Townhomes at Willow is brand new: no priced townhome resale is on the county record yet, so the first owners who sell compete with the builder's own releases. We price from your contract, the $1,113.20 district class and the builder next door.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Jesse McGreevy and Marc Comisar wrote this guide for the owners of Townhomes at Willow who will one day sell, and the first fact they need is plain: no townhome sale with a price is on the county record yet, so the first owners who sell will be competing with the builder’s own new inventory on the same streets. Townhomes at Willow is a townhome neighborhood inside the master-planned community of Willow in Punta Gorda, Florida. It is recorded as the plat Willow Townhomes, 360 townhome lots and 20 tracts on 31.41 acres, with its own homeowners association beneath the Willow master association. For the full record on the neighborhood itself, from the plat letters to the district class and the flood points, start with our Townhomes at Willow neighborhood guide. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we built this seller guide from the county’s records rather than a portal estimate.
If you are still choosing who should list your townhome, 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 Jesse direct at (239) 898-6072, or request a free Townhomes at Willow home valuation. We send you every record we used, labelled by date and source, and we tell you plainly where the record is still empty.
To sell a Townhomes at Willow home in 2026, price it from your own builder contract, the builder’s current releases and the district’s townhome class, because no priced townhome resale is on the county record yet. Then hand buyers both associations’ paperwork, the district line and the flood result for your building before they ask.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, newest sale in the file dated August 14, 2026; Charlotte County GIS ownership layer queried October 1, 2026; Tuckers Pointe Community Development District adopted FY2027 budget, retrieved 1 Oct 2026; builder marketing seen September 30, 2026).
We tracked every recorded transfer on the Willow Townhomes plat through October 1, 2026, and none carried a price. The county’s qualified sales file, which we index, holds no townhome sale in any window from 12 months to all history, because the plat was recorded only in February 2026. The county’s ownership layer, which updates more often, shows ten townhome-tract parcels passing to new owners with dates from July 31 to August 28, 2026, and it carries no price for any of them. We print them as recorded transfers with no price, never as sales, and we print no townhome median.
That is not a reason to wait or to guess. It is the reason to call us first. The owner who sells first at Townhomes at Willow sets the comparable sale that every later seller, appraiser and buyer will use, and that owner is pricing against a builder that is still selling the same plans next door. Getting that first price right takes the plat, the district’s townhome class, both associations’ documents and the builder’s dated marketing, read together.
Five facts move a townhome sale here more than finishes do. The first is your own purchase: the closing statement from your builder contract, with the base price, the lot premium and the options you paid for, because no resale record exists to replace it. The second is the builder’s current release for your plan, which a buyer will see before they see your listing; the only builder figure we print is Lennar’s advertised townhome range of $209,990 to $229,999, as builder marketing seen September 30, 2026, and that range is not a recorded price. The third is the district class: the Tuckers Pointe Community Development District assesses a townhome in its Area Two townhome class at $1,113.20 a year in the FY2027 adopted budget, before collection costs, with $12,581.23 of principal assigned to each townhome. The fourth is the paperwork for two associations, Willow Homeowners Association, Inc. and Townhomes at Willow Homeowners Association, Inc., whose dues and Declaration are not yet public. The fifth is the flood result for your building, Zone X at every interior point we tested in the tract. Every one of those is a document, and none of them is visible to an automated estimate.
A Townhomes at Willow resale does not compete with other resales, because there are none yet. It competes with the builder’s new units on the same streets, with the builder’s quick move-in units, with incentives that appear and disappear by release, and with the 333 parcels in the townhome tract that the county still coded vacant residential on October 1, 2026. It also competes, in a buyer’s mind, with Willow’s single-family homes in Phase 1, which have a recorded sales history. The listing that wins explains exactly what a finished resale offers against each of those alternatives, with documents rather than adjectives.
We cover the recorded market and why it is empty, what the MLS cannot show here, how the townhome class benchmarks inside Willow and against nearby communities, when to sell, how we price a townhome with no resale comparables, how a resale competes with the builder, who owns the lots, the flood and insurance questions a buyer will ask, the association and district paperwork that surfaces in a sale, the disclosures a seller owes, schools and drive times, marketing and negotiation, the cost of selling, the comparison with a Willow single-family home, and more than thirty seller questions answered directly.
McGreevy and Comisar price a Townhomes at Willow home on the records that will move it: the county’s empty townhome sales file, the ownership layer’s ten unpriced transfers, the district’s townhome class, both associations’ filings and the builder’s dated releases. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.
Data updated: October 2026 (Charlotte County GIS ownership layer queried October 1, 2026; Charlotte County Property Appraiser public sales files, our analysis; Tuckers Pointe Community Development District adopted FY2027 budget, retrieved 1 Oct 2026).
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:
Across their careers the team has been part of more than 4,000 transactions, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every listing. At Townhomes at Willow that experience matters for a reason particular to a brand-new plat: there is no local resale history to lean on, so the judgment has to come from reading documents, not from a market report.
A Townhomes at Willow listing agent has to know that the neighborhood is the plat Willow Townhomes, a replat of Tract F-3 of Tuckers Pointe Phase 1, recorded in February 2026 in Plat Book 28; that it sits in unincorporated Charlotte County with a Punta Gorda 33955 address, not inside the City of Punta Gorda; that the Tuckers Pointe district counts it as Phase 4 of its plan and assesses it in its Area Two townhome class; and that the townhome association is a separate corporation, filed September 10, 2025, under the master association that every Willow lot owner belongs to. Those are the facts buyers, lenders and title companies raise, and they are the facts we put in front of them first.
At a brand-new townhome plat the record changes month by month. The county’s qualified sales file is published on its own schedule, and its newest sale when we read it was dated August 14, 2026. The ownership layer moves faster, and it already shows ten townhome-tract parcels with new owners. The tax roll moves slowest: on October 1, 2026 the 2026 roll for the Willow plat still covered Phase 1 only. A seller who prices from one of those layers sees a different picture from a seller who reads all three. We read all three, date each one, and tell you which questions they can and cannot answer yet.
Jesse and Marc both work every listing personally. The person who priced your townhome is the person who hears the buyer’s question about the district’s principal balance, reads the lender’s flood determination and negotiates against the builder’s incentive. In a neighborhood where a buyer can walk down Sunset Serenade Drive and tour a new unit the same afternoon, continuity is how a price holds.
We will not quote a townhome value from a portal estimate, print a townhome dues figure we cannot source, borrow a single-family sale price and call it a townhome comparable, or describe the ten unpriced transfers as sales. Where a record is not public or was not available to us, we say so and name the document that holds it. The townhome Declaration was not available to us, and it controls the questions a buyer cares about most: insurance, roofs, exterior maintenance, leasing and pets. Candor early is what keeps a contract from being renegotiated at the inspection.
Townhomes at Willow has no priced townhome sale on the Charlotte County record in any window, from 12 months to all history, because its plat was recorded in February 2026. The county’s ownership layer shows ten unpriced transfers dated July 31 to August 28, 2026. Willow’s Phase 1 single-family plat recorded 93 sales in 12 months.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, qualified sales recorded September 27, 2025 to September 26, 2026, newest sale in the file dated August 14, 2026; Charlotte County GIS ownership layer queried October 1, 2026, retrieved 1 Oct 2026; builder marketing seen September 30, 2026).
Our rule on every seller page is to lead with the first window that holds ten or more closed sales, and to list the sales one by one when no window does. For Townhomes at Willow we ran the whole ladder and every rung came up empty. This section shows what the county has, what it does not have yet, and the Willow community figures a seller can use as context, each with its own label. We never present a single-family figure as a townhome figure.
| Window, county recorded and qualified, Willow Townhomes plat | Townhome sales with a price | Median |
|---|---|---|
| 12 months to September 26, 2026 | 0 | none |
| 24 months | 0 | none |
| 36 months | 0 | none |
| 60 months | 0 | none |
| All history | 0 | none |
Source: Charlotte County Property Appraiser public sales files, our analysis, checked against the county’s layers on October 1, 2026. The file we index counts DOR-qualified improved sales over $1,000, its newest sale is dated August 14, 2026, and every Willow sale in it is on the Phase 1 plat. With no priced sale in any window there is nothing to list, so we say so, and the community context below carries its own label.
The ownership layer is updated more often than the sales file. On October 1, 2026 it showed 11 townhome-tract parcels owned by someone other than the land-banking company or the builder: 10 on Sweet Meadow Drive and 1 on Serenity Sound Lane, all still coded vacant residential. Ten of the 11 carry a last-sale date between July 31 and August 28, 2026: two on July 31, one on August 14, one on August 18, two on August 27 and four on August 28 (our count of the county layer).
The layer carries no price and no qualification code, and the property card we requested for one of them returned no sale data. So we print no price, no median and no sale-to-list ratio for these transfers. They are most likely the first builder closings in the phase, but that is our reading of the layer, not a county statement. Sale prices for these transfers: Information not available at time of publishing (checked 2026-10-01). The Property Appraiser’s next public sales extract, or the Clerk’s deed index for a specific lot, will carry the recorded consideration, and when it does we will read it before we price your home.
We tracked every recorded sale on the Tuckers Pointe plat for the 12 months to September 26, 2026, and none was a townhome. A highest townhome sale, a fastest townhome sale and a townhome sale-to-list ratio do not exist on the record. What we can show a Townhomes at Willow seller is the method: the same county-first pull, the same window ladder and the same refusal to borrow figures that we use on every Charlotte County page, and a team of Top 1% Real Estate Agents Nationally Since 2008 who will read your phase’s first priced sale the week it posts.
Willow’s only plat with recorded sales today is Phase 1, the Tuckers Pointe plat of 354 single-family lots. These are its figures, copied from our Willow guide, and they describe single-family land and homes, not townhomes.
| Window, Tuckers Pointe Phase 1 plat (single-family) | Recorded sales | Median |
|---|---|---|
| September 27, 2025 to September 26, 2026 (12 months) | 93 | Not shown for this window |
| Calendar year 2025 | 86 | $330,000 |
| January 1 to September 26, 2026 | 53 | $320,000 |
| January 1 to September 26, 2026, single-family only | 28 | $327,250 |
Source: Charlotte County Property Appraiser public sales files, our analysis, the same figures printed on our Willow community guide. Each row is its own window. The 12-month window overlaps both calendar rows, so the counts are never added or averaged.
The 93 Phase 1 sales spread across five price bands: 8 under $250,000, 53 from $250,000 to $349,999, 19 from $350,000 to $449,999, 9 from $450,000 to $549,999 and 4 at $550,000 and up. The highest was $718,000 on November 14, 2025, a 2025-built home of 3,442 square feet on Willowleaf Boulevard. None of those is a townhome comparable. A detached home on a 40, 50 or 60 foot class lot is a different product, on a different plat, in a different district area, with one association instead of two. We show the bands so a seller understands what a buyer touring Willow will also see, not to suggest where a townhome will trade.
| Builder and collection | Advertised price (builder marketing) |
|---|---|
| Lennar, Townhomes | $209,990 to $229,999 |
Source: Lennar’s marketing page for Willow, seen September 30, 2026, as printed in our Willow guide. We do not link to builder pages, and we print no builder dues figure.
That is an advertised range on one day, not a recorded sale, not a floor and not a ceiling. A builder’s list price leaves out lot premiums, options, incentives and closing costs, and a deed records what was actually paid. A resale seller should expect buyers to hold the builder’s current price beside the listing, which is why the first resales here will be priced against the builder’s releases as much as against each other.
| Measure | Townhomes at Willow |
|---|---|
| Median days on market | Information not available at time of publishing (checked 2026-10-01). |
| Median sale-to-list ratio | Information not available at time of publishing (checked 2026-10-01). |
Both measures come from the multiple listing service, and no townhome resale exists to measure. Charlotte County pages lead with the county’s recorded sales because local MLS coverage is thin, and no Townhomes at Willow home is on the MLS record either. We do not borrow a days-on-market figure from another community, and we do not promise a timeline we cannot source.
An empty sales record is not a weak market and it is not a strong one. It is a new one. For an owner it means the first Townhomes at Willow resales will be priced from first principles: your own closing statement, the builder’s current release for your plan, the district’s townhome class, both associations’ charges and the condition and position of your unit. It also means the first owner to sell has more influence over the neighborhood’s price history than any later seller will. That is the moment to have the record read carefully, and it is why we ask Townhomes at Willow owners to call us before they list.
The MLS alone misses everything that has happened at Townhomes at Willow so far, because builder closings are recorded at the county and are rarely listed. No Townhomes at Willow home is on the MLS record, while the county’s ownership layer already shows ten unpriced transfers. That gap is why we lead every Charlotte County page with county records.
Data updated: October 2026 (Charlotte County GIS ownership layer queried October 1, 2026; Charlotte County Property Appraiser public sales files, our analysis; local MLS coverage checked for this page, retrieved 1 Oct 2026).
In builder-heavy communities, most new homes sell direct from the builder and never reach the MLS. Charlotte County is a county where local MLS coverage is thin in any case, so our Charlotte County pages are county-first by rule: the recorded deed is the lead count, and an MLS figure, when one exists, is secondary and never stands alone.
The MLS is the only public-facing source for three measures a seller cares about: days on market, the asking price a home was listed at, and the ratio of sale price to list price. It also records showing activity and price changes during a listing. When Townhomes at Willow resales begin, those measures will matter, and we will report them with their window and source.
The county record shows the transfers that never touch the MLS: builder closings, land-bank transfers between companies and private sales. At Townhomes at Willow it shows who holds the 382 parcels split from the townhome parent tract, which of them have passed to new owners and on what dates, and, once the sales extract catches up, the price recorded on each deed. The MLS shows none of that, because none of it was listed.
The first resale’s appraiser will look for comparable sales. If the only priced sales on the record are builder closings, the appraiser will use them, and so will the buyer’s agent. A listing agent who reads only the MLS will see an empty market and price on instinct. A listing agent who reads the county record will see the builder’s recorded closings as they post, and can explain to an appraiser exactly how a finished resale differs from a new unit that closed with the builder’s incentives and without upgrades.
We pull every recorded transfer on the Willow Townhomes plat, separate builder closings from resales, set the builder’s dated marketing beside them as marketing, and read the district’s assessment line for each comparable lot. When the county has a price, we use it. When it does not, as for the ten July and August transfers, we say so and do not fill the gap. That discipline is what we hand the buyer’s appraiser, and it is a discipline a portal estimate cannot supply.
Townhomes at Willow carries the lightest district class in Willow’s Area Two, $1,113.20 a year before collection costs in the FY2027 budget, against $1,213.20 to $2,013.20 for the other Area Two classes. With no townhome sale on the record, the recorded-sale benchmark compares Willow’s Phase 1 single-family plat with nearby communities.
Data updated: October 2026 (Tuckers Pointe CDD adopted FY2027 budget, retrieved 1 Oct 2026; Series 2026 offering statement; Charlotte County Property Appraiser public sales files, our analysis; figures printed on our Willow, Heritage Landing, Burnt Store Village, Deep Creek and Punta Gorda Isles guides, read September 30, 2026).
A seller’s benchmark is a decision variable a buyer will weigh, set against named neighbors on the same yardstick. At Townhomes at Willow two yardsticks exist today: the district’s assessment class, which is published for every Willow product, and the recorded sales of nearby communities, which describe single-family markets. We print both, on separate tables, and never blend them.
| Willow product, district class | Plat or phase | Homes | FY2027 district total | Basis | Par per home |
|---|---|---|---|---|---|
| Townhome (Townhomes at Willow) | Willow Townhomes, Phase 4 | 360 | $1,113.20 | Area Two, off-roll, before collection costs | $12,581.23 |
| Twin villa | Phase 3 | 120 | $1,213.20 | Area Two, off-roll, before collection costs | $13,979.14 |
| Single-family, 40 ft class | Phases 2 and 3 | 187 | $1,413.20 | Area Two, off-roll, before collection costs | $16,774.97 |
| Single-family, 50 ft class | Phases 2 and 3 | 281 | $1,713.20 | Area Two, off-roll, before collection costs | $20,968.71 |
| Single-family, 60 ft class | Phase 3 | 87 | $2,013.20 | Area Two, off-roll, before collection costs | $25,162.45 |
| Single-family, 40 ft class | Phase 1 (Area One) | 98 | $1,573.31 | Area One, on the county tax bill | not published |
| Single-family, 50 ft class | Phase 1 (Area One) | 177 | $1,909.94 | Area One, on the county tax bill | not published |
| Single-family, 60 ft class | Phase 1 (Area One) | 43 | $2,246.57 | Area One, on the county tax bill | not published |
Source: Tuckers Pointe CDD, adopted budget, fiscal year 2027; par per home from the Series 2026 offering statement. The Area One and Area Two rows are on different bases, so read each block on its own: Area One figures include the county’s collection costs, Area Two figures do not.
| Community | Recorded sales and window | Median | Cited to |
|---|---|---|---|
| Townhomes at Willow | 0 priced townhome sales, all windows to September 26, 2026 | none | This page; Charlotte County Property Appraiser public sales files, our analysis |
| Willow (Phase 1 single-family plat) | 93 recorded sales, September 27, 2025 to September 26, 2026 | Not stated for the 12 months; 2025 calendar year $330,000 (86 sales) | Willow guide |
| Heritage Landing | 138 recorded sales, September 5, 2025 to August 31, 2026 | $352,500 | Heritage Landing guide |
| Burnt Store Village | 77 recorded sales, September 27, 2025 to September 26, 2026 | $325,000 | Burnt Store Village guide |
| Deep Creek | 351 recorded sales, September 27, 2025 to September 26, 2026 | $341,000 | Deep Creek guide |
| Punta Gorda Isles | 331 single-family recorded sales, September 25, 2025 to September 24, 2026 | $700,000 | Punta Gorda Isles guide |
Source: Charlotte County Property Appraiser public sales files, our analysis, as printed on each guide named and read September 30, 2026. Windows differ by row and each states its own. None of these medians is a townhome median, and we do not rank the communities on price.
The first table is the one a townhome seller can use today. Inside Willow, the townhome class is the lightest class on the district’s Area Two yardstick, and its principal balance per home is about half that of a 60 foot Area Two lot (our arithmetic: $12,581.23 against $25,162.45). A buyer comparing a townhome with a single-family home in Phases 2 or 3 sees a lower district line on the townhome, and a seller should say so in writing, with the budget attached.
The second table tells a seller where Willow’s single-family market sits among its neighbors, not where a townhome will trade. A buyer who has toured Heritage Landing or Burnt Store Village will carry those figures into your showing, and the honest answer is that none of them describes an attached townhome of 1,343 to 1,392 square feet.
Three yardsticks surround a Townhomes at Willow sale, and we keep them apart. The district class is a published charge, not a price. The Phase 1 recorded sales are prices, but for a different product. The builder’s advertised townhome range is marketing, on one day. Averaging any two of them would produce a number no record supports, so we set them side by side, label each one, and build your price from your own documents.
Heritage Landing, the closest sibling in character among the nearby communities, also carries a district. Our guide to it reports a Tern Bay operations and maintenance assessment of $1,356.09 and a bond assessment of $995.68 to $1,849.13 per home, on its own basis (Heritage Landing guide). A buyer cross-shopping the two will ask, and we answer with each district’s own documents rather than a single comparison figure.
Townhomes at Willow has no priced townhome resale on the county record yet, so the first owners who sell are competing with the builder’s own new inventory and will set the comparable everyone else uses. Request a free Townhomes at Willow home valuation or call Jesse direct at (239) 898-6072, and we will send the district line for your lot, the builder’s dated release and the records we used, each with its date and source. You are working with Top 1% Real Estate Agents Nationally Since 2008, the team that read the Willow Townhomes plat before writing this guide. Buying your next home as well? See our guide to buying a home in Townhomes at Willow and how we represent buyers across Southwest Florida, or call Marc at (239) 287-5873.
For a well-documented Townhomes at Willow home, timing turns less on the calendar than on the builder’s releases. The builder is still selling the same plans, the county coded 333 townhome-tract parcels vacant on October 1, 2026, and no resale has set a comparable, so the real risk is pricing blind and listing without both associations’ paperwork.
Data updated: October 2026 (Charlotte County GIS ownership layer queried October 1, 2026; Tuckers Pointe CDD records and Series 2026 offering statement; Charlotte County petition and project records, retrieved 1 Oct 2026).
Three conditions outside the sales table bear on timing. New supply keeps arriving on the same streets, so a seller who waits is waiting against a builder pipeline. The district, association and flood questions have a known shape, which lets a prepared seller answer a buyer precisely. And a buyer may ask about Amendment 3, the state property tax amendment voters approved on November 3, 2026.
The townhome tract holds 382 parcels on the county’s ownership layer, and on October 1, 2026, 333 were still coded vacant residential, with 30 carrying use code 0102 or 0100 and owned by Lennar Homes LLC on Crescent Creek Road and Sweet Meadow Drive (our count). The district’s offering statement reports that Lennar holds an option to take down lots from the land-banking company that holds the Area Two land. A resale seller is not waiting for the builder to finish. New units will keep arriving, and a resale that is priced and documented well sells on what a new unit cannot offer: a finished home available now.
The winter season, roughly November to April, brings the most buyers to Southwest Florida, including second-home buyers and buyers relocating from the north. A well-prepared listing can sell in any month, and at a new-construction neighborhood the builder’s release schedule can matter as much as the season, because a new phase of inventory changes what a buyer sees on the same street. We time your listing against both.
Many Townhomes at Willow owners closed recently. Before you list, read your builder contract for any resale, occupancy or anti-speculation clause, and confirm whether the builder’s warranty transfers to a buyer. Expect the first resale to be compared line by line with the builder’s current price for the same plan, and plan to show what your unit adds: finished upgrades, window coverings, landscaping the association allows and a completed permit file.
We do not publish a month-by-month pattern for Townhomes at Willow, because no resale record exists to make one. What the record does support is arithmetic. Count back from the date you need to close, allow time for the buyer’s inspection, two estoppel certificates, the lender’s appraisal and flood determination, and any association approval the Declaration may require, and list early enough to cover all of it. A home that is documented before it lists loses days to nobody’s paperwork.
Amendment 3 passed on November 3, 2026 with 61.99 percent yes on the Florida Division of Elections' unofficial count (60 percent was needed; Florida Election Watch, Amendments). From January 1, 2027 it raises the homestead exemption on non-school taxes and lowers the non-homestead cap from 10 percent to 5 percent. The Charlotte County Property Appraiser explains it on its Property Tax Amendment 3 page. A second-home or investor buyer may ask about it, and we answer with the Property Appraiser’s own explanation. The county’s 2026 final millage for Willow’s tax district is 15.3705 mills (15.0855 in 2025; 15.4046 was proposed), per the Charlotte County Property Appraiser’s 2026 final rate chart.
Nothing in the record suggests the questions buyers ask will get easier next year. The townhome Declaration is a document a buyer will ask for. The amenity center’s opening status is something a buyer will ask about. The later Willow phases are still being built. A seller who has the answers ready today is ahead of one who assembles them after an offer, and ahead of a builder’s sales office that answers them by brochure.
We price a Townhomes at Willow home from the documents that exist: your recorded purchase price once the deed posts, the builder’s current release for your plan and lot, the district’s townhome class and principal, both associations’ charges, and your unit’s upgrades and position. We never anchor to a portal estimate or a single-family sale.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis; Charlotte County GIS ownership layer queried October 1, 2026; Tuckers Pointe CDD adopted FY2027 budget, retrieved 1 Oct 2026; Series 2026 offering statement; builder marketing seen September 30, 2026).
The most common pricing mistake at a new townhome plat is borrowing the nearest number. Willow’s Phase 1 single-family medians, $330,000 for calendar 2025 and $320,000 for 2026 to September 26, are the nearest recorded numbers, and they describe detached homes on 40, 50 and 60 foot class lots. The builder’s advertised townhome range is the next nearest, and it is marketing. Neither is your townhome’s price.
Until the county posts a priced townhome sale, the most reliable price record for your unit is your own. We start from your closing statement: the base price, the lot premium, each option and upgrade, any builder incentive and the closing costs the builder paid or credited. That tells us what a buyer paid the builder for this plan on this lot, with these finishes, on a known date. When your deed’s consideration appears in the Property Appraiser’s sales extract, it becomes a recorded comparable, and we cite it as one.
A buyer will hold your price beside the builder’s current price for the same plan. We read the builder’s dated marketing for your plan, label it as marketing, and work out what a buyer would add to it to reach your unit: the options you already own, the lot premium, the window coverings and fixtures a new unit lacks, and the months a buyer would wait for a new build. We never claim that a resale must sell above or below the builder’s price, because no recorded sale here supports a direction yet.
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 townhome class carries $213.20 for operations and maintenance and $900.00 for debt service, $1,113.20 in all before collection costs, and the offering statement assigns $12,581.23 of Series 2026 principal to each townhome. Whether you have prepaid any of that principal changes what a buyer assumes, so we confirm your lot’s status with the district’s assessment roll before we quote anything.
Townhomes at Willow’s streets are at different stages. The county’s ownership layer still coded 333 of the tract’s 382 parcels vacant residential on October 1, 2026, so whether the buildings beside yours are finished, framed or still empty ground changes what a buyer sees from your front door. Position matters too: an end unit, a unit facing open ground or a stormwater lake, a unit nearest the U.S. 41 frontage. We read the parcel map, walk the street and test the flood result for your building, because one rear lot-line point on the north end of Sunset Serenade Drive touches a Zone AE polygon while the same parcel’s interior is Zone X.
We would rather set a defensible price, show the evidence to every buyer’s agent and hold it. A buyer touring the builder’s model the same weekend is comparing your price with a number the builder advertises, so we put the builder’s dated marketing, your recorded purchase and the full carrying cost side by side in the listing plan. Because no days-on-market record exists for a Townhomes at Willow resale, we do not quote a timeline promise. We build one backward from the date you need to close.
We walk a Townhomes at Willow seller through five documents before we talk about staging. First, your closing statement from the builder, because it is the first price record for your unit. Second, the district’s assessment line for your lot, because a townhome is assessed in its own class and a buyer will ask whether any principal has been prepaid. Third, the townhome Declaration and the master Declaration, because they decide who insures and maintains the roof and the exterior walls, and therefore what kind of policy your buyer needs. Fourth, both associations’ current budgets and an estoppel request to each. Fifth, the flood file: the FEMA zone for your building under the 2025 map revision and any elevation certificate. Those five answers move a townhome price more than finishes do.
A Townhomes at Willow resale competes with the builder by selling what a new unit cannot: a finished home available now, with upgrades and window coverings in place, a closed permit file and the association and district paperwork already assembled. We never claim a price premium or discount against the builder, because no recorded sale ties the two.
Data updated: October 2026 (Charlotte County GIS ownership layer queried October 1, 2026; Series 2026 offering statement; builder marketing seen September 30, 2026; Tuckers Pointe CDD records, retrieved 1 Oct 2026).
The ownership layer tells the story in one line: of the 382 parcels split from the townhome parent tract, the land-banking company held 321, Lennar Homes LLC held 50 and other owners held 11 on October 1, 2026 (our count). The builder will keep releasing units on the same streets, and a seller has to plan for that rather than hope it ends.
The county’s plat and site plan letters name Lennar Homes, LLC as the petitioner for Willow Townhomes, and the builder’s marketing page for Willow advertises townhomes from $209,990 to $229,999, seen September 30, 2026. We do not link to builder pages, and we print no builder price as a recorded price. The district classes homes by product, and the townhome class is its own line in the budget, so a buyer does not have to guess which assessment a townhome carries. The builder’s collection names, by contrast, are marketing vocabulary, and we never map them to a district class.
A buyer touring Townhomes at Willow sees the builder’s advertised townhome range before they see your listing. That range is not a recorded sale, and it leaves out the lot premium, options, incentives and closing costs. We make the comparison honest by setting your own purchase record and your unit’s finished features beside the builder’s dated range in the listing materials, with the district class, the two associations and the closing costs on each side.
A builder’s quick move-in unit is the closest thing to a resale, and buyers shop the two together. The honest comparison is line by line: what the builder’s price includes, what upgrades cost beyond it, the closing costs and incentives in the builder’s contract, the district class and principal, both associations’ charges, 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 a builder’s claims about amenities or distances.
Buyers ask about the trucks and the noise. The honest answer is that the timing of construction in the later Willow phases is not published, and we do not guess it. What the record shows is the shape of the plan: the district’s engineer estimates an Area Two project cost of $26,085,400 for Phases 2 to 4, including about 71 acres of stormwater lakes still to be excavated, and the county is building Fire Station 17 at the U.S. 41 and Tuckers Grade corner nearest the townhomes. A Townhomes at Willow owner 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.
Several names sound like Townhomes at Willow and are not. Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats. Villas at Willow Lake Homeowner’s Association is an unrelated 1997 entity, even though Lennar markets a collection called Villas in Willow, which is a different product from the townhomes. Willow’s twin villas are their own district class in Phase 3. A buyer who compares your listing with one of those should be shown the difference: your legal description reads Willow Townhomes, and the association that governs your home is Townhomes at Willow Homeowners Association, Inc., under Willow Homeowners Association, Inc.
On October 1, 2026 the county’s ownership layer showed 382 parcels split from the Townhomes at Willow parent tract: 321 held by a land-banking company, 50 by Lennar Homes LLC and 11 by other owners. That pattern tells a seller where the next units will come from and why the builder will remain the main competitor.
Data updated: October 2026 (Charlotte County GIS ownership layer queried October 1, 2026, retrieved 1 Oct 2026; Series 2026 offering statement).
A seller does not need to know who owns every lot to price a home, but a seller does need to know how much competing supply sits on the same streets. At Townhomes at Willow almost all of it does, and it is held in a structure common in new Florida communities: a land-banking company owns the ground, and the builder buys lots from it as it builds.
Of the 382 parcels, 333 were coded vacant residential, 29 carried use code 0102 and 1 carried use code 0100, all 30 owned by Lennar Homes LLC on Crescent Creek Road and Sweet Meadow Drive, and 19 carried use code 0902, all held by the land-banking company, which we do not read as home lots (our count). The plat creates 360 lots and 20 tracts, 380 in all, and we have not reconciled the two-parcel difference. None of these parcels was on the county’s 2026 tax roll for the Willow plat, which covered Phase 1’s 381 parcels only.
The district’s offering statement reports that a land-banking company holds the Area Two land, which includes the townhome phase, and that Lennar Homes, LLC holds an option to take down lots from it. We mention it only so a seller understands why most parcels carry a company name and why the builder’s releases will continue.
The 11 parcels held by other owners are the first sign of a resident base: 10 on Sweet Meadow Drive and 1 on Serenity Sound Lane, all still coded vacant residential, because the roll lags new construction. Ten carry dates between July 31 and August 28, 2026. We do not name any owner, and we do not print a price that the county has not published. What a seller can take from them is timing: the first owners have closed, and the first resale is now a matter of when, not whether.
For a seller, the pattern means the competing supply is large and patient. A land-banking company and a national builder are not in a hurry to match a resale price, and the builder can change incentives by release. That is not a reason for a resale seller to discount. It is the reason to price from documents, to market what a new unit lacks, and to list when your unit’s finished features are visible and the builder’s nearest release is known.
A Townhomes at Willow buyer will ask for the flood zone, the evacuation zone and the insurance form. Every interior point we tested in the townhome tract on October 1, 2026 returned Zone X on FEMA’s current map, the tract sits in Evacuation Zone D, and whether a buyer needs an HO-3 or an HO-6 policy is a Declaration question.
Data updated: October 2026 (FEMA National Flood Hazard Layer, flood hazard zones, FIRM panels and LOMR layers, queried October 1, 2026, retrieved 1 Oct 2026; Federal Register notice of April 17, 2025; Charlotte County StormSurgeEvacuationZones feature service, queried October 1, 2026; Citizens Property Insurance; Florida Office of Insurance Regulation).
These are the questions that decide whether a buyer’s lender and insurer move quickly, so we answer them with the federal and county layers and put the answers in the listing file. Insurance is the place where a townhome differs most from a single-family home, and the answer sits in a document that was not yet public when we checked.
We took points from the county’s parcel layer on each townhome street, placed them inside the parcels and queried FEMA’s National Flood Hazard Layer on October 1, 2026.
| Test point | FEMA zone | Base flood elevation (feet, NAVD88) |
|---|---|---|
| Sunset Serenade Drive, southwest end | X, area of minimal flood hazard | none |
| Sunset Serenade Drive, north end, rear lot line | AE | 23.9 |
| Sunset Serenade Drive, north end, same parcel interior | X | none |
| Catkin Lane | X | none |
| Serenity Sound Lane | X | none |
| Sweet Meadow Drive | X | none |
| Crescent Creek Road | X | none |
Source: FEMA National Flood Hazard Layer, flood hazard zones layer, every result citing the 2025 map revision, our queries of October 1, 2026. The FIRM panel layer returned 12015C0430G, effective December 15, 2022, at the points we checked, and the revision layer returned case 24-04-2434P, effective March 24, 2025.
Our Willow guide’s intersection of the current FEMA zones with the townhome plat outline, about 31.3 acres, found about 94.0 percent in Zone X, 2.4 percent in Zone AE at 23.7 feet, 1.9 percent in Zone AE at 23.9 feet, 1.4 percent in Zone AH at 22.8 feet and 0.3 percent in Zone D (our analysis of the FEMA layer, September 30, 2026). The special flood hazard ground sits mostly at the edges and in stormwater areas, which is why the one AE result we found lies on a rear lot line at the north end of Sunset Serenade Drive while the same parcel’s interior is Zone X. A seller on those north-end parcels should have the building’s own determination in the file before the first showing.
Under the 2022 flood map the whole Willow area was Zone D, a possible but undetermined hazard. The 2025 Letter of Map Revision re-mapped it into Zones X, AH and AE, and the Federal Register carried the notice on April 17, 2025 for Charlotte County unincorporated areas, community 120061. Several older county map layers still show Zone D, so a flyer printed from an old map can be wrong. We could not read the revision’s determination letter, so we do not say why the map changed; we say what it shows now.
FEMA’s flood requirement turns on where the building sits, not on the parcel outline. A lender’s flood zone determination and the building’s elevation certificate settle it for a specific townhome. Charlotte County requires an elevation certificate during construction where one applies. Whether one exists for your unit: Information not available at time of publishing (checked 2026-10-01). We ask the builder’s closing file and the county’s records for it before listing.
Zone X does not mean no risk. FEMA reports that 29 percent of National Flood Insurance Program claims from 2014 through 2024 came from outside high-risk areas, flood insurance is available in every zone, and most homeowners policies exclude flood. Charlotte County’s Community Rating System Class 5 status carries a 25 percent discount on flood premiums, and FEMA says that discount applies to every policy in the community. A Zone X result is a selling point, and we still recommend that a buyer get a flood quote.
We queried the county’s evacuation zone service at two points inside the townhome tract, one on Catkin Lane and one at the southwest end of Sunset Serenade Drive, and both returned Zone D. For Hurricane Ian in 2022 the county ordered Zones A and B, the barrier islands and mobile homes; for Helene in 2024, barrier islands, low-lying areas and manufactured homes; for Milton in 2024, Zones A, B and C plus mobile and manufactured homes. Zone D was not named in any of those orders. That is a record of past orders, not a promise about the next storm, and the county’s address lookup is the authority for any one home.
Hurricane Ian made landfall near Punta Gorda on September 28, 2022 at about 125 knots, more than three years before the townhome plat was recorded. No Townhomes at Willow building existed for Charley, Ian, Helene or Milton, so there is no storm history to report for these homes, and each building is permitted under the edition of the Florida Building Code in force on its permit date. For a seller, that is a clean answer to a common buyer question, and we put it in writing.
Our Willow guide interpolates the ASCE 7-22 wind contours to about 151 mph at the center of Willow, with published contours of 150 mph to the northeast and 160 mph to the southwest. The Florida Building Code’s wind-borne debris region covers anywhere the ultimate wind speed is 140 mph or more, so on that reading glazed openings need impact protection. That is our reading, not a county determination; the permitted plan set for your building states the design wind speed that governs it, and we ask for it.
A townhome in a Florida homeowners association can be insured two ways, depending on the governing documents. Where the association insures the roof and exterior walls under a master policy, the owner typically carries a walls-in policy, often written as an HO-6, covering the interior, contents, liability and loss assessments. Where each owner insures the whole structure, the owner needs a full homeowners policy, often an HO-3. At Townhomes at Willow this is governed by the Declaration and rules, read in the disclosure package, and the recorded Declaration was not yet read by us: Information not available at time of publishing (checked 2026-10-01). We read your copy before listing, because a buyer’s insurer will ask on day one.
A premium depends on the building, the carrier, the year, the deductibles and the policy form. We obtained no quotes, and no public record gives a Townhomes at Willow figure: Information not available at time of publishing (checked 2026-10-01). What a seller can do is hand the buyer’s agent the documents an insurer needs, which shortens the time from showing to binder.
Citizens Property Insurance says a home may qualify for certain mitigation roof credits due to the year built, but it will not automatically qualify for opening protection credits without a completed wind mitigation inspection form. The Office of Insurance Regulation says a completed form is valid for up to five years. For a new townhome, a seller who orders the form, and gathers the window, door and garage door product approvals and the roof attachment details for the inspector, hands the buyer a credit their insurer can use.
If the association carries a master policy, a large deductible after a storm can become a special assessment on every owner, and many owner policies offer loss assessment coverage for that. Attached homes share walls and often a roof line, so who installs shutters on common windows, who secures the roof and who files a claim for a shared element are governed by the Declaration and rules, read in the disclosure package. We put the Declaration’s insurance article in front of the buyer early, because it is the single most important document question at a townhome community.
Selling at Townhomes at Willow brings two associations into the sale: Townhomes at Willow Homeowners Association, Inc., filed September 10, 2025, and the master Willow Homeowners Association, Inc. Neither has published a dues schedule, and the townhome Declaration, which governs signs, leasing, pets, parking and approvals, was not in the public record we could reach.
Data updated: October 2026 (Florida Division of Corporations detail pages and filed articles, read October 1, 2026, retrieved 1 Oct 2026; Series 2026 offering statement; Florida Statutes chapter 720).
Most resale delays at a new townhome community come from paperwork, not price: an estoppel ordered late, a sign rule nobody checked, an approval period that nobody built into the contract. With two associations, every one of those risks is doubled, so we start the association work before the listing goes live.
The Florida Division of Corporations lists Townhomes at Willow Homeowners Association, Inc. as an active Florida not-for-profit corporation, document number N25000011687, filed September 10, 2025. It filed its first annual report on June 15, 2026, and the same day changed its mailing address and registered agent to Tropical Isles Management Services, Inc. in Fort Myers. Its principal address is 10481 Six Mile Cypress Parkway, Fort Myers, the same address the builder used on its plat petitions. The master association, Willow Homeowners Association, Inc., document number N23000010778, was filed September 7, 2023 and is active. Its officers list the same builder address, and our reading is that both boards are still under developer control, which is normal for a new Florida community before turnover to the owners.
The townhome association’s articles describe a residential homeowners association under Chapter 720 of the Florida Statutes whose job is to enforce the covenants for “the residential neighborhood known as Townhomes at Willow,” with all owners of lots there as members and a perpetual existence. The master association’s amended and restated articles of March 19, 2024 make all owners of lots within Willow members, allow it to levy assessments and adopt rules, and make it responsible for the surface water management system unless that system is conveyed to another entity. A townhome owner is therefore expected to belong to both associations and to pay both.
We looked for a recorded Declaration for Townhomes at Willow, any supplemental declaration annexing the townhome plat to the master Declaration, the townhome association’s bylaws, its rules and any architectural guidelines. None was retrievable as a public document: Information not available at time of publishing (checked 2026-10-01). Until it is read, every answer on insurance, roofs, exterior maintenance, leasing, pets, parking and signs is the same: governed by the Declaration and rules, read in the disclosure package. As an owner you already hold copies from your purchase, and we read them with you before listing.
The master association’s only public figure is the offering statement’s estimate that landowners are expected to pay homeowners’ association fees of approximately $2,116 to $3,804 per unit annually. That range covers every Willow product in one span, it is an estimate, and it does not say what the dues include or whether it includes any townhome association charge. The townhome association’s dues are unpublished: Information not available at time of publishing (checked 2026-10-01). Your own statements and the estoppel certificates will show the real figures, and a buyer will want both in writing.
Leasing at Townhomes at Willow is governed by the townhome Declaration and the master Declaration, read in the disclosure package. No minimum lease term, leasing cap, approval process or short-term rental rule for Townhomes at Willow appears in any public document we read. If you rent your townhome now, or plan to sell to an investor, we read the leasing article first, because it decides whether a tenant can stay through a sale and whether an investor buyer can rent the unit at all.
Pet limits, the number of vehicles a townhome may keep, where guests park, whether boats or trailers are allowed, and who maintains the roofs, exterior walls, paint, lawns and irrigation are all governed by the Declaration and rules, read in the disclosure package. The county’s site plan letter sets road widths of at least 20 feet of clear space for fire access, and guest parking counts are on the site plan sheets, which were not readable to us. A buyer will ask about every one of these, and we answer from your documents, not from memory or a brochure.
Whether the townhome association limits For Sale signs, lockboxes or open houses, and whether it must approve a buyer or a lease, is set in its Declaration and rules. We confirm them from your documents before the first showing, and if an approval is required we build its timing into the contract and the closing date, so a buyer’s lender never waits on a board meeting nobody scheduled.
An estoppel certificate is an association’s written statement of what a lot owes, and the buyer, lender and title company rely on it at closing. Section 720.30851 of the Florida Statutes requires delivery within 10 business days of a request, caps what an association may charge, and provides that no fee is owed if the certificate is not delivered on time; the Department of Business and Professional Regulation publishes the current caps. With two associations a Townhomes at Willow seller needs two certificates, and we have the closing agent order both on the day the contract is signed.
Nothing on the outside of an attached townhome should change without checking the Declaration’s approval process, and buyers and their title companies ask whether past work 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.
The Tuckers Pointe Community Development District assesses every Townhomes at Willow lot in its Area Two townhome class: $213.20 for operations and maintenance plus $900.00 for debt service, $1,113.20 in the FY2027 adopted budget before collection costs, with $12,581.23 of Series 2026 principal per townhome that runs with the lot.
Data updated: October 2026 (Tuckers Pointe CDD adopted FY2027 budget, retrieved 1 Oct 2026; FY2026 adopted budget; Series 2026 offering statement; Florida Statutes chapter 190).
A community development district is a unit of special-purpose local government under Chapter 190 of the Florida Statutes. The Tuckers Pointe district was created by Charlotte County Ordinance 2021-030 in July 2021 and covers 507.08 acres. It borrowed to build Willow’s roads, drainage and utilities, and it repays those bonds through annual assessments on the lots that benefit. Its assessments are first liens on the property, co-equal with county taxes, as the offering statement notes. Most buyers have never seen one itemized, so a seller who explains it clearly removes an objection before it forms.
| Area Two class, FY2027 adopted budget, before collection costs | Homes | Operations and maintenance | Debt service | Total |
|---|---|---|---|---|
| Townhome | 360 | $213.20 | $900.00 | $1,113.20 |
| Twin villa | 120 | $213.20 | $1,000.00 | $1,213.20 |
| Single-family, 40 ft class | 187 | $213.20 | $1,200.00 | $1,413.20 |
| Single-family, 50 ft class | 281 | $213.20 | $1,500.00 | $1,713.20 |
| Single-family, 60 ft class | 87 | $213.20 | $1,800.00 | $2,013.20 |
Source: Tuckers Pointe CDD, adopted budget, fiscal year 2027. The 360 townhome homes in this table are the same 360 lots as the plat. The fiscal 2026 budget showed a townhome total of $567.12, before the Series 2026 bonds were issued.
The district’s methodology allocates benefit by equivalent residential unit, a weight for each product. The offering statement gives the weights as 0.60 for a townhome, 0.70 for a twin villa, 0.80 for a 40 foot lot, 1.00 for a 50 foot lot and 1.20 for a 60 foot lot. A townhome’s $900 of debt service is 0.60 of the 50 foot lot’s $1,500, which is exactly how the weights say it should fall (our arithmetic). The operations and maintenance share, $213.20, is the same for every Area Two class. For a seller, the weight is a clean talking point: a buyer choosing among Area Two products pays the lowest district line on a townhome.
| Series 2026, townhome | Amount | What it is |
|---|---|---|
| Par (principal) per townhome | $12,581.23 | The share of the bonds assigned to the lot, which is the prepayment balance |
| Annual debt service, principal and interest | $899.86 | What the bonds cost the lot each year before collection costs |
| Annual amount on the county tax bill in March | $957.30 | The same debt service grossed up for collection cost and the 4 percent early-payment discount |
Source: Tuckers Pointe CDD, Series 2026 offering statement. The $957.30 covers debt service only. The operations and maintenance line is added on top, and the documents we read do not state its grossed-up tax-bill figure, so we print no combined bill: Information not available at time of publishing (checked 2026-10-01).
An owner may prepay the entire Series 2026 assessment on a parcel at any time, with interest accrued to the next interest date, and no early-payment discount applies to a prepayment; an owner may also pay the principal balance without interest within 30 days after the project is completed and accepted by the district. Whether prepaying before a sale pays off depends on your price and your buyer, because some buyers value a lot with no principal balance and some would rather keep their cash. We never tell a buyer what a prepayment would cost for a specific lot, because that figure comes from the district, and we ask the district manager for it before you decide.
The offering statement says the 2026 assessments were assigned to Area Two lots on a first-platted, first-assigned basis and were initially levied on 641 platted lots and about 98.41 unplatted acres planned for 394 lots. The townhome plat’s 360 lots and Phase 2’s 281 lots add to 641 (our arithmetic; the offering statement does not say which plats make up the 641). The district’s assessment roll for your lot will confirm how it was levied, and we put that line in the listing file.
The FY2027 townhome figures are the district’s off-roll budget amounts, before the gross-up for county collection costs and early-payment discounts. Once townhome lots move onto the county tax roll, the district’s line will appear on the county tax bill on a different basis, and the offering statement’s $957.30 debt-service figure shows what that looks like for the debt portion. A seller should show a buyer which basis the current bill uses, so nobody mistakes a basis change for an increase.
Under section 190.048 of the Florida Statutes, every contract for the initial sale of a parcel or residential unit in the district must carry, immediately before the purchaser’s signature and in boldfaced type larger than the rest of the contract, a statement that the district may impose and levy taxes or assessments on the property, in addition to county and other local governmental taxes and assessments. That statute governs the builder’s first sale. On a resale the district’s assessment still runs with the lot, so we give the buyer the same information in writing: the class, the budget line, the principal and its basis.
The Tuckers Pointe district has five supervisors, elected by landowners at this stage, and a landowners’ meeting is scheduled for November 19, 2026. Its manager is Wrathell, Hunt and Associates, LLC, and it posts its agendas, minutes and budgets online. Its FY2027 budget funds $105,000 of stormwater maintenance, $80,000 of streetlighting and $20,000 of irrigation supply for all of Willow. Any resident or buyer may attend a district meeting, and a buyer who asks how the district spends its money can be pointed straight to the budget.
A Townhomes at Willow seller owes the homeowners’ association disclosure summary before the buyer signs, a flood disclosure at or before contract, disclosure of known defects that materially affect value, and the property tax disclosure in the contract. With two associations, the summary and the estoppel work are doubled. Your closing agent confirms which duties apply.
Data updated: October 2026 (Florida Statutes 720.401, 720.30851, 720.3085, 689.302, 689.261 and 553.79, Florida Senate, fetched October 1, 2026, retrieved 1 Oct 2026; Townhomes at Willow Homeowners Association, Inc. records, Florida Division of Corporations).
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.
Section 720.401 of the Florida Statutes applies to the sale of a lot or home in a community with a mandatory homeowners’ association. Four facts from the statute matter to a seller:
At Townhomes at Willow, with two associations, we prepare a summary for each with your closing agent and deliver both with the listing file.
The records we reviewed describe two Chapter 720 residential homeowners associations. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723, so if any part of your parcel were governed by a condominium or another regime, that fork would apply and your closing agent should confirm the regime before a buyer signs. We found no condominium regime tied to Townhomes at Willow in the records we read, but we have not read the recorded Declaration, so we do not rule one out for any specific parcel.
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 2026-10-01). 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 each association appear on the estoppel certificates the closing agent requests.
Section 689.302 requires a seller of residential property to disclose, at or before the time the sales contract is executed, any flood damage during ownership, any flood insurance claim, including under the National Flood Insurance Program, and any federal flood assistance received. The duty does not depend on the FEMA zone, so a Zone X seller completes it too. For a new Townhomes at Willow owner the honest answer is likely none, and that is worth putting in writing for your buyer.
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. For a new townhome that can include water intrusion at a window or a shared wall, an open warranty claim, 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. At a new community the gap can be large: a first owner may have a homestead cap, and a buyer will not inherit it. The district’s assessment is a charge on the parcel that no exemption reduces, so it carries over to the buyer unchanged.
Under section 720.3085, a buyer is jointly and severally liable with the seller for assessments that are due when the title transfers. That is why the estoppel figures are paid at closing, and why a buyer’s closing agent will not close without both certificates.
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. The statute protects the buyer from the agency; it does not stop a lender, title underwriter or buyer from requiring a permit to be closed. On a new townhome, the permits to check are the building permit, the final inspections and any permit you pulled after closing for shutters, a screen enclosure or a patio.
A Townhomes at Willow 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 five townhome addresses, and Punta Gorda Airport is about 13 free-flow minutes away.
Data updated: October 2026 (Charlotte County Public Schools Boundary Locator, queried October 1, 2026, retrieved 1 Oct 2026; Florida Department of Education School Grades 2026; OSRM routing measured September 30, 2026 from 11486 Willowleaf Boulevard; Charlotte County project and petition records).
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 took townhome addresses from the county’s parcel layer and ran each through the lookup behind the district’s public Boundary Locator with ZIP code 33955. We do not print house numbers.
| Street | Addresses checked | Result |
|---|---|---|
| Crescent Creek Road | 2 | East Elementary, Punta Gorda Middle, Charlotte High |
| Sweet Meadow Drive | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
| Sunset Serenade Drive | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
| Catkin Lane | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
As a control, a made-up house number on Crescent Creek Road returned no schools, so the tool matches real addresses only. The district calls the tool only a guide, so a buyer should use the exact address with ZIP 33955 and confirm with the school.
| School | Address | 2025-26 grade | 2024-25 grade |
|---|---|---|---|
| East Elementary | 27050 Fairway Drive, Punta Gorda | B | B |
| Punta Gorda Middle | 1001 Education Avenue, Punta Gorda | A | C |
| Charlotte High | 1250 Cooper Street, Punta Gorda | B | B |
Source: Boundary Locator results of October 1, 2026; Florida Department of Education, School Grades 2026. The county’s final plat letter for Willow Townhomes also serves as the plat’s certificate of concurrency for school concurrency, which is the county’s finding that school capacity was available for the plat, not a seat guarantee for any one student.
| Destination | Minutes, free-flow | Miles |
|---|---|---|
| Punta Gorda Airport (PGD) | 13.0 | 6.6 |
| Downtown Punta Gorda, City Hall | 14.3 | 7.8 |
| Fishermen’s Village | 15.0 | 7.7 |
| Fort Myers, City Hall | 26.1 | 17.9 |
| Port Charlotte, Town Center area | 28.6 | 16.0 |
| Babcock Ranch, Founders Square | 30.4 | 22.8 |
| Cape Coral, City Hall | 30.7 | 20.2 |
| Southwest Florida International Airport (RSW) | 40.1 | 32.6 |
| Sarasota, City Hall | 71.8 | 59.8 |
Method: these are the drive times our Willow guide measured with the OSRM open routing engine on September 30, 2026, from an origin at 11486 Willowleaf Boulevard near Willow’s main entrance, free-flow with no traffic. The townhome tract lies about a third of a mile south of that origin in a straight line (our arithmetic). Add time for season traffic and signals.
The nearest full hospitals are in Port Charlotte: AdventHealth Port Charlotte at about 23.0 minutes and HCA Florida Fawcett Hospital at about 23.5 minutes, with Lee Health’s Cape Coral Hospital at about 28.0 minutes, from the same Willow origin. AdventHealth has announced an expansion of emergency care in Punta Gorda with no published opening date, so we describe it as announced and nothing more.
The county describes a 12,983 square foot Fire Station 17 at the northwest corner of Tamiami Trail, Green Gulf Boulevard and Tuckers Grade, funded by the 2020 sales tax, with construction projected from February 15, 2025 to March 27, 2027; until it opens, Station 05 responds to Willow. County development review letters require a traffic signal at Willow’s main entrance and Tuckers Grade, at the developer’s cost, before the 354th residential certificate of occupancy; whether it has been built is not stated in any record we read. The Board of Zoning Appeals approved a county water tower of up to 190 feet at 27544 Green Gulf Boulevard on October 8, 2025, on county land near the U.S. 41 and Tuckers Grade corner. Each of those sits close to the townhome phase, and a buyer will ask about them.
Willow’s Phase 2 plat was recorded in March 2026, and Phase 3 appears on the county’s subdivision layer as a 2026 plat. The county adopted a route on September 24, 2024 to extend Tuckers Grade west from U.S. 41 to Burnt Store Road, and states that design, right of way and construction are unfunded; the extension would begin at the corner nearest the townhomes, and no construction schedule is published. We describe the project as unfunded, so a road that does not yet exist never becomes a rumor that stalls a sale.
The county’s planned development approval requires central potable water and sanitary sewer for every building and non-potable irrigation for common areas. Which companies serve a townhome for electricity, internet and trash, and whether mail comes to the door or to a cluster box: Information not available at time of publishing (checked 2026-10-01); we take the answers from your own bills and put them in the listing file. The grocery and service corridor on U.S. 41 runs north toward Punta Gorda, and a commercial site plan called Willow Marketplace was shown as under county review when our Willow guide checked; a plan under review can change or fail, so we promise no store.
We market a Townhomes at Willow home to the buyers its setting attracts: a relocating buyer who wants new construction without a build schedule, a second-home buyer who values a 13 minute drive to Punta Gorda Airport, a family zoned to Charlotte County schools, and an investor, where the Declaration allows leasing. Every listing gets photography, video, aerial footage and a documented listing file.
Data updated: October 2026 (Series 2026 offering statement; Charlotte County development review records; OSRM routing measured September 30, 2026; Charlotte County GIS, retrieved 1 Oct 2026).
At a townhome community still being built, marketing is mostly a matter of showing what is finished and documenting what is not. A buyer who can see your unit, your building and your street on day one, with the paperwork already in hand, is a buyer who writes an offer instead of touring the builder’s model again.
Aerial footage shows where your building sits in the tract, how built out its street is and how it relates to Willowleaf Boulevard, the stormwater lakes and the U.S. 41 frontage. Video shows what an out-of-state buyer cannot see from a listing: the size of the rooms, the outdoor space and the finished street. Willow’s lakes are stormwater lakes, and whether residents may fish or paddle in them is not stated in any record we read, so we do not market them as recreation and we do not describe a townhome as waterfront.
Before a Townhomes at Willow listing goes live we assemble both associations’ Declarations, bylaws, rules and budgets, the district’s assessment line for your lot, the most recent county tax bill if one exists, the flood determination and any elevation certificate, both section 720.401 disclosure summaries, the flood disclosure, any wind mitigation form, the permit file and certificate of occupancy, the builder’s 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 offering statement for the district’s 2026 bonds lists Willow’s amenities as a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn, and says construction commenced in October 2025 with completion expected by August 2026, at about $8.2 million. The county approved the 5.87 acre amenity center in April 2024. We found no county certificate of occupancy or district record confirming completion, so we state no opening date. Whether every townhome owner holds full amenity rights is set by the two Declarations, so before we say anything in a listing about the pool or the courts we confirm use rights, hours and guest rules in writing and say what the association confirms.
We list what the neighborhood 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 private club appears in Willow’s plat, ordinance or district documents. No amenity of the townhome association’s own appears in any public record we read; the amenities belong to Willow as a whole. No age restriction appears in the ordinance, the plat letters or the association’s filings, though the recorded Declaration controls. We market the measured drive, the new construction and the district class, and we leave the rest to the buyer’s own visit.
Townhomes at Willow is the association’s name and the name buyers search. Willow Townhomes is the plat name on your legal description, Tuckers Pointe is the name on the master plat and the district, and Phase 4 is how the district counts the townhomes. All of them belong in the listing so a buyer searching any name finds the home, and none of the Babcock Ranch names that sound like Willow belong anywhere near it.
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 the association’s rules allow them and where they help; 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.
On a street where the builder is framing the next building, we market what a new unit cannot offer: a finished home on a known lot, upgrades in place, a closed permit file and no build schedule. We show the builder’s dated marketing as marketing, we show your unit’s features as facts, and we let the buyer do the arithmetic with the full carrying cost in front of them.
We negotiate a Townhomes at Willow sale as the partners who priced it, with the plat, the district class and both associations’ documents in hand. That means answering roof, insurance, dues and district questions with documents rather than concessions, and protecting your net at the inspection, appraisal and repair stages while the builder’s incentive sits across the street.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis; Florida Statutes 720.30851, retrieved 1 Oct 2026; NAR settlement terms effective August 17, 2024).
A first resale is negotiated in a vacuum unless someone fills it with evidence. The buyer’s agent will reach for the builder’s price; the appraiser will reach for whatever closed sales the county has posted. Our job is to make sure the evidence on the table is complete and labelled before either of them reaches.
Most renegotiations happen after the inspection, usually over an item the buyer’s inspector flags, a question about a shared wall or roof element, or a buyer’s insurance quote. On a new townhome, many items belong to the builder’s warranty, so we put your warranty paperwork in the file and route warranty items to the builder rather than to your price. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold.
A buyer’s lender orders an appraisal, and the appraiser values the home on the comparables available. At Townhomes at Willow the first appraisals will lean on the builder’s recorded closings as they post, and possibly on townhome sales in other communities. We give the appraiser the county record matched by parcel and date, your closing statement and options list, and the district and association facts that distinguish your unit. 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, two estoppel certificates and any association approval period all change what you net and how likely the sale is to close. We also read how the buyer handles the Declaration and the district disclosure, 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 the builder’s advertised price to the table. We respond with documents: your options and upgrades, the builder’s lot premium and closing costs, the district class and principal, both associations’ charges and the move-in date. We never argue that a resale must be cheaper or dearer than a new unit, because no record here supports a direction, and we do not read the builder’s advertised range against a recorded price.
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. 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 a Townhomes at Willow 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 contract customarily assigns to the seller in Charlotte County, two associations’ estoppel fees, prorated taxes and district assessments, and small recording fees. Both associations’ transfer fees are unpublished.
Data updated: October 2026 (Florida Statutes 201.02 and 28.24; Florida Administrative Code rule 69O-186.003; Tuckers Pointe CDD adopted FY2027 budget, retrieved 1 Oct 2026; Charlotte County Property Appraiser 2025 final rates, 2026 proposed rates and 2026 final rates).
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 at Townhomes at Willow.
| Cost item | At an illustrative $200,000 | At an illustrative $250,000 | Source |
|---|---|---|---|
| Documentary stamp tax on the deed, $0.70 per $100 | $1,400 | $1,750 | Section 201.02 |
| Owner’s title insurance, promulgated rate, before any reissue credit; in Charlotte County the seller customarily pays, and the contract controls | $1,075 | $1,325 | Rule 69O-186.003 |
| Estoppel certificates, two associations | Information not available at time of publishing (checked 2026-10-01). | Information not available at time of publishing (checked 2026-10-01). | Estoppel requests |
| Association transfer or capital contribution | Information not available at time of publishing (checked 2026-10-01). | Information not available at time of publishing (checked 2026-10-01). | Association documents |
| Recording, per page | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | Section 28.24 |
| District assessment, prorated | Prorated share of the year’s assessment | Prorated share of the year’s assessment | Tuckers Pointe CDD FY2027 budget |
| Commissions | Negotiable | Negotiable | NAR settlement terms |
The two prices are round illustrations chosen to show the arithmetic. They are not a value for any Townhomes at Willow home, not a recorded sale and not a forecast. Dollar figures are our calculations from the published rates, and 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. The contract allocates who pays it, and in most Charlotte County residential contracts the seller does. On $200,000 the deed stamps are $1,400, and on $250,000 they are $1,750.
Florida sets the owner’s title premium by rule: $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1 million. On $200,000 that works out to $1,075, and on $250,000 to $1,325 (our arithmetic). 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.
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.
| Layer | Amount for a townhome | Period | What it covers | Source |
|---|---|---|---|---|
| Tuckers Pointe district, Area Two townhome class, operations and maintenance | $213.20 | Annual, FY2027, before collection costs | Running the district’s stormwater, streetlights and irrigation | FY2027 budget |
| Tuckers Pointe district, Area Two townhome class, debt service | $900.00 | Annual, FY2027, before collection costs | Repaying the Series 2026 bonds that financed Area Two roads, drainage and utilities | FY2027 budget |
| District principal per townhome (par) | $12,581.23 | Balance, repaid through the debt service | The share of the Series 2026 bonds assigned to a townhome | Offering statement |
| Willow Homeowners Association, Inc. (master) | About $2,116 to $3,804 per unit (an estimate covering all Willow products) | Annual | Not stated | Offering statement |
| Townhomes at Willow Homeowners Association, Inc. | Unpublished | Unpublished | Unpublished | Information not available at time of publishing (checked 2026-10-01). |
| County ad valorem tax, tax district 105 | 15.3705 mills for 2026, final (15.4046 proposed; 15.0855 for 2025) | Annual | County, school, water management and special districts | 2026 final rates; 2025 final rates; 2026 proposed rates |
| County fire rescue and stormwater programs | Unpublished at lot level | Annual | Fire rescue and stormwater service | Charlotte County MSBU public site |
| Homeowners or walls-in policy and flood insurance | Unpublished (no quotes) | Annual | Depends on what the Declaration makes the association insure | Information not available at time of publishing (checked 2026-10-01). |
The county’s 2026 final rates for tax district 105 total 15.3705 mills (15.0855 in 2025). A mill is $1 per $1,000 of taxable value, so 15.3705 mills is $1,537.05 per $100,000 of taxable value, before any non-ad valorem lines (our arithmetic on the 2026 final rate chart). Tax district 105 carries no City of Punta Gorda levy, because the townhomes sit in unincorporated Charlotte County. No townhome yet has a taxable value on the roll, so we show the rate and not a bill. Property taxes are paid in arrears for the calendar year, and at closing taxes are prorated to the closing date.
Neither association publishes an estoppel fee, a transfer fee or a capital contribution in any document we could read: Information not available at time of publishing (checked 2026-10-01). The documents that hold them are the estoppel certificates themselves, so we order both early and put the amounts on your net sheet before you accept an offer. Florida caps what an association may charge for an estoppel, and if an association fails to deliver within 10 business days, no fee is owed.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability under section 193.155 can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Charlotte County you file the portability form with the Property Appraiser. A recent Townhomes at Willow owner may have a small difference to carry, and we confirm it with the Property Appraiser before you count on it.
Townhomes at Willow sellers should tell buyers plainly how a townhome differs from a Willow single-family home: the lightest Area Two district class, a second association, an attached plan of 1,343 to 1,392 square feet and no resale history yet, against a detached Phase 1 home with one association and 93 recorded sales in 12 months.
Data updated: October 2026 (Tuckers Pointe CDD adopted FY2027 budget, retrieved 1 Oct 2026; Series 2026 offering statement; Charlotte County Property Appraiser public sales files, our analysis; Florida Division of Corporations; FEMA National Flood Hazard Layer).
Buyers who tour Willow cross-shop the two, and a seller who knows both sets of facts can answer the question before it becomes an objection. If you own a single-family home in Willow instead, our Willow seller guide covers that side on its own terms.
| Decision factor | Townhomes at Willow | Willow single-family home, Phase 1 |
|---|---|---|
| District class and FY2027 total | Area Two townhome, $1,113.20, before collection costs | Area One 40, 50 or 60 ft, $1,573.31 to $2,246.57, on the tax bill |
| District principal per home | $12,581.23 | Not published in the documents we read |
| Associations | Two: Willow master and Townhomes at Willow | One: Willow master |
| Master association dues | Offering statement estimate, about $2,116 to $3,804 a year for all products | Same estimate |
| Sub-association dues | Unpublished | None found |
| Product | Attached townhome, 1,343 to 1,392 sq ft plans per the offering statement | Detached home on a 40, 50 or 60 ft class lot |
| Exterior maintenance and roof | Governed by the townhome Declaration, unpublished | Owner, subject to the master Declaration, unpublished |
| Insurance form | Walls-in or full policy, depending on the townhome Declaration | Full homeowners policy |
| Recorded resale history | None with a price yet | 93 recorded sales on the plat in 12 months |
| On the county tax roll | Not yet | Yes, 381 parcels |
| Builder still selling nearby | Yes, the same plans | Yes, in later phases |
| Flood test | Zone X at every interior point we tested | Zone X at 45 of 46 street points in our Willow guide |
Sources: Tuckers Pointe CDD FY2027 budget; Series 2026 offering statement; Charlotte County Property Appraiser public sales files, our analysis; Florida Division of Corporations; FEMA National Flood Hazard Layer, our queries. Read the table with care in one place: the district rows use different bases, Area Two before collection costs and Area One on the tax bill, so the difference between them is not a savings figure.
The first row is the strongest selling point a townhome seller has. Inside Area Two, a townhome carries the lowest district class, and its $12,581.23 of principal is the smallest Area Two balance. Against Phase 1, the comparison has to be made with care, because the Area One figures include the county’s collection costs. What a seller can say fairly is that the townhome class is the lightest class on its own basis, and then hand the buyer the budget page so they can read both blocks themselves.
A Phase 1 buyer can price against 93 recorded sales in 12 months. A Townhomes at Willow buyer has no priced resale to price against yet. That is not a weakness to hide; it is a fact to explain. We tell buyers what the record holds, show them the builder’s dated range and the seller’s own purchase record, and prepare the appraisal evidence in advance, so the thinner record does not become an excuse for a low offer.
The decision table’s two unknown rows, exterior maintenance and insurance form, are the ones a townhome buyer cares about most, and both turn on the townhome Declaration. A seller who has read that Declaration, and can say in writing who insures and maintains the roof and exterior walls, answers the single biggest difference between the two products before the buyer’s insurer asks.
Tell a buyer to choose Townhomes at Willow if the lowest Area Two district class, a smaller new home, Willow’s amenity plan and a lock-and-leave lifestyle matter most, and they are comfortable with a second association whose rules they will read before they sign. Tell a buyer to choose a Phase 1 single-family home if they want a detached lot, a resale record they can price against today and a single association layer, and the larger district assessment fits their budget. Either way, they should read both Declarations, confirm the lot’s district class in writing and get insurance quotes on the actual home. We sell both, and we would rather a buyer choose on documents than on a table.
You can get a free Townhomes at Willow home valuation two ways: through our Townhomes at Willow home valuation page, or by calling Jesse McGreevy at (239) 898-6072. Each returns a written opinion built from your purchase record, the builder’s dated release, the district class and both associations’ charges, labelled by date and source.
We do not send an automated number, because an automated estimate has no Townhomes at Willow resale to learn from. We send the records we used: your recorded purchase once the deed posts, the builder’s dated marketing labelled as marketing, the district class and principal for your lot, the flood result for your building, both associations’ charges as your documents show them, and a net sheet. There is no obligation, and the valuation page explains our method in full.
Your address and building, your closing statement and options list from the builder, any district assessment notice, the documents you received from both associations, any flood determination or elevation certificate, whether you hold a wind mitigation form, whether any exterior work lacks an approval letter, and whether you have had any water intrusion. That is enough to start. A walk-through lets us see condition, finish and position, which are the variables no record holds.
Call Jesse direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or request a free Townhomes at Willow home valuation. 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 Townhomes at Willow, or for the wider community our guide to buying a home in Willow.
Most Townhomes at Willow owners net more by listing with an experienced agent, because the builder next door, two associations, the district line and an empty resale record are what stall a first resale, and an agent resolves them. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure and no comparable.
Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Townhomes at Willow home specifically, where a buyer is weighing the builder’s model and two estoppels, and insurance readiness decides 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 with no resale comparables | Priced from your purchase record, the builder’s dated release and the district class, and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the full record |
| Competing with the builder | Line-by-line comparison against the builder’s dated marketing, labelled as marketing | Not addressed; the buyer prices the risk | Handled by the owner |
| Two associations’ paperwork (two 720.401 summaries, two estoppels) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| District and insurance questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who should choose it | Most Townhomes at Willow sellers | Owners who value speed over price | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your townhome’s value depends on facts a buyer has to be shown: your options and upgrades, your position in the building, the flood result, the district line and what the Declaration makes the association insure. 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 both section 720.401 summaries and the flood disclosure. If you are unsure, a free valuation shows you what each route would likely net.
Jesse McGreevy is a top-reviewed Townhomes at Willow realtor, and McGreevy and Comisar are a top-reviewed Southwest Florida listing team on Google, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them on our Google Business Profile.
We do not edit, combine or summarize client words, and we publish no aggregate score and no star rating widget. The three quotes below come from sellers and buyers who worked with the team across Southwest Florida.
★★★★★ “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
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” 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 Jesse direct at (239) 898-6072.
These are the questions Townhomes at Willow owners ask us, and the questions buyers raise about townhomes here, answered from Charlotte County’s records, the Tuckers Pointe district’s documents, both associations’ state filings and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your unit, call Jesse direct at (239) 898-6072.
Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, newest sale in the file August 14, 2026; Charlotte County GIS ownership layer queried October 1, 2026; Tuckers Pointe CDD adopted FY2027 budget and Series 2026 offering statement, retrieved 1 Oct 2026; FEMA National Flood Hazard Layer, queried October 1, 2026; Florida Statutes 2026).
With no priced townhome resale on the county record, your value starts from your own purchase record, the builder’s current release for your plan and lot, your options and upgrades, the district’s townhome class and your unit’s position. Request a free Townhomes at Willow home valuation and we will build a written opinion with every record attached.
No qualified townhome sale with a price is in the county sales file we index, in any window from 12 months to all history. On October 1, 2026 the county’s ownership layer showed ten townhome-tract parcels with new owners and dates from July 31 to August 28, 2026, with no price on the layer, so we treat them as recorded transfers, not sales.
The best listing agent for a first resale here is one who reads the plat, the district’s townhome class, both associations’ filings and the builder’s dated releases before pricing. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this guide from those records. Call Jesse direct at (239) 898-6072.
No. The 93 recorded sales on the Phase 1 plat are detached homes on a different plat, in a different district area, with one association. We use them only as community context, labelled, and never present a single-family figure as a townhome figure.
Yes, while the builder is selling. The county’s ownership layer showed Lennar Homes LLC holding 50 townhome-tract parcels and a land-banking company holding 321 on October 1, 2026. We price against the builder’s dated releases and show buyers what a finished resale offers that a new unit does not.
The only builder figure we print is Lennar’s advertised townhome range of $209,990 to $229,999, as builder marketing seen September 30, 2026. That is an advertised range on one day, not a recorded sale, and it leaves out lot premiums, options, incentives and closing costs.
There is no townhome days-on-market record yet, because no townhome resale has been listed and sold. We set your timeline from the builder’s current inventory, the season and the paperwork two associations require, counting back from the date you need to close.
The winter season, roughly November to April, brings the most buyers to Southwest Florida. At Townhomes at Willow the builder’s release schedule matters too, because a new release changes what a buyer sees on the same street. We time your listing against both.
Usually, but read your builder contract first for any resale or occupancy clause and confirm whether the warranty transfers. If none applies, you can list, and we will price against the builder’s current release for your plan.
The current year’s district assessment is prorated at closing, and the remaining Series 2026 principal stays with the lot unless you prepay it. The townhome class is $1,113.20 a year in the FY2027 budget before collection costs, with $12,581.23 of principal per townhome.
That depends on your price and your buyer. Some buyers value a lot with no principal balance and some would rather keep their cash. The prepayment amount for your lot comes from the district, and we ask the district manager for it before you decide.
With the budget line and the principal in writing: $213.20 for operations and maintenance and $900.00 for debt service in the FY2027 budget, $12,581.23 of principal, and the fact that the townhome class is the lightest class in Area Two. We include the budget page in the listing file.
Section 190.048 requires the district disclosure on the builder’s initial sale, in bold type above the buyer’s signature. A resale buyer should see the same information, so we give it in writing with the listing file.
The homeowners’ association disclosure summary under section 720.401 before the buyer signs, one for each association, the flood disclosure under section 689.302 at or before contract, and the property tax disclosure under section 689.261 in the contract, plus any known defect that materially affects value.
The contract decides. Florida caps the fee, requires delivery within 10 business days of the request and provides that no fee is owed if the certificate is late. With two associations you need two certificates.
Yes. Each association states its own balance, and under section 720.3085 a buyer is jointly and severally liable for assessments due at transfer, so the closing agent will not close without both.
Only if the Declaration says so, and the townhome Declaration was not in the public record we could reach on October 1, 2026. We confirm from your documents and build any approval time into the contract.
Sign rules are governed by the Declaration and rules, read in the disclosure package. We confirm them from your documents before listing, and if signs are limited we lean on online and private marketing instead.
Governed by the Declaration and rules. We confirm before scheduling one, and for a vacant or seasonal townhome private showings to qualified buyers usually work better anyway.
That is set by the townhome Declaration, which was not yet public when we checked. Whether a buyer needs an HO-3 or an HO-6 policy follows from it, so we read your copy before listing and put the answer in writing.
Every interior point we tested in the tract on October 1, 2026 returned Zone X under FEMA’s current map. One rear lot-line point at the north end of Sunset Serenade Drive returned Zone AE, with the same parcel’s interior in Zone X. Your lender’s determination for your building is the one that counts.
Yes, it is a selling point. We still recommend a flood quote for the buyer, because FEMA reports that 29 percent of flood insurance claims from 2014 through 2024 came from outside high-risk areas.
Any flood damage, flood insurance claim and federal flood assistance during your ownership, at or before the time the contract is signed. For a new owner the honest answer is often none, and that is worth putting in writing.
Zone D at both points we queried inside the tract on October 1, 2026. Zone D was not named in the county’s evacuation orders for Ian, Helene or Milton, which is a record of past orders and not a promise about the next storm.
Yes, if you do not have one. Citizens says a new home will not automatically qualify for opening protection credits without a completed form, and the Office of Insurance Regulation says a form is valid for up to five years.
The seller customarily pays for the owner’s title policy in Charlotte County, and the contract controls. The premium itself is set by Florida rule, so every title company charges the same for the same coverage.
Typically documentary stamp tax on the deed at $0.70 per $100, the owner’s title policy, any commission, two estoppel fees, prorations and small recording fees. We give you a net sheet before you accept an offer.
Possibly. A first owner’s homestead cap does not transfer, which is why the contract must warn the buyer not to rely on your taxes. The district’s assessment carries over unchanged, because no exemption reduces it.
You may port up to $500,000 of your Save Our Homes difference to a new Florida homestead established within three years of January 1 of the year you gave up the old one, by filing with the Property Appraiser.
If your Declaration allows leasing, yes, subject to the lease. Leasing at Townhomes at Willow is governed by the Declaration and rules, read in the disclosure package, so we read both the Declaration and the lease before listing.
Sometimes, for a second-home or seasonal buyer. We price furnished and unfurnished options separately, so you can see what the furniture is worth to a buyer before you decide.
Finished items a new buyer would otherwise wait for and pay the builder to choose: window coverings, lighting, storm protection and any landscaping the association allows. We list them against the builder’s base specification so a buyer sees the difference.
On a new townhome, a builder warranty walk-through is often more useful, because it fixes items at the builder’s cost before a buyer’s inspector finds them. We help you schedule it and keep the closed items in the listing file.
You can, but you will still owe both disclosure summaries, two estoppels and the flood disclosure, and you will be pricing with no resale comparable behind you. That is where an agent who reads the record earns the fee.
Yes. We handle showings, both associations and the district paperwork, and coordinate a mail-away or remote closing with the title company.
Start with the estate’s authority to sell and the deed, then the same association and district steps any seller takes. We coordinate with the estate’s attorney and the closing agent.
No age restriction appears in the county ordinance, the plat letters, the district’s documents or the townhome association’s state filings. The recorded Declaration controls and was not available to us, so a buyer should confirm it there.
No. Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats, and Villas at Willow Lake Homeowner’s Association is an unrelated 1997 entity. Your legal description reads Willow Townhomes, and your association is Townhomes at Willow Homeowners Association, Inc.
Gather your closing statement, your options list and both associations’ documents, then call Jesse direct at (239) 898-6072 or request a free Townhomes at Willow home valuation. We read the record with you and give you a written plan.
A Townhomes at Willow specialist matters because a first resale here turns on details a generalist misses: a brand-new plat with no priced resale, a builder still selling the same plans, a district class with its own principal, and two associations whose Declaration is not yet public. Buyers pay for that certainty, and a specialist supplies it.
If you are thinking, “I need someone to sell my house in Townhomes at Willow, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Townhomes at Willow, Willow, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling a townhome on Sunset Serenade Drive, Sweet Meadow Drive, Sweet Meadow Court, Serenity Sound Lane, Catkin Lane or Crescent Creek Road, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Townhomes at Willow buyers are buying a new attached home in the corner of Willow nearest U.S. 41 and Tuckers Grade, in a master-planned community of up to 1,389 planned homes, with a documented drive of about 13 minutes to Punta Gorda Airport and about 14 minutes to downtown Punta Gorda. Our Townhomes at Willow neighborhood guide covers the whole picture, from the plat letters to the flood points, 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 plat and, once recorded, the Declaration, the Tuckers Pointe Community Development District publishes its budgets, minutes and bond documents, and both associations appear 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.
Some of your buyers will compare a townhome with the rest of Willow and with the city itself. Our guides to selling a home in Willow, Willow home values, selling a home in Punta Gorda and Punta Gorda home values cover those sides, and our Punta Gorda area guide covers the neighborhoods around it.
Before any of that, a free Townhomes at Willow home valuation tells you what you are working with. If you are also buying, whether moving within Willow or relocating, see our guide to buying a home in Townhomes at Willow and how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873.
Every document behind the rules and figures in this Townhomes at Willow seller guide is public, except the townhome Declaration, bylaws, rules and budget, which were not available to us; owners hold copies, and buyers receive them with the section 720.401 disclosure summary. Each link below opens the issuing authority’s own copy.
| Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
| Final plat decision letter, FP-24-05, February 5, 2026 | Charlotte County Board of County Commissioners | 360 lots and 20 tracts, recording, developer’s agreement, school concurrency | Open the FP-24-05 letter |
| Preliminary plat decision letter, PP-24-05, December 13, 2024 | Charlotte County Board of County Commissioners | The replat of Tract F-3, its location and conditions | Open the PP-24-05 letter |
| Townhome site plan decision letter, DRC-24-229, March 28, 2025 | Charlotte County Zoning Division | The 360-unit site plan, fire access, utilities and landscaping | Open the DRC-24-229 letter |
| Ordinance 2022-059, PD-22-00008 | Charlotte County | Permitted uses, setbacks, buffers and utilities | Open the planned development |
| Tuckers Pointe CDD adopted budget, fiscal year 2027 | Tuckers Pointe Community Development District | The townhome class, $213.20 plus $900.00 | Open the FY2027 budget |
| Tuckers Pointe CDD adopted budget, fiscal year 2026 | Tuckers Pointe Community Development District | The prior-year townhome total for comparison | Open the FY2026 budget |
| Series 2026 offering statement | FMS Bonds, for the Tuckers Pointe CDD | Par per townhome, the March tax-bill figure, prepayment terms | Open the offering statement |
| Ordinance 2021-030, district establishment | Charlotte County, posted by the district | The district’s creation and boundary | Open the ordinance |
| Articles of incorporation, Townhomes at Willow Homeowners Association, Inc. | Florida Division of Corporations | The association’s purpose and membership | Open the articles |
| Amended and restated articles, Willow Homeowners Association, Inc. | Florida Division of Corporations | Master association membership and powers | Open the master articles |
| Federal Register notice, April 17, 2025 | Federal Register, for FEMA | The flood map revision that re-mapped Willow from Zone D | Open the notice |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current statutory estoppel caps, two certificates here | Open the DBPR schedule |
| Charlotte County 2026 and 2025 final rate charts | Charlotte County Property Appraiser | The 15.3705 mill 2026 rate for tax district 105 (15.0855 in 2025) | Open the 2026 chart; Open the 2025 chart |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure in this Townhomes at Willow seller guide traces to one of the primary sources below, read or queried on September 30 and October 1, 2026: Charlotte County and its Property Appraiser, the Tuckers Pointe Community Development District, the State of Florida, federal agencies, Charlotte County Public Schools and our own published guides. No listing portal, brokerage or valuation aggregator was used for any figure, and we link no builder site.
Recorded-sale figures are our analysis of the Charlotte County Property Appraiser’s public sales and parcel files. Builder prices are builder marketing, seen September 30, 2026, and are not recorded prices. Community figures for Willow’s Phase 1 plat are labelled as single-family context wherever they appear.
McGreevy and Comisar are the Southwest Florida listing team Townhomes at Willow sellers call when a first resale has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this seller guide we tracked every recorded transfer on the Willow Townhomes plat through October 1, 2026, and none carried a price. We read the Charlotte County plat and site plan letters, the Property Appraiser’s sales files and the county’s ownership layer, the Tuckers Pointe district’s budgets and bond documents, both associations’ state filings and FEMA’s flood layer, 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 Townhomes at Willow or anywhere in Southwest Florida? See our guide to buying a home in Townhomes at Willow, see how we represent buyers, or call Marc 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 Jesse direct at (239) 898-6072, or start with a free Townhomes at Willow home valuation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
County data from the Charlotte County Property Appraiser and GIS, checked October 2026.
Updated October 2026. This seller guide is general information about selling a home in Townhomes at Willow, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.