price, timing, the CDD, the association, disclosure, costs and the choices around the builder's own inventory.
Data updated: October 2026
No. As of October 21, 2026 the Southwest Florida MLS shows 0 closed Kingston listings in five years, and the Lee County file shows no qualified improved sale on the 1,207 Kingston parcels. Sales opened in September 2026, and the public model grand opening was held October 17, 2026.
Fifteen active on October 21, 2026: 8 at Esplanade at Kingston and 7 at Kingston South, asking $360,999 to $1,543,227 with a median of $808,905. Six more are under contract. Homes a builder sells off the MLS are not in that count.
Any single number would be invented. We build a range from the first owner's contract total, the builder's live incentive sheet, the 15 MLS listings and the closed sales of Verdana Village and the other nearest communities, then adjust for amenity status.
There is none. A median needs closings, and Kingston has none. We will list the first sales individually, with date, beds and baths, living area, price and days on market, until a window reaches 10 sales.
Kingston's published base prices start at $329,999 against Verdana Village's $615,000 MLS-marketed median and $622,641 builder-entered median. The median plan base across 71 Kingston plans is $218.27 per square foot against $254.99 and $261.88 at Verdana. Base prices exclude lots and options, so compare contract totals.
Yes, for as long as the builders are still selling in a roughly 10,000-unit buildout. All 66 builder-entered Verdana Village records closed at exactly 100.0 percent of list in the trailing 12 months, so the builder holds price and negotiates through incentives.
Yes. Ordinance No. 23-26 requires the Section 190.048 disclosure statement in every purchase contract for property inside the Kingston One district, for the life of the district, and the obligation binds every reseller.
Yes. CDD assessments run with the land and continue on the new owner's Lee County tax bill. They are not extinguished by a sale, and the debt service portion is not paid off at closing unless it is prepaid.
From $1,244.68 on a condominium to $2,563.83 on a Single Family 72' lot on the district's FY2027 schedule, for Assessment Area One only, which covers 4,065 of the roughly 10,000 approved units.
The Series 2025 bond of $84,000,000 has a final maturity of November 1, 2057, with no principal repaid before May 1, 2028. A buyer taking title in 2027 faces roughly a thirty-year debt service tail unless the assessment is prepaid.
Because assessments ride the county tax bill under the Uniform Method of Collection, nonpayment triggers the same tax certificate and tax deed process as delinquent property taxes, which is harsher than an ordinary association delinquency.
Unpublished. The district's HOA page confirms an association will exist and stops there. We will not estimate a figure, use a corridor average or quote a typical range.
For a Chapter 720 HOA, the seller supplies the Section 720.401 summary before the buyer executes the contract. If it is not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived.
Section 720.401(2) says the HOA summary does not apply to associations regulated under Chapter 718. Esplanade at Kingston condominiums are not yet priced, so this fork is future. The Section 718.503 resale documents would apply, and your closing agent confirms the regime.
In Lee County the seller customarily chooses the title company and pays for the owner's policy, and the contract controls. On the original builder sale the builder's contract may differ, so we read that too.
The negotiated commission, doc stamps at $0.70 per $100, the owner's title premium, the estoppel, lien search and prorations. At the $808,905 median of the 15 active listings, doc stamps are $5,663.00 and the promulgated title premium is $4,119.53, as illustrations.
Since August 17, 2024, offers of buyer broker compensation cannot be advertised in the MLS, buyers sign written agreements before touring, and all commissions are negotiable. Whether to offer anything is a separate decision we make with you.
Taylor Morrison’s available-homes page, read October 31, 2026, lists 23 homes: 3 Ready Now, 16 Ready Nov.–Dec. 2026 and 3 Ready Dec.–Jan. 2027. We did not read per-home dates for Pulte, Neal or Lennar. Early 2027 is the developer’s older first-residents target. Ask for the estimated completion date of a specific homesite in writing.
No age-restricted section has been announced anywhere at Kingston, and no Taylor Morrison source describes Esplanade at Kingston as age-restricted. We state only what the builder states.
Unknown. No rental restriction, minimum lease term or short-term rental rule has been published, and those rules live in the recorded Declaration, which we have not located.
No builder anti-flip or minimum-hold restriction has been published for Kingston. Many national builders impose one, and it is a contract term, so it must be read.
Any figure would be fabricated. Kingston has no sales and no resale history. What we can lay out honestly is what would drive value and what would pressure it.
Selling in a community whose amenity center has not opened is measurably harder than selling where a buyer can walk the clubhouse. We found no amenity opening date as of October 31, 2026, which matters most to an owner whose horizon is under five years.
Kingston addresses sit in the School District of Lee County's 2026 to 2027 proximity zones: elementary Zone Q, middle Zone GG and High School South Sub-zone 3 at the Kingston South points we checked, and elementary Zone L, middle Zone HH and East Sub-zone 3 at Esplanade's Pod 3, so confirm the zones for your exact address with the district's school locator. On September 1, 2026 Cameratta stated that a charter school operated by True North Classical Academy is planned, developer-stated and not contract-documented.
No FEMA flood map panel has been pulled for any Kingston parcel, so we state no zone as fact. Once a lot has a platted address, the FEMA Map Service Center gives the panel and the zone.
That depends on your price band and timeline. New supply from late 2026 and 2027 competes with resales, and a buyer who cannot wait for Kingston is a buyer for your finished home now. It is a strategy conversation, and we hold it with your numbers.
No. The Section 404 litigation concerns wetland permitting authority for new development. It creates no title, permitting or insurance issue for a finished corridor home. On August 13, 2026, Audubon Florida and Cameratta settled Audubon's federal lawsuit.
Phase 2 construction from Bella Terra to Alico Road is a live nuisance today, targeted for the end of 2026. The segment serving Kingston is programmed for construction from 2031 to 2035. Which one applies to your listing depends on where your home sits.
No. Kingston is in unincorporated Lee County and carries an Estero mailing address. Lee County is the land use and permitting authority.
Ask each team for its comparable set, its reading of the CDD schedule and its plan for the Section 190.048 and 720.401 disclosures. Our best real estate agents in Estero guide compares teams on the public record.
Not required, but the facts that decide a sale here are in documents that a general agent may not read: the CDD budget, the ordinance and the builder contract. That is where we start.
Yes, with sequencing. A builder contract has a delivery date that may slip, so we line up your closing with a written completion estimate and a contingency plan, and we time both around the January 1 homestead date.
Your contract, option receipts, the CDD assessment notice, warranty documents, the certificate of occupancy and any HOA documents that exist. If you are a corridor owner, bring your association documents and your last tax bill.
Request one through the McGreevy and Comisar valuation form or call Jesse direct at (239) 898-6072. It is written, free and carries no obligation.
Kingston sellers and buyers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team reads the primary documents, prices from records rather than renderings, and works from an office in Bonita Springs a short drive from the Corkscrew Road corridor. Learn more about our team.
If you are thinking about selling near or in Kingston, the work begins well before the listing goes live. It begins with the price: the contract total, the builder's incentive sheet, 15 MLS listings and the closed analogs. It begins with a fee stack stated in one line and a disclosure file ready on day one. That is the work we do, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Learn more about our team.
McGreevy and Comisar are a top-reviewed Kingston realtor team; read verified Google reviews on their Google reviews profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Florida license numbers: Jesse McGreevy SL3101296 · Marc Comisar BK3060671.
Selling near Kingston? Call Jesse direct at (239) 898-6072 or request a free home valuation. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.
Kingston facts on this page rest on primary sources: the Kingston One CDD, Lee County government and the Property Appraiser, Florida statutes, federal agencies, the builders' own pages and our own community guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Kingston sellers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last rows name the records that are not public and the office that holds them.
Document | What it proves for a Kingston seller | Official authority |
|---|---|---|
Lee County Ordinance No. 23-26 | Creation of the Kingston One CDD, its 2,429.13 acres, its powers and the Section 190.048 disclosure duty | |
Kingston One CDD FY 2027 Final Budget, August 19, 2026 | The per-unit assessment schedule ($1,244.68 to $2,563.83) and the $84,000,000 Series 2025 bond | |
Kingston One CDD minutes, December 17, 2025 | Approval of the record plats for Pod 1, Pod 2 and Pod 3 Phase 1 and confirmation of Bond Series 2025 | |
Kingston One CDD boundary map | Whether a specific address sits inside the district | |
Florida Statutes 190.048 | The special assessment disclosure that must appear in a contract | |
Florida Statutes 720.401 | The HOA disclosure summary, its timing and the buyer's 3-day cancellation right | |
Florida Statutes 718.503 | The condominium resale documents and the buyer's cancellation right, if Esplanade condominiums apply | |
Florida Statutes 689.261 | The property tax disclosure summary owed to a buyer | |
Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | |
Florida Statutes 475.278 | The brokerage relationships and the duties a transaction broker owes | |
NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | |
FEMA Map Service Center | The FIRM panel, zone and effective date for a specific Kingston address once it exists | |
Lee County sale data files | Every recorded sale, the source of our county counts | |
Real property transfer codes | What sale codes 01 and 02 mean and why lot transfers are not counted | |
Florida Statutes 201.02 | The $0.70 per $100 documentary stamp tax on deeds | |
Florida Statutes 720.30851 | What the HOA estoppel certificate must state, its fee caps and its 30-day life | |
Documentary stamp tax overview | The rate and the worked examples for deed tax | |
Florida Administrative Code Rule 69O-186.003 | The promulgated owner's title premium schedule | |
PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | |
Johnson v. Davis, 480 So. 2d 625 (Fla. 1985) | The seller's duty to disclose known material defects | |
Recorded Declaration of Covenants for the Kingston master association | Rental, pet, approval and maintenance rules, and any resale or capital contribution. Not located as of September 29, 2026 | Lee County Clerk official records, once recorded |
Master HOA budget, dues and estoppel process | Fees, reserves and any special assessment. Not published | The master association, once named |
Builder purchase agreement and incentive sheet | Deposit, delivery date, escalation, title agent, incentives and any resale restriction | The builder's sales office, in writing |
County figures are from Lee County Property Appraiser files indexed September 27, 2026. Builder prices were read on the builders' own Kingston pages on October 31, 2026. Information deemed reliable but not guaranteed. McGreevy and Comisar, Domain Realty, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, (239) 898-6072.
Market data from Southwest Florida MLS, pulled October 21, 2026. Brokered by Domain Realty.