Sell Your Home in Turnleaf, FL

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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.

Updated October 2026

Selling a home in Turnleaf starts with a fact most listing pages skip: no Turnleaf resale has been recorded yet, so your house would be one of the first, and it competes with new homes from four builders a few streets away. Charlotte County’s public sales files recorded 79 qualified sales in Turnleaf in the latest 12 months, and no Turnleaf home appears twice as a qualified sale in the file, so the record is first sales of new homes (our analysis). McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this seller guide for owners of homes in Turnleaf, the GreenPointe master-planned community on the east side of Burnt Store Road in unincorporated Charlotte County with a Punta Gorda 33955 address. For the full community picture, from the plat and the district to the flood map and the schools, start with our Turnleaf community guide; for the city around it, see our Punta Gorda area guide.

If you are still choosing who should list your home, our guide to the best real estate agents in Punta Gorda sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call or text Jesse McGreevy at (239) 898-6072, request a free Turnleaf home valuation, or use our Turnleaf valuation form. We send you the recorded sales we used, labelled by date and source.

How Do I Sell My Home in Turnleaf in 2026?

To sell a Turnleaf home in 2026, price it on Charlotte County’s recorded first sales rather than a portal estimate, set it honestly beside the new homes four builders are still marketing in Turnleaf, and hand buyers the Coral Creek district, association and flood answers before they ask. The county recorded 79 Turnleaf sales in 12 months.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest qualified home sale August 28, 2026; Charlotte County Property Appraiser public roll dated September 27, 2026, our analysis; Coral Creek Community Development District FY2026 adopted budget and FY2027 proposed budget).

In the last 12 months we tracked 79 Charlotte County recorded sales in Turnleaf, at a $350,000 median, and every price opinion our team writes here starts from that record (Charlotte County Property Appraiser public sales files, our analysis). For counts and prices we lead with the county because it is the public record of deeds, and in a community where builders close homes directly with buyers, the county file is the only complete count. The SWFL MLS carries two measures the county file does not, days on market and sale-to-list ratio, and neither was available to us when we published: Information not available at time of publishing (checked 2026-10-01). We would rather print that line than borrow a figure from another community.

Turnleaf is the name on both recorded plats and on the association. Coral Creek is the project’s earlier name and is still the name of its community development district, so a tax bill, a bond document or a district budget for your home will say Coral Creek and never Turnleaf (Coral Creek Community Development District). The county roll lists 445 parcels on the two Turnleaf plats, of which 412 are platted homesites by our count; 73 parcels carry a year built, and every one of the 73 was built in 2025. The roll lags new construction, so the number of homes standing today may be higher than the roll shows (Charlotte County Property Appraiser public parcel files, our analysis).

The five facts that price a Turnleaf home

Five things move a Turnleaf sale more than finishes do. The first is the Coral Creek district’s class for your lot, because the district bills each home by class, twin villa or 40, 50 or 60 foot single-family, in a standard or a reduced debt class, and for fiscal year 2026 the on-roll totals run from $1,946.81 to $3,015.02 a year (Coral Creek CDD, FY2026 budget). The second is the builder and the plan, because four builders sell here and the roll shows built homes from 1,219 to 3,309 square feet of heated living area. The third is the flood map for your exact lot, which FEMA revised for the first phase in 2026. The fourth is the paperwork: the recorded Declaration, the association’s estoppel certificate, the district line on your tax bill, your builder contract and warranty, and the lender’s flood determination. The fifth is what stands next door, because a finished street, a street under construction and a lot beside a pending plat are different selling conditions. Every one of those is a matter of record or of the house itself, and none of them is visible to an automated estimate.

What a Turnleaf seller competes with

A Turnleaf resale does not compete with other resales, because none has been recorded yet. It competes with the homes Dream Finders Homes, Lennar, M/I Homes and Perry Homes are marketing in the same community (builder marketing, seen October 1, 2026), with the plats still in county review, and with the other new-construction communities on the Burnt Store Road corridor. The county’s planned development approval allows up to 1,762 homes, the developer markets about 1,735 homesites, and 412 homesites sit on recorded plats today (Charlotte County Planning and Zoning Board agenda, March 11, 2024, PD-23-00007). The listing that wins is the one that explains exactly what a finished resale offers against each of those alternatives.

What this seller guide covers

We cover the recorded market by price band, quarter and year built, why every sale so far is a first sale, what the MLS alone misses, how Turnleaf benchmarks against its neighbors, how we price and market a home here, how a resale competes with the builders, what lot owners should know, the flood, drainage and insurance questions a buyer will ask, the association and district charges that surface in a sale, the disclosures a seller owes, the cost of selling, the builder sections inside the community, the comparison with Willow and more than forty seller questions answered directly.

Table of Contents

• How Do I Sell My Home in Turnleaf in 2026?
• Why List Your Turnleaf Home With McGreevy and Comisar?
• What Is the Turnleaf Market Doing for Sellers Right Now?
• What Does the MLS Alone Miss About Turnleaf Sales?
• How Does Turnleaf Benchmark Against Its Neighbors?
• Is Now a Good Time to Sell a House in Turnleaf?
• How Do We Price a Turnleaf Home?
• How Does a Turnleaf Resale Compete With New Construction?
• What Should Turnleaf Lot Owners Know Before Selling?
• What Will a Buyer Ask About Flood Zones, Drainage and Insurance in Turnleaf?
• Which Association Rules Surface When You Sell in Turnleaf?
• What Disclosures Does a Turnleaf Seller Owe?
• What Will a Buyer Ask About Schools, Drive Times and Growth Near Turnleaf?
• How Do We Market a Turnleaf Home?
• How Do We Negotiate a Turnleaf Sale on Your Behalf?
• What Does It Cost to Sell a Home in Turnleaf?
• What Should Sellers in Turnleaf’s Builder Sections Know?
• Turnleaf vs Willow: What Should Sellers Tell Buyers?
• How Do I Get a Free Turnleaf Home Valuation?
• Should I List, Sell for Cash or Sell by Owner in Turnleaf?
• What Southwest Florida Sellers Say About Working With Us
• Frequently Asked Questions, Seller Edition
• Why Does a Turnleaf Specialist Matter When You Sell?
• Downloadable Documents
• Sources and Authoritative References
• Your Local Real Estate Experts

Why List Your Turnleaf Home With McGreevy and Comisar?

McGreevy and Comisar price Turnleaf homes on the records that move them: Charlotte County’s 79 recorded sales, the Coral Creek district’s assessment class for your lot, the association’s paperwork, FEMA’s 2026 flood map revision and the four builders still marketing nearby. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; Coral Creek Community Development District FY2026 adopted budget).

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:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

RealTrends ranked our Domain Realty Group team the #5 real estate team in Florida for 2026, on 241 transactions and more than $157 million in volume. Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Turnleaf listing.

A Turnleaf specialist, not a generalist with a Punta Gorda sign

A Turnleaf listing agent has to know that the community sits in unincorporated Charlotte County, tax district 120, and not inside the City of Punta Gorda, that the Coral Creek Community Development District bills every homesite by class and that some lots sit in a reduced debt class the budget does not explain, that Turnleaf Homeowners Association, Inc. is the one association on the state’s records and is still under developer control, and that the recorded Declaration, not a brochure, controls the rules a buyer inherits. Those are the facts buyers, lenders and title companies raise, and they are the facts we put in front of them first. We also know the name traps: Coral Creek is the district’s name and also a waterway near Placida, Coral Lakes is the neighboring community with its own district, and Tuckers Pointe is Willow’s district, not Turnleaf’s.

Why the county record matters more here than almost anywhere

Turnleaf is a community whose sales so far are builders closing new homes with their first owners. Builder closings do not always reach the MLS, and the county’s deed record counts every state-qualified sale of an improved property, listed or not. We pull every recorded sale around your address, sort the homes by size and builder plan, and set them beside the builders’ dated marketing prices, which we label as marketing and never as recorded prices. The roll lags new construction, so 22 of the 79 recorded sales in the latest 12 months carry no year built on the roll yet, and we do not guess what they were. That is a pricing discipline a portal estimate cannot supply.

Why a team of partners sells differently

Jesse and Marc both work every listing personally. The person who priced your Turnleaf home is the person who hears the buyer’s question about the district class, reads the lender’s flood determination and negotiates the repair credit. In a community where a buyer can walk down the street and tour a builder’s model, continuity is how a price holds.

What we will not do

We will not quote a home value from a portal estimate, print an association fee we cannot source, or tell a buyer an amenity is open because a brochure says so. Where a record is not public or was not available to us, we say so and name the document that holds it. The recorded Turnleaf Declaration was not available to us; it controls. Candor early is what keeps a contract from being renegotiated at the inspection.

What Is the Turnleaf Market Doing for Sellers Right Now?

Turnleaf recorded 79 qualified sales of improved properties in Charlotte County’s public files from September 27, 2025 to September 26, 2026, at a $350,000 median and a range of $239,500 to $887,400, with 30 of them between $250,000 and $349,999. No Turnleaf home appears twice in the file, so all 79 are first sales of new homes (our analysis).

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, qualified improved sales recorded September 27, 2025 to September 26, 2026, with calendar-year windows shown separately; newest qualified home sale August 28, 2026; builder marketing pages seen October 1, 2026).

For this guide we tracked every qualified recorded sale on the two Turnleaf plats, and every number in this section comes from the county’s recorded, state-qualified sales, the public record of what actually closed, rather than from asking prices, builder price lists or a portal estimate. We lead with the county because a county deed records builder closings and unlisted sales that the MLS may never carry, and because local MLS coverage in Charlotte County is thin.

The county record, by window

Source: Charlotte County Property Appraiser public sales files, our analysis. The file counts DOR-qualified sales of improved properties over $1,000. Recorded sales run through the county file dated September 27, 2026; the latest qualified home sale in it closed August 28, 2026, so the most recent weeks are not yet in it.

Each row is its own window with its own count. The 12-month window spans parts of both calendar years, so the 79 sales overlap the 13 and the 67, and we do not add, average or subtract them. The 12-month median sits on an odd count, so $350,000 is the price of an actual recorded sale in the middle of the file. The gap between a $455,000 median on 13 sales in 2025 and a $339,500 median on 67 sales in 2026 compares two windows of very different size and a different mix of builders and plans, and we would not read it as a trend in home values. A seller should hear both halves: we cannot show you a price decline, and we cannot show you a price gain either.

Where the sales landed by price

Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026. Shares are rounded.

The market has one thick band and two even shoulders. Thirty of the 79 sales, a little under two in five, closed between $250,000 and $349,999. Another 36 split evenly between $350,000 to $449,999 and $450,000 to $549,999, so 66 of the 79 sales, about 84 percent, closed between $250,000 and $549,999. Eight sales closed under $250,000, and five closed at $550,000 or more. For a seller, that means the buyer pool is spread wider than in most new communities, because four builders and three lot widths are selling at once, and a listing has to be priced against its own product, not against the community’s middle.

How the sales arrived, quarter by quarter

Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026, counted by recording date.

The second quarter of 2026 carried the most recorded sales, 34 of the 79. The last row is short for two reasons we can name: the latest qualified home sale in the file closed August 28, 2026, and recording lags closing, so September is barely in the file. We do not read the last row as a slowdown. A new-construction community records sales when builders close homes, in batches that follow construction schedules rather than buyer demand in a given month, so a seller should not time a listing to these quarters.

When the homes that sold were built

Source: Charlotte County Property Appraiser public roll and sales files, our analysis. Year built is per the county roll, not the permit date.

Of the 79 recorded sales, 57 carry a year built on the roll, and every one of the 57 is 2025. The other 22 have no year built on the roll yet. We draw no conclusion about those 22: the roll lags new construction, and it does not say what each sale included. What the 57 do tell a seller is that every dated sale in Turnleaf is a home finished in the same year, so your buyer is comparing your home with homes of exactly the same age, and the differences that matter are plan, size, lot and condition.

The stock behind the sales

Source: Charlotte County Property Appraiser public roll, our analysis. Counts are roll parcels, not homes. The parcels that are not homesites are tracts such as lakes, roads and common areas.

The 73 homes with a year built have a median of 2,106 square feet of heated living area, with a range of 1,219 to 3,309 square feet. We never set the 73 against the 79 sales, because the roll counts parcels at one date and the sales file counts transfers over a window, and a home can sell before the roll shows it built. And we never call the 445 parcels homes, because tracts are parcels too.

First sales, not resales

No Turnleaf home appears twice as a qualified sale in the county file, so the 12-month record is first sales of new homes (our analysis). That is the single most important fact on this page for a seller. Every recorded price in the file is a builder’s closed price, set in a builder’s contract with that builder’s options and incentives. There is no resale record in Turnleaf yet to price against, so the first resales will be priced against the builders’ current homes and the recorded first sales.

It does not mean resales will not happen; it means none has been recorded as a qualified sale yet. When the first resales record, we will separate them from builder closings, because the two are different markets in the same community. If you sell now, your sale is likely to be one of the comparables that every later Turnleaf seller is measured against, which is a good reason to price it carefully.

The top of the county file

The highest recorded sale in the 12-month window was $887,400 on Camelot Lane, recorded July 28, 2026. We name the street and no house number, and the roll carries no size for that home yet. The highest recorded prices are on Camelot and Moonrise Lanes, where Perry Homes builds: all five sales at $550,000 and up were on those two streets, four on Camelot Lane and one on Moonrise Lane (our analysis). A single recorded high is a data point, not a price range for the community, which is why we price each home against its own comparable sales and not against the top of the file. At the other end, the lowest recorded price in the window was $239,500, recorded twice. We make no claim about what drove either end of the range.

Builder marketing prices, seen October 1, 2026

Source: Lennar, Dream Finders Homes, M/I Homes and Perry Homes marketing pages for Turnleaf, seen October 1, 2026. We do not link to builder pages.

These are advertised starting prices from the builders’ own pages. They are not recorded sales, and they are not a floor or a ceiling for the community. A builder’s list price on a given day is a different number from what a deed records, and we never offer a builder price as the reason a recorded sale landed where it did. We show them because your buyer sees them. A buyer comparing a new home with your resale should compare recorded sales with recorded sales, and a builder’s contract price, options, lot premium and closing costs with the resale’s total cost.

Days on market and sale-to-list

These are the two measures only the MLS carries. When they are available for Turnleaf we will add them with their own window. In a market of builder first sales they would also read differently from a resale market, since a builder’s list and close prices follow its own contract terms. Until then, we build every timeline backward from the date you need to close, and we do not substitute another community’s figure.

How a seller should read these numbers

A Turnleaf seller is not selling into a quiet, built-out market. The county file shows 79 recorded first sales in 12 months, four builders advertise their own homes on nearby streets, and later plats are still in county review, so a buyer has more than one way to buy a new home in Turnleaf. That is the context for pricing. Three habits keep a price honest: compare your home with recorded sales of the same builder product and a similar size with the window stated, treat a builder’s advertised price as marketing, and put the cost of ownership beside the price, because a buyer sees the district assessment and the association dues as part of what the home costs.

What Does the MLS Alone Miss About Turnleaf Sales?

The MLS alone misses whatever never reaches it. Charlotte County’s deed record counts every state-qualified sale in Turnleaf, 79 in 12 months, listed or not, while the SWFL MLS carries only listed homes and measures two things the county does not: days on market and sale-to-list ratio. Neither was available for Turnleaf when we published.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; SWFL MLS not available for Turnleaf at the time of publishing, checked October 1, 2026).

The gap between a county count and an MLS count is not a data error. It is the structure of a builder market. Builders close homes directly with buyers, sometimes through their own sales teams and sometimes with a buyer’s agent, and a builder closing may or may not be entered in the MLS. A county count answers how many sales closed. An MLS count answers how many listed homes closed under one label. For a community whose whole record so far is builder closings, that difference is the difference between seeing the market and seeing a slice of it.

What the MLS measures well

The MLS carries two measures the county file does not: how long a listed home sat and how close it sold to its asking price. We will print them for Turnleaf, with their own window and source, when we have them. We never print a figure from Willow, Heritage Landing or any other community in their place, because a different community’s pace says nothing about Turnleaf.

What the county record shows that the MLS cannot

The county file shows the sale price, the recording date, the parcel and, through the roll, the year built and the heated living area. It does not show days on market, the list price or concessions. It does show, for Turnleaf, that 30 of 79 sales closed between $250,000 and $349,999, that 57 carry a year built and all of those are 2025, that all 79 sales sit on the Phase I plat, and that no home appears twice, so every sale so far is a first sale. That last fact is one an MLS-only reading would not reveal, and it is the fact that shapes how a resale is priced.

Why this matters to a resale seller

When a buyer’s agent brings a comparable set to the negotiation, it matters what the set was built from. A set built only from listed sales leaves out builder closings that never listed, and a set built from a builder’s price list leaves out what deeds actually recorded. We bring the full county record to every negotiation and to the appraiser, because the buyer’s lender will value the home on the evidence it is given. We use the MLS for what only it can tell us, and we never present a single measure as the size of the market.

How we use the county record on your listing

For a Turnleaf listing we pull the recorded sales around your address, group them by builder, plan and lot width, and set them beside the MLS comparables when we have them, matched by parcel and date so no sale is counted twice. When a buyer’s agent quotes a builder’s advertised price, we show the recorded sales alongside it, each with its date and source. Ask for the county record around your own address with a free Turnleaf home valuation.

How Does Turnleaf Benchmark Against Its Neighbors?

Turnleaf’s 79 recorded sales in the 12 months to September 26, 2026, at a $350,000 median, sit beside Burnt Store Village’s 77, Burnt Store Lakes’ 70 and Willow’s 93 over the same window, with Heritage Landing at 138 and Deep Creek at 351. Each neighbor’s figure is cited to our own guide for it.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Turnleaf; the figures and windows printed on our Willow, Heritage Landing, Burnt Store Village, Burnt Store Lakes, Deep Creek, Burnt Store Isles, Punta Gorda Isles and Burnt Store Marina guides, read October 1, 2026).

A seller’s decision variables are not the community’s own count alone. They are how your home’s likely buyer sees it against the alternatives within a short drive. The benchmark below uses each community’s own recorded-sale method, with each window stated, and we cite every neighbor’s figure to the page that prints it.

The recorded-sale benchmark

Source: Charlotte County Property Appraiser public sales files, our analysis, for Turnleaf. Windows differ by row, and each row states its own. The neighbor figures are the ones printed on those guides as of October 1, 2026. Burnt Store Marina’s figures are Lee County records. We print no per-square-foot figure for any row.

Reading the benchmark as a seller

Start with the count column, not the median column. A count of recorded sales tells you how much evidence sits behind a number, and Turnleaf’s 79 are a real sample for a community whose first home sales on the plat were recorded only in 2025. Turnleaf, Willow, Burnt Store Village, Burnt Store Lakes and Deep Creek share the same 12 months, so their counts compare directly: 79 against 93, 77, 70 and 351. Heritage Landing’s window ends August 31, 2026, Burnt Store Isles ends September 2, Punta Gorda Isles ends September 24 and Burnt Store Marina ends August 7, and we print the dates so you can see for yourself.

Then read what each row counts. Turnleaf’s 79 are qualified sales of improved properties on the two Turnleaf plats, and every one is a first sale of a new home. The other guides count their sales on their own terms, and not every one separates builder first sales from resales, so read each row with its own guide. The two Isles rows count single-family sales only, and they are canal and water markets with a very different product, so they are reference points and not alternatives to a Turnleaf buyer. A median moves when the mix of homes moves, so two communities with the same median can hold very different homes. For that reason we never tell a Turnleaf seller that the community is cheaper or dearer than a neighbor on the strength of one median. If a specific comparison matters to your price, ask us to line up the recorded sales of two streets or two lot widths side by side.

Turnleaf beside Willow

Willow is the closest sibling in kind: a master-planned new-construction community in Punta Gorda with a community development district of its own, platted as Tuckers Pointe, to the northeast of Turnleaf near Tuckers Grade. Our Willow guide prints 93 recorded sales over exactly Turnleaf’s window, so the counts compare directly: 93 against 79. The medians do not, because the Willow guide prints no 12-month median; its 2025 calendar-year figure is $330,000 on 86 sales.

What does compare is the shape of each file. Willow’s guide counts 53 of its 93 sales between $250,000 and $349,999, while Turnleaf counts 30 of 79 in the same band and 23 at $450,000 or more. Turnleaf’s top recorded sale, $887,400 on Camelot Lane, sits above Willow’s $718,000 high. Neither fact makes one community cheaper. It means the two builder mixes reach different parts of the market. If you own in Willow instead, our guide to selling a home in Willow covers that community on its own records.

Turnleaf beside Heritage Landing

Heritage Landing sits across Burnt Store Road and is the most different neighbor on the corridor. Our guide describes it as a gated golf community that Lennar built almost entirely between 2019 and 2025, and it prints 138 recorded sales from September 5, 2025 to August 31, 2026 at a $352,500 median, of which 30 were builder first sales at a $435,000 median. Heritage Landing’s record is now mostly resales of homes a few years old; Turnleaf’s is entirely first sales of new homes, with no golf course of its own.

The district layer is where the two differ in a way you can check against documents. Our Heritage Landing guide prints the Tern Bay Community Development District operating assessment at $1,356.09 for fiscal 2027, and Turnleaf’s Coral Creek district bills an on-roll total of $1,946.81 to $3,015.02 per home in its adopted fiscal 2026 budget, depending on lot class (Coral Creek CDD, FY2026 budget). Those two figures measure different things, an operating line on one side and a total of operations and debt on the other, so a seller who is asked about them should compare full bills on named homes, not these two numbers.

Turnleaf beside Burnt Store Village and Burnt Store Lakes

Burnt Store Village shares Turnleaf’s exact window, so its 77 recorded sales at a $325,000 median sit beside Turnleaf’s 79 at $350,000 on equal dates. Our guide describes a deed-restricted 1970 plat where most homes on the roll were built since 2020, with a mandatory association, a community park and no pool, and it found no community development district assessment on the tax bills it reviewed. Turnleaf is a single master plan with a district that carries bond debt through 2054 and an approved, not yet built, amenity center. A buyer choosing between them is choosing between a plain lot with fewer layers and a planned community with more layers and a clubhouse plan, and a difference between two medians says nothing about which costs less to own.

Burnt Store Lakes also shares the window and prints 70 recorded sales at a $422,500 median, and our guide found most of its sampled addresses in FEMA Zone AE. Turnleaf’s built homes sit on lots whose center FEMA’s 2026 map revision placed in Zone X. If you own in one of those neighboring plats instead, our guides to selling a home in Burnt Store Village and selling a home in Burnt Store Lakes cover those communities on their own records.

Turnleaf beside Deep Creek and the Isles

Deep Creek is the volume leader in this set, with 351 recorded sales over the same 12 months, more than four times Turnleaf’s count, so its median reflects a much wider mix of homes and ages. Every one of the 57 Turnleaf sales that carries a year built is 2025, which is a narrow and new set. The questions that separate the two are about age and obligations: how old the roof and air conditioning are on a resale elsewhere, what a new home’s warranty covers in Turnleaf, and what annual district and association charges come with each. Burnt Store Isles and Punta Gorda Isles appear as the high-water references, canal and water communities, so a reader can see where Turnleaf’s recorded prices sit against the city’s established waterfront market. Burnt Store Marina, in Lee County with a Punta Gorda address, holds what Turnleaf does not: a marina and a golf club.

What the benchmark cannot tell you

Two measures that sellers expect in a benchmark are not available for Turnleaf: days on market and sale-to-list ratio. For Turnleaf: Information not available at time of publishing (checked 2026-10-01). The benchmark also cannot tell you what a builder’s price includes, and it cannot tell you what a resale will bring, because none has been recorded. We print no association fee, tax or district number from marketing, because only figures that trace to the district’s budget, the bond memorandum or a county record appear on this page.

Three yardsticks, and why we do not blend them

A Turnleaf seller will meet three kinds of number. The county record shows 79 qualified sales for the 12 months ending September 26, 2026 at a $350,000 median, and two calendar-year medians, $455,000 on 13 sales for 2025 and $339,500 on 67 sales for 2026 to date. The builders advertise starting prices on their own pages. And the county’s approval and the developer’s marketing describe the size of the plan, up to 1,762 homes against about 1,735 marketed homesites. They answer three different questions: what closed, what the builders are asking today, and how much more is coming.

We do not blend them into one figure. The county record is the better statement of what closed, because it counts every qualified sale. The advertised prices are marketing. The plan figures are a ceiling and a marketing claim, not a forecast. When we write your price opinion, each figure carries its own window and its own source, so you can see exactly which number is doing which job.

Is Now a Good Time to Sell a House in Turnleaf?

For a well-prepared Turnleaf home, yes, with a caution. The county recorded 79 first sales in 12 months, 30 of them between $250,000 and $349,999, and four builders keep marketing new homes in Turnleaf. The real risk is overpricing against builder homes and reaching a contract without the district, association and flood paperwork, not the calendar.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Charlotte County Planning and Zoning agenda of March 11, 2024; Charlotte County Major Projects report, August 2026; Charlotte County project records read October 1, 2026).

Three conditions outside the sales table also bear on timing. New supply keeps arriving, so a seller who waits is waiting against a plan that the county allows to reach 1,762 homes. The flood and insurance questions have a known shape after FEMA’s 2026 revision, which lets a prepared seller answer a buyer precisely. And the county’s road and commercial plans along the corridor are unfunded or undecided, so a buyer will ask about them, and the honest answer is the record.

The construction pipeline is steady

The county’s planned development approval, PD-23-00007, allows up to 1,762 homes on about 426 acres, and the developer markets about 1,735 homesites (Charlotte County Planning and Zoning Board agenda, March 11, 2024). Two plats are recorded today, Phase I in 2024 (Plat Book 27, Page 13) and Phase 1A in 2025 (Plat Book 28, Page 11), with 412 platted homesites by our count. A Phase 1B plat of 56 lots and a Phase 2A plat of 204 single-family lots were in county review in August 2026 (Charlotte County, Major Projects, August 2026), and the county’s 2025 approval for Phase 1 also included 32 multifamily homes that do not yet appear on the roll.

Adding the figures that exist, 412 platted homesites, 32 approved multifamily homes and the 56 and 204 lots in review total 704 (our arithmetic), about four in ten of the 1,762-unit ceiling. That is a sum of records with different status, not a forecast. A resale seller is not waiting for the builders to finish. New homes will keep arriving for years, and a resale that is priced and documented well now sells before the next wave of new listings.

What is going up around the community

Turnleaf is one of a cluster of planned communities on the Burnt Store Road corridor south of Punta Gorda. The county’s petitions and subdivisions layers place Coral Lakes to the west and north between Turnleaf and Burnt Store Road, Esplanade at Starling and Firelight North to the south, Cassia Bay to the north, Heritage Landing to the southwest across Burnt Store Road and Willow to the northeast, each with its own plat (Charlotte County GIS, petitions layer; Charlotte County GIS, subdivisions layer). We print direction, not distance, and we do not predict what any of them will do to values. We tell buyers what the record shows and let them weigh it.

Timing counts back from the date you need to close

We do not publish a month-by-month pattern for Turnleaf, because the public record does not give us one we trust: the first recorded home sales on the plat date from 2025, and the quarterly counts follow builder closing schedules. Days on market is an MLS measure: Information not available at time of publishing (checked 2026-10-01). What the record does support is arithmetic. Count back from the date you need to close, allow time for the buyer’s inspection, the association’s estoppel certificate, the lender’s appraisal and flood determination, and list early enough to cover all of it. A home that is documented before it lists loses days to nobody’s paperwork.

The commercial land to the south

A planned development south of Turnleaf, petition PD-25-13, would allow up to 195,000 square feet of commercial space along with homes and recreational vehicle units on about 277.55 acres at Burnt Store Road and Zemel Road. The Planning and Zoning Board recommended it in April 2026, and the county commission’s decision was not available to us (Charlotte County Planning and Zoning Board agenda, April 13, 2026). A recommendation is not a permit and an entitlement is not a store, so we do not market it as shopping at the door, and we tell a buyer the same.

The sales-tax question and the Tuckers Grade Extension

The county’s long-planned east-west road would extend Tuckers Grade from Burnt Store Road to US 41. The county commission adopted Alternative 1 as the preferred alignment on September 24, 2024 (Charlotte County, Burnt Store Road East/West Connector). The county’s 2026 infrastructure sheet describes a two-lane road with pedestrian and bicycle facilities at a total estimated cost of $46,176,000, and states that design, right of way and construction are unfunded and depend on a sales tax extension (Charlotte County, 2026 infrastructure project sheet). We found no referendum date and no document showing whether the alignment would pass next to Turnleaf, so we describe the road as unfunded and tell buyers that plainly, so a road that does not yet exist never becomes a rumor that stalls a sale.

A seller who waits should expect the same questions

Nothing in the record suggests the questions buyers ask will get easier to answer next year. The recorded Declaration is a document a buyer will ask for. The amenity center’s status is something a buyer will ask about. The pending plats are still moving through review, and the builders will keep advertising. A seller who has the answers ready today is ahead of one who assembles them after an offer.

How Do We Price a Turnleaf Home?

We price a Turnleaf home from recorded closed sales of comparable homes on the same plat, matched by builder, plan, size and lot width, then adjust for your lot, your upgrades and the flood map. We never anchor to an automated estimate or a builder’s advertised price, because neither can see what a buyer’s inspection and lender will.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files and roll, our analysis, September 27, 2025 to September 26, 2026; Coral Creek Community Development District FY2026 adopted budget; FEMA National Flood Hazard Layer, queried October 1, 2026).

The most common pricing mistake in a new community is treating a median as the price of a house. Turnleaf’s $350,000 median on 79 sales blends homes of about 1,400 square feet with homes of more than 3,000 square feet, from four different builders on three lot widths. Those are different products that happen to share a plat and a name, and the district assesses them differently.

Step one: the right comparables

We start with closed sales, not active listings or builder price lists, in the same builder product and the same size band. In the 12 months to September 26, 2026, 57 of the 79 recorded sales in Turnleaf carry a year built, all 2025, and the roll records heated living area for the built homes, from 1,219 to 3,309 square feet with a median of 2,106. That lets us match your home to recorded sales of the same plan family and a similar size. Because the record is first sales, every comparable is a builder’s closed price, so we read each one knowing it carried that builder’s options and incentives. We list the individual sales and read them rather than lean on a median.

Step two: the attributes an automated estimate cannot see

Automated valuation models read the public record. They cannot see your options, the lot’s orientation, the lanai or pool added after closing, the landscaping, or whether you hold a current wind mitigation form. Federal regulators adopted a quality control rule for automated valuation models used in mortgage lending (Federal Register, quality control standards for automated valuation models); a consumer instant estimate falls outside that rule entirely. A new home on a young roll is especially hard for a model to read, because 22 of the 79 recorded sales in Turnleaf in the latest 12 months carry no year built on the roll at all. We never price from an instant estimate.

Step three: the lot class and the district line

A buyer sees the district assessment as part of what your home costs, so we price with it in view. For fiscal year 2026, the Coral Creek district’s adopted on-roll totals are $2,002.56 for a twin villa, $2,205.05 for a 40 foot single-family lot, $2,610.04 for a 50 foot lot and $3,015.02 for a 60 foot lot, with lower totals of $1,946.81, $2,287.24 and $2,627.66 for lots in the reduced debt classes (Coral Creek CDD, FY2026 budget). The budget does not explain which lots are in a reduced class or why, so we confirm your lot’s class from your tax bill before we quote anything, and we never guess it from the builder or the street.

Step four: your lot and its surroundings

Turnleaf’s streets are at different stages. The roll shows 50 homes with a year built on Turnleaf Boulevard, 15 on Jasper Way, 5 on Grassmere Court, 2 on Wilgrove Place and 1 on Camelot Lane, and none yet on Everbreeze Lane, Loredo Way, Moonrise Lane, Hammock Dale Drive or Skylark Court, though the roll lags construction. Whether the lots beside you are built, under construction or empty changes what a buyer sees from your front door, so we read it from the parcel map and a site visit. We also read the flood map across the whole lot: 178 of 415 residential lot outlines touch or overlap a Zone AE area, including 33 of the 73 lots with built homes, mostly where a yard runs down to a lake (our analysis). A lot is a polygon, so we test the whole lot and not one point.

Step five: price for the buyers who are looking now

We would rather set a defensible price, show the evidence to every buyer’s agent and hold it. A buyer touring a builder’s model the same weekend is comparing your price with a number the builder advertises, so we put the recorded sales and the builder’s dated marketing price side by side in the listing plan. Because days on market is not available for Turnleaf, we do not quote a timeline promise. We build one backward from the date you need to close.

Thinking of Selling in Turnleaf This Year?

Turnleaf recorded 79 sales in the latest 12 months, every one a first sale of a new home, so the first thing we do for a seller here is price your home against the full county record and the four builders’ dated marketing prices, not against a portal estimate. Request a free Turnleaf home valuation or call or text Jesse McGreevy at (239) 898-6072, and we will send the recorded comparables with the date and source beside each. You are working with Top 1% Real Estate Agents Nationally Since 2008. Buying your next home as well? See our guide to buying a home in Turnleaf and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.

The first-hand note: four documents before the kitchen

We walk a Turnleaf seller through four documents before we talk about paint. First, the Coral Creek district line on the tax bill for the lot, because the class, twin villa or 40, 50 or 60 foot, standard or reduced, sets the figure and the budget publishes it by class. Second, the recorded Declaration and the association’s budget, because the association’s dues are unpublished and the rules a buyer inherits sit in the Declaration. Third, the flood file: the FEMA zone for the whole lot under the 2026 map revision, the county evacuation zone for the address and an elevation certificate where one exists. Fourth, the builder contract, the warranty paperwork and the closing statement from your purchase. Those four answers move price more than the finishes do.

How Does a Turnleaf Resale Compete With New Construction?

A Turnleaf resale competes with new construction by selling what a builder’s contract cannot: a finished home on a known lot with landscaping in place, a district and association file in hand, and no construction timeline. We never claim a price premium or discount against the builders, because no Turnleaf resale has been recorded to measure one.

Data updated: October 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, September 27, 2025 to September 26, 2026; builder marketing pages seen October 1, 2026; Coral Creek Community Development District records).

Of the 445 parcels on the county roll, 73 carry a year built, all 2025, against 412 platted homesites, and the county allows up to 1,762 homes. Those figures come from different records and say the same thing to a seller: this community is early in its build-out, and it is not finished. Every buyer who tours your home can also tour a builder’s model, and most will.

Who builds here, and why we publish no product map

Dream Finders Homes, Lennar, M/I Homes and Perry Homes market homes in Turnleaf, as of the builders’ marketing pages seen on October 1, 2026, and each holds lots on the county’s ownership layer (Charlotte County GIS, ownership layer). County deed records and builder sales addresses place Perry Homes on Camelot Lane and Moonrise Lane and M/I Homes on Loredo Way, and Lennar’s sales addresses show homes on the west part of Turnleaf Boulevard and nearby courts. We do not link to builder pages, and we publish no builder price as a recorded price. The district classes homes by lot width and twin villa, and no document we read ties a builder collection to a district class, so we do not map one to the other, and a buyer should not assume a builder name tells you which assessment a lot carries.

What every buyer sees on the builders’ pages

A buyer touring Turnleaf sees the builders’ advertised starting prices before they see your listing: Lennar from $251,999, Dream Finders Homes from $287,990 on 40 and 50 foot lots, M/I Homes from $326,990 on 50 foot homesites, and Perry Homes from the $470s for its Turnleaf 50’ section and the $540s for its Turnleaf 60’ section, all as builder marketing seen October 1, 2026. Those are not recorded sales. We make the comparison honest by setting your recorded-sale comparables beside them in the listing materials, with the district class, the association line and the closing costs on each side.

What a resale offers that a builder’s contract does not

• A finished home on a known lot. The home, the lot and the street exist today, so a buyer can see the lake behind it or the neighbors beside it, rather than a homesite waiting for its schedule.
• Landscaping, window treatments and the extras already in place. A buyer of a new home pays separately, and later, for what you have already finished.
• Your paperwork, already assembled. The district line on your tax bill, the association documents, the flood determination, the permit file and the builder warranty papers are in the listing file on day one.
• A closing date the buyer can count on. There is no construction schedule, no build delay and no draw inspection for a buyer who needs to move on a date.

Competing against a quick move-in home

A builder’s finished or nearly finished inventory home 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 options cost beyond it, the lot premium, the closing costs in the builder’s contract, the district class and assessment, 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 incentives, amenities or distances. The recorded sales we use say what actually closed.

Living with construction nearby

Buyers ask about the dust and trucks. The honest answer is that the build schedule for the later plats is not published, and we do not guess it. What the record shows is the shape of the plan: Phase 1B (56 lots) and Phase 2A (204 lots) were in county review in August 2026, the county allows up to 1,762 homes against 412 platted today, and builders are working on several streets at once. A buyer of a Turnleaf home lives next to active construction for as long as the later phases take. We say so in the listing, because a buyer who hears it from us trusts the rest of what we say.

When the builder is still selling your plan

If the builder that built your home is still selling the same plan on the next street, your buyer will compare the two directly. That can work for you: your home has a recorded price, finished landscaping and a known lot, and the builder’s version has a construction timeline and a contract the buyer has to negotiate. We read the builder’s current marketing for your plan on the day we price your home, and again while the listing runs, and we tell you when it moves.

When names get crossed

Several names sound like Turnleaf or its district and are not. Coral Creek is the name of Turnleaf’s community development district and of a waterway near Placida and Cape Haze with condominium projects that use the name. Coral Lakes is the neighboring community between Turnleaf and Burnt Store Road, with its own plat and its own district. Tuckers Pointe is Willow’s plat and district. A buyer who compares your listing with one of those should be shown the difference: your deed and the county record read Turnleaf, your district is the Coral Creek Community Development District, and the association that governs your home is Turnleaf Homeowners Association, Inc.

What Should Turnleaf Lot Owners Know Before Selling?

Turnleaf lot owners should know that a vacant homesite competes with lots the four builders and the developer still hold, and that a lot buyer’s first questions are the Coral Creek district class, the flood map for the whole lot, the Declaration’s building rules and utility service. Turnleaf has 412 platted homesites on two recorded plats.

Data updated: October 2026 (Charlotte County Property Appraiser public roll, our analysis; FEMA National Flood Hazard Layer, queried October 1, 2026; Charlotte County GIS evacuation and ownership layers; Coral Creek Community Development District FY2026 adopted budget and agenda package of August 20, 2026; Charlotte County Utilities Mapbook 2024).

A vacant homesite is a different sale from a house. The buyer is usually a builder or an owner who plans to build, and both are pricing what the finished home will be worth against what it will cost to build it. The improved sales on this page do not price a lot. The county file holds a small number of qualified sales of parcels coded vacant, and we do not print any figure from them, because the roll lags construction and some of those parcels may hold finished homes: Information not available at time of publishing (checked 2026-10-01) for a Turnleaf vacant-lot median.

Where the parcels are

Source: Charlotte County Property Appraiser public roll, our analysis. Counts are roll parcels, not homes, and they include lakes, roads and common tracts. The rows sum to 445 parcels.

Read the table as a snapshot of a roll in motion. Turnleaf Boulevard and Jasper Way hold most of the homes the roll recognizes, and the roll shows no year built yet on Everbreeze Lane, Loredo Way, Moonrise Lane, Hammock Dale Drive or Skylark Court. A parcel without a year built may already hold a finished home or one under construction, so we never read the gap as a count of empty lots.

What a lot buyer checks first

1. The flood map for the whole lot. FEMA’s map revision LOMR 25-04-4878P, effective May 27, 2026, placed every built home’s lot in Zone X. Twenty vacant lots have their center in Zone AE, 19 on the east side of Turnleaf Boulevard at a base flood elevation of 19.5 feet NAVD88 and one on Camelot Lane at 18.8 feet (our analysis of the FEMA flood hazard layer). A home built on one of those lots is the most likely in Turnleaf to need an elevation certificate and a careful lender determination.
2. The district class. The Coral Creek district bills by class, and once a lot is sold to a homeowner, the district assessment appears on the Charlotte County tax bill (Coral Creek CDD, August 20, 2026 agenda). The class, 40, 50 or 60 foot or twin villa, standard or reduced, sets the figure.
3. The Declaration’s building and approval rules. The recorded Declaration was not available to us, so we print no setback, no approval process and no deposit. We obtain it and read it before a lot is listed.
4. Utility service. Charlotte County Utilities holds the certificated water and sewer service areas that cover Turnleaf, and its map shows public water and sewer mains inside the community (Charlotte County Utilities Mapbook 2024). Connection fees, the electric provider and internet service for a lot are not in any record we read: Information not available at time of publishing (checked 2026-10-01).
5. The evacuation zone. Turnleaf spans three county evacuation zones, and the vacant lots on Skylark Court and part of Loredo Way are Zone B, so a home built there will carry a different letter from a home on Jasper Way (Charlotte County GIS, evacuation zones layer).
6. Who owns the lake behind the lot. The district’s 2026 agreement with the association lists lake tracts L-1 through L-11 as district property the association will manage (Coral Creek CDD, May 21, 2026 agenda). The recorded plat and the title commitment answer it for a specific lot.

What holding a lot costs

Once a lot is sold to a homeowner, the Coral Creek district assessment for its class appears on the county tax bill, from $1,946.81 to $3,015.02 a year for fiscal year 2026 depending on class, with fiscal year 2027 totals proposed $47.98 higher in every class (Coral Creek CDD, FY2026 budget; Coral Creek CDD, August 20, 2026 agenda). The county’s 2025 millage for tax district 120 was 15.0855 mills, which is $1,508.55 per $100,000 of taxable value before any non-ad valorem lines; that is our arithmetic, and the taxable value of a lot is whatever the Property Appraiser assessed. The fire rescue assessment rate and the association’s dues for a lot owner are unpublished at lot level: Information not available at time of publishing (checked 2026-10-01).

Selling to a builder or to an owner-builder

We market a lot with the flood, district and association answers assembled before the first call, because the buyer who gets those answers on day one is the buyer who writes an offer. Whether a lot can be sold to a builder or to a private owner who plans to build, and on what terms, is set by the Declaration and by any purchase contract the current owner signed. We read both before we list and we tell you what they say.

What Will a Buyer Ask About Flood Zones, Drainage and Insurance in Turnleaf?

A Turnleaf buyer will ask your FEMA zone, what the 2026 map revision changed, whether the home ever took water, who maintains the lakes and what insurance costs. FEMA’s 2022 map showed Zone D, and the 2026 revision for Turnleaf Phase 1 placed every built home’s lot in Zone X. Twenty vacant lots have their center in Zone AE.

Data updated: October 2026 (FEMA National Flood Hazard Layer, flood hazard zone, panel and LOMR layers, and the LOMR 25-04-4878P determination, queried or read October 1, 2026; Charlotte County evacuation zone layer and Know Your Zone; Coral Creek Community Development District agenda packages and budget; Citizens Property Insurance; FEMA FloodSmart; National Hurricane Center reports).

The questions are not hostile. They are what a buyer’s lender, insurer and inspector will require anyway, and a seller who supplies the answers early controls the story. This is information, not insurance or legal advice; confirm your own coverage questions with your insurance agent, and your disclosure questions with your closing agent or attorney. Nothing here says a lot is safe or unsafe. A flood map is a map, and we do not turn it into a promise.

Zone D under the 2022 map, revised in 2026

Two FEMA flood insurance rate map panels cover Turnleaf: 12015C0409G, which holds 444 of the 445 parcels, and 12015C0407G, which holds one common tract, both dated December 15, 2022, for Charlotte County unincorporated areas, community number 120061 (FEMA National Flood Hazard Layer; our analysis). On those panels most of the Turnleaf land was Zone D, which FEMA uses where a flood hazard is possible but has not been studied. In the county’s copy of the 2022 map, every one of the 73 lots that now hold built homes was Zone D.

FEMA issued Letter of Map Revision 25-04-4878P, titled “Turnleaf Phase 1 As-Built LOMR,” on January 7, 2026, and it took effect on May 27, 2026. It rests on a culvert, excavation, a retention basin, hydraulic and hydrologic analyses and updated topographic data, and FEMA states the annotated panels apply “for floodplain management purposes and for all flood insurance policies and renewals” (FEMA, LOMR 25-04-4878P). A map, flyer or report printed before May 2026 can therefore still show Turnleaf as Zone D. A seller who quotes the old zone to a buyer is quoting the wrong map, so we put the current layer in the listing file.

What the 2026 map shows, parcel by parcel

Source: FEMA National Flood Hazard Layer, one point query per parcel, October 1, 2026; our analysis.

All 73 built homes are among the 386 in Zone X. The 15 shaded Zone X parcels are vacant lots on Skylark Court and the south end of Everbreeze Lane. Of the 42 parcels whose center is in Zone AE, 22 are lakes, open space and other common tracts, and 20 are vacant residential lots. The two Zone D parcels are common tracts.

Before and after, by parcel

Source: Charlotte County GIS, FEMA 2022 layer; FEMA National Flood Hazard Layer, October 1, 2026; our analysis. “Zone X” in the right-hand column includes the shaded 0.2 percent annual chance area.

Most of the land moved from undetermined to minimal hazard. The 40 parcels that moved into Zone AE are half lakes and open-space tracts and half vacant lots (our analysis).

The lake-edge test

Many Turnleaf lots back onto lakes, and the lakes carry Zone AE. When we tested the full outline of every residential lot rather than its center, 178 of 415 lot outlines touch or overlap a Zone AE area, including 33 of the 73 lots with built homes (our analysis). That count includes lots whose boundary only grazes the edge of a lake polygon, so it is an upper bound.

Touching Zone AE is not being in Zone AE. FEMA and lenders judge the building, not the lot line. The 33 built lots that touch Zone AE all have their center in Zone X; where each house sits is settled by the lender’s determination or an elevation certificate for that structure. If your lot backs onto a lake, a buyer’s lender will look at exactly this, so we have the determination ready.

Where Turnleaf’s AE zones come from

FEMA’s revision names two flooding sources. The first is “Gulf of America to Charlotte Harbor,” the coastal floodplain on the west side just east of Burnt Store Road, where the Zone AE base flood elevations run from about 9 to 11.6 feet NAVD88. The second is “Unnamed Ponding Areas,” the interior lakes and stormwater system. The higher AE elevations inside Turnleaf, 13.1 to 19.8 feet NAVD88, come from rainfall ponding in the stormwater system, per FEMA’s revision, which assigns them to the “Unnamed Ponding Areas” flooding source rather than the “Gulf of America to Charlotte Harbor” source (FEMA, LOMR 25-04-4878P). FEMA’s determination also carries a standard reminder that future upstream development could increase discharges.

A flood zone on a map is not a determination for a house

FEMA’s map tells you what zone a piece of ground is in. A lender’s decision rests on a Standard Flood Hazard Determination for the building’s location. For a Turnleaf home whose footprint is near a Zone AE line, the elevation certificate, which records the lowest floor against the base flood elevation, or a FEMA Letter of Map Amendment for that structure settles the question. We found no elevation certificates or per-lot map amendments for Turnleaf addresses in the public records we searched: Information not available at time of publishing (checked 2026-10-01). If you hold one from your builder’s closing file, put it in the listing file.

The stormwater system is a district system

The lakes in Turnleaf are stormwater lakes, not recreational waterways. The Coral Creek district’s 2026 agreement with the association lists lake tracts L-1 through L-11 with their littoral shelves and control structures, the road tracts and the stormwater management facilities as district property that Turnleaf Homeowners Association, Inc. will manage (Coral Creek CDD, May 21, 2026 agenda), and the district’s adopted fiscal year 2026 budget carries a stormwater maintenance line of $24,567 (Coral Creek CDD, FY2026 budget).

The water management district permit’s design storm and the minimum finished floor elevation for Turnleaf lots are not in any record we read: Information not available at time of publishing (checked 2026-10-01). Rules on using the lakes, such as fishing, boats or docks, would sit in the recorded Declaration, which was not available to us. The Declaration controls.

Evacuation zones are not flood zones

Charlotte County sorts its land into five evacuation zones, lettered A through E, and says the zones “are not based solely on the elevation of your residence” (Charlotte County, Know Your Zone). We checked all 445 Turnleaf parcels against the county’s evacuation zone layer: 231 are in Zone D, 190 in Zone C and 24 in Zone B (Charlotte County GIS, evacuation zones layer; our analysis).

Source: Charlotte County GIS, layer 34, one query per parcel on October 1, 2026, our analysis.

The 73 homes that carry a year built are all in Zones C and D: 68 in Zone D and 5 in Zone C. Those are county evacuation zones, not FEMA zones, and the county’s own Know Your Zone tool is the authority for any address. We put your address’s letter in the listing file, because a buyer comparing two Turnleaf lots will find that two lots a few streets apart can carry different letters.

The storm record, stated carefully

No Turnleaf home existed when Hurricane Charley struck in August 2004, when Hurricane Ian struck in September 2022, or when Helene and Milton passed in the fall of 2024; every home on the 2026 roll with a year built is dated 2025. The federal records speak of Punta Gorda and Charlotte County, not of subdivisions. The National Hurricane Center reports that Ian made landfall at Cayo Costa on September 28, 2022 and its eye then moved over Punta Gorda, that the Punta Gorda weather station reported a 117-knot gust, and that at least 200 homes were destroyed in Charlotte County (National Hurricane Center, Ian report). We found no county assessment, association notice or federal record describing conditions on the Turnleaf land in any of the four storms, and we make no claim, positive or negative: Information not available at time of publishing (checked 2026-10-01). The answer for your home is your own permit, repair and claim history, and we put it in the listing file.

The design wind speed is on the permit

A Florida house is designed for a wind speed set by the building code, and that speed is printed on the home’s permitted plans. Charlotte County’s public wind layer dates from 2012, so it is not a reliable guide to the code edition that applied to a 2025 Turnleaf permit, and we print no design wind speed for Turnleaf. The figure that governs your house is the one on its plan set, and whether the permit treated the lot as inside the wind-borne debris region is a question the plan set answers. We tell sellers to keep the permit file and the plan set together, because a buyer’s insurer may ask for it.

CRS Class 5 and what a lender requires

Charlotte County is a Community Rating System Class 5 community, which carries a 25 percent discount on flood insurance premiums (WINK News, September 9, 2025). FEMA states the federal rule plainly: “If you own a property in a high-risk zone and have a government-backed mortgage, you must purchase flood insurance,” and high-risk zones are those beginning with A or V (FEMA FloodSmart, What Is My Flood Risk). Every built Turnleaf home’s lot center is Zone X, so the federal mandate does not apply by zone alone, but a lender can still require flood coverage. FEMA also notes that nearly one third of National Flood Insurance Program claims from 2014 to 2024 came from outside high-risk areas, so Zone X is lower risk, not no risk.

Insurance: the structure, not the premium

We do not know what any Turnleaf home costs to insure, and nobody can tell you from a community name. We obtained no quotes: Information not available at time of publishing (checked 2026-10-01). What the record does show is the structure of the decision, and several parts favor a new home.

Source: Charlotte County Property Appraiser public roll and sales files, our analysis; FEMA National Flood Hazard Layer, October 1, 2026.

Florida law says “An insurer may not refuse to issue or refuse to renew a homeowner’s policy insuring a residential structure with a roof that is less than 15 years old solely because of the age of the roof” (Florida Statutes, section 627.7011), and every Turnleaf roof on the roll dates from 2025. Insurers must offer actuarially reasonable discounts for construction that resists wind (Florida Statutes, section 627.0629), earned with a wind mitigation inspection that Citizens says “may save you money by helping you qualify for mitigation discounts” (Citizens Property Insurance, Wind Mitigation Inspections). For a seller, the practical step is to have the wind mitigation form, the product approval numbers and the permit file together, because a buyer who can get an insurance quote on day three writes an offer on day four.

Citizens and the 2027 flood requirement

Citizens Property Insurance requires flood coverage for its wind policyholders on a schedule set by dwelling replacement cost, and from January 1, 2027 it applies to all policies regardless of value (Citizens Property Insurance, Flood; Florida Statutes, section 627.351). From that date, any Turnleaf home insured with Citizens needs a flood policy, whether it sits in Zone X or not. A buyer who expects to use Citizens will price the flood policy too, so we tell sellers to expect the question and to have the elevation certificate, if one exists, ready to support a quote.

Which Association Rules Surface When You Sell in Turnleaf?

The Turnleaf rules that surface in a sale are the recorded Declaration, the estoppel certificate, the Coral Creek district assessment that runs with the lot, approvals for past exterior work, sign and access rules and any open violation. The recorded Declaration was not available to us; it controls. We print nothing we could not trace to a document.

Data updated: October 2026 (Florida Division of Corporations records read October 1, 2026; Coral Creek Community Development District website, budgets and agenda packages of August 21, 2025, May 21, 2026 and August 20, 2026; Florida Auditor General audit for fiscal year 2025).

A buyer comparing your listing with a builder’s model will ask about the association before the first inspection. Some marketing pages state rental, pet, vehicle or age rules for Turnleaf as fact. We do not repeat them, because those rules sit in the recorded Declaration and the association’s rules, and we could not read either.

Who the association is

The master association is Turnleaf Homeowners Association, Inc., a Florida not-for-profit corporation, document number N24000014119. It filed in December 2024 and shows as active on the Florida Division of Corporations site as of October 1, 2026 (Florida Division of Corporations, Turnleaf Homeowners Association, Inc.). We searched the state’s records for other Turnleaf associations and found none tied to this community (Florida Division of Corporations, name search for Turnleaf). We do not print the association’s officers, registered agent or manager, because those change, and the state record is the place to read them on the day you need them. A seller should know who manages it, because that is who receives the estoppel request.

Still under developer control

The association’s directors listed in its annual reports are affiliated with the developer, so the association is still under developer control. That is normal in a new Florida community. Chapter 720 of the Florida Statutes sets when members must be allowed to elect directors, and the recorded Declaration sets the details for a specific community (Florida Statutes, section 720.307). We found no published turnover date for Turnleaf. Developer control does not stop an owner from selling, but it means the developer’s appointees adopt the budget and set the dues that your buyer will pay.

What we could not read, and the line we use

Source: Florida Division of Corporations; Coral Creek Community Development District documents; Series 2024 bond memorandum; developer marketing seen October 1, 2026. The recorded Declaration was not available to us; it controls.

Figures for the association’s dues may appear in marketing or in older documents. We do not print them, because only figures that trace to an adopted budget, a district record or a county record appear on this page. Your own association statements and the estoppel certificate are where your figure lives, and we obtain both before we list.

The district assessment is a separate bill

The Coral Creek Community Development District is a Chapter 190 unit of special-purpose local government created by Charlotte County in 2022 (Ordinance 2022-008, as cited in the district’s audit and bond memorandum) (Florida Auditor General, Coral Creek CDD audit for fiscal year 2025; Florida Statutes, Chapter 190). Its assessments are not association dues and not county taxes, and they are not optional. Once a lot is sold to a homeowner, the district assessment appears on the Charlotte County tax bill (Coral Creek CDD, August 20, 2026 agenda), which is why a buyer’s title company asks about it. We show the district’s published figures by class in the cost section below. The contract and the closing statement decide how the year’s bill is split between you and the buyer.

Who maintains what between the district and the association

On May 21, 2026 the district’s board approved, in substantial form, an agreement under which Turnleaf Homeowners Association, Inc. will manage, operate and oversee district property, and the August 20, 2026 agenda carried its ratification (Coral Creek CDD, May 21, 2026 agenda). The agreement lists lake tracts L-1 through L-11, the road tracts, the stormwater management facilities, and the sod, trees, shrubs and irrigation in the district’s rights-of-way and stormwater tracts. It does not list the amenity center. The district’s operating budget matches that list, with stormwater maintenance, landscape maintenance and a streetlight lease and no line for a clubhouse, pool or lifestyle staff. For an owner, the practical point is that a lake, a road or a streetlight may belong to the district, the association or the county, depending on the tract, and the recorded plat and the title commitment for your lot answer it.

The district’s board and meetings

The district has five supervisors, elected by landowners rather than by registered voters, and its auditor reports that every board member is affiliated with the developer (Florida Auditor General, Coral Creek CDD audit for fiscal year 2025). A landowners’ election for Seats 1, 2 and 5 is set for November 19, 2026 (Coral Creek CDD, August 20, 2026 agenda). We do not name supervisors on this page. The district lists regular meetings for October 15 and November 19, 2026, and any owner or buyer can attend and read the agenda package in advance, which is where budgets, assessment notices and maintenance agreements appear first.

The estoppel certificate

An estoppel certificate is the association’s written statement of what a lot owes, and the buyer, lender and title company rely on it at closing. Florida law, section 720.30851, requires the association to issue it within 10 business days of a request and caps what an association may charge (Florida Statutes, section 720.30851), and the Department of Business and Professional Regulation publishes the current caps (DBPR, estoppel certificate fee schedule). The fee for a Turnleaf estoppel is not published in advance, because the certificate is produced only when a sale is in progress: Information not available at time of publishing (checked 2026-10-01). Who pays for it is a contract term, so we have the closing agent order it as soon as a contract is signed, and we put the amount on your net sheet before you accept an offer.

Past exterior work and open violations

Nothing structural or exterior should change on a Turnleaf home without checking the Declaration’s approval process, and buyers and their title companies ask whether past work, a pool, a screen enclosure, a fence or an extended lanai, was approved. We gather your approval letters, if any, before listing. A violation notice, an unpaid assessment or a fine shows up on the estoppel, so clear any open notice before you list and keep the correspondence in the listing file. Fining rules for a homeowners’ association are set by section 720.305 of the Florida Statutes, and the association’s own policies apply within it. We do not print a fine amount for Turnleaf, because we did not read the association’s policies.

The county charges a buyer will see on the tax bill

Turnleaf is entirely in unincorporated Charlotte County, even though its mailing address says Punta Gorda, and the county’s rate chart for tax district 120 shows no City of Punta Gorda levy (Charlotte County Property Appraiser, 2025 final rates). The 2025 millage was 15.0855 mills, and the 2026 proposed rate is 15.4046 mills, with the final rate not available at the time of publishing. The county’s assessment map shows the Charlotte County Fire Rescue assessment over Turnleaf land, and its rate for a Turnleaf home was not available to us (Charlotte County GIS, assessment layer). A solid waste charge is also unpublished for Turnleaf. We show every line we can source on the listing so a buyer sees the full cost of ownership on day one.

What Disclosures Does a Turnleaf Seller Owe?

A Turnleaf seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, for a house in a community with a mandatory homeowners’ association under Chapter 720, the disclosure summary before the buyer signs. Your closing agent confirms which duties apply to your parcel.

Data updated: October 2026 (Florida Statutes 720.401, 720.30851, 689.302, 689.261, 553.79 and 553.837; Turnleaf Homeowners Association, Inc. records, Florida Division of Corporations, read October 1, 2026).

This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel. We make sure the right documents are gathered before a buyer signs, because several of these duties carry a cancellation right for the buyer if they are missed.

One recorded Declaration we could not read, with one fork to check

The records we reviewed describe a homeowners association, Turnleaf Homeowners Association, Inc., and no sub-association. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723, so if your parcel is governed by a condominium under chapter 718 or by any other regime, the fork applies and your closing agent should confirm the regime before a buyer signs. The county’s 2025 approval for Phase 1 included 32 multifamily homes that do not yet appear on the roll, and we have not seen what regime will govern them. We found no condominium regime tied to Turnleaf 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 section 720.401 disclosure summary

Section 720.401 of the Florida Statutes applies to the sale of a lot or house in a community with a mandatory homeowners’ association (Florida Statutes, section 720.401). Four facts from the statute matter to a seller:

1. Timing is before the contract. The prospective buyer must be presented with the disclosure summary before executing the contract for sale, not at closing.
2. On a resale, the seller supplies it. When the seller is an owner rather than the developer, the summary is supplied by the parcel owner.
3. The contract must carry the voidability clause. Section 720.401(1)(b) requires the contract to state, in conspicuous type, that it is voidable by the buyer if the summary was not provided before the buyer signed.
4. The buyer’s cancellation right is short but real. If the summary is not provided first, the buyer may void the contract by written notice within 3 days after receiving the summary or before closing, whichever occurs first, and that right cannot be waived. It ends at closing.

A Turnleaf owner who bought from a builder received the builder’s version of this summary. On a resale the duty moves to you, so we prepare the summary with your closing agent and deliver it with the listing file.

What the recorded Declaration does and does not say about it

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 the association appear on the estoppel certificate the closing agent requests.

The flood disclosure under Florida Statute 689.302

Section 689.302 requires a seller of residential real property to complete and give the buyer a flood disclosure at or before the time the contract is signed (Florida Statutes, section 689.302). It states whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller has filed a flood insurance claim, including with the National Flood Insurance Program, and whether the seller has received federal flood assistance, including from FEMA. The duty does not depend on the FEMA zone, so a Zone X seller completes it too. Every Turnleaf home was built in 2025, so most owners have a short history to report, and some will answer plainly that nothing has occurred. If you do not know whether the home ever took water, say so rather than guessing.

Known defects: the Johnson v. Davis duty

The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property’s value and are not readily observable to the buyer (Johnson v. Davis, 480 So. 2d 625). For a new Turnleaf home that can include water intrusion, a warranty repair still open with the builder, an unpermitted addition, an unapproved exterior change or a construction defect you know about. When in doubt, disclose, and put it in writing.

Property taxes: the buyer should not rely on yours

Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller’s current property taxes, because a change of ownership resets the assessment (Florida Statutes, section 689.261). On a 2025 Turnleaf home that warning matters twice: the county roll lags new construction, so a recent tax bill is an even weaker guide, and your homestead exemption and Save Our Homes cap end with your ownership. The Coral Creek district’s assessment and any county service lines are charges on the parcel that no exemption reduces, so they carry over to the buyer.

Open permits and the builder warranty

Section 553.79 bars a local building agency from penalizing an arm’s-length buyer because a previous owner’s permit was never closed, and lets an owner close a permit with a different licensed contractor (Florida Statutes, section 553.79). It does not stop a lender, title underwriter or buyer from requiring a permit to be closed before closing, so we check the Charlotte County permit record for anything you added after the builder’s closing, such as a pool or screen enclosure. Separately, Florida law requires a builder to warrant a newly constructed home for one year against construction defects that result in a material violation of the Florida Building Code, and the builder must honour that full one-year period even if the home is sold (Florida Statutes, section 553.837). Anything longer is set by your builder’s warranty document, so we read it with you and tell the buyer what transfers.

The estoppel under section 720.30851

Section 720.30851 governs the association’s estoppel certificate, including what it must state and the deadline for issuing it. The buyer, lender and title company rely on it, so a late or inaccurate certificate can hold up a closing. We order it early, read it against your own records and resolve any difference before the buyer’s inspection period ends.

What Will a Buyer Ask About Schools, Drive Times and Growth Near Turnleaf?

A Turnleaf 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 the seven Turnleaf addresses we checked, and Punta Gorda Airport is 15.5 free-flow minutes away.

Data updated: October 2026 (Charlotte County Public Schools Boundary Locator and Bus Stop Locator, queried October 1, 2026; Florida Department of Education School Grades 2026 and District Grades 2026; OSRM routing estimates computed October 1, 2026 from 13347 Turnleaf Boulevard; Florida Agency for Health Care Administration; Charlotte County project and petition records read October 1, 2026).

These are the questions that decide whether a relocating buyer keeps reading your listing, so we answer them with primary sources and put the answers in the listing file. Where a record is not public we say so.

Schools: what the district’s own locator returned

We ran seven Turnleaf addresses on six streets through the lookup service behind the Charlotte County Public Schools Boundary Locator (Charlotte County Public Schools, Boundary Locator service). Every address returned the same assignment. We do not print house numbers.

Source: Charlotte County Public Schools, Boundary Locator, live query for each address, October 1, 2026.

The locator answers only for addresses already in the district’s file. A made-up address on Loredo Way, a street with no built homes on the roll, returned nothing, so a home on a newer street may not show up yet. The district itself says the locator “is only a guide, please call the school indicated to confirm that your child will attend that school.” Before you write a listing that depends on a school, run your exact street address through the district’s Boundary Locator yourself, and if a listing or a builder flyer shows different schools, treat the district’s locator as the answer.

The three assigned schools, grades and drive

Source: Florida Department of Education, School Grades 2026; Charlotte County Public Schools Boundary Locator; OSRM routing on OpenStreetMap data, free-flow, no traffic, October 1, 2026.

Punta Gorda Middle’s 2026 A follows four straight years of C grades. East Elementary is a Title I school, and Charlotte High’s 2024-25 graduation rate is listed at 95 percent. The district as a whole earned an A in 2026 (Florida Department of Education, District Grades 2026). We use the state’s grades alone and no third-party ranking sites.

Bus stops and the walk to the entrance

The district’s Bus Stop Locator, run for a Turnleaf Boulevard address on October 1, 2026, showed the elementary and high school stop at Burnt Store Road and Turnleaf Boulevard, the community entrance, and the middle school stop at Burnt Store Road and Heritage Landing Boulevard (Charlotte County Public Schools, Bus Stop Locator). Children on interior streets will still have a walk out to Burnt Store Road. Stops change each school year, so we point a buyer to the locator and the district’s transportation office rather than promising a stop.

Drive times from the community

Method: Estimated drive times from 13347 Turnleaf Boulevard, OSRM free-flow routing, no traffic (our analysis, October 1, 2026). Source: OSRM routing engine. The plat is compact, so any Turnleaf address should land within about a minute of these times. Add time for traffic and signals, especially from January to April.

Distance sells when it is stated precisely. We market the real drive, 15.5 minutes to Punta Gorda Airport and 15.7 minutes to downtown Punta Gorda, not a round number, and we say plainly that a Gulf beach day is a planned outing: Englewood Beach measures 57.9 minutes, and Port Charlotte Beach Park, at 27.4 minutes, is a harbor park on Charlotte Harbor and not a Gulf beach. Every trip out of Turnleaf starts on Burnt Store Road, County Road 765.

The state park next door

Turnleaf’s strongest outdoor fact is its neighbor. Charlotte Harbor Preserve State Park, with its park address at 12301 Burnt Store Road, is about 7 minutes and 2.6 road miles from a point on Camelot Lane; the park covers 45,507 acres and charges no entrance fee (Florida State Parks, Charlotte Harbor Preserve State Park). That figure was measured from a different starting point from the table above, with the same router, so we keep it separate. For a buyer who walks, paddles or watches birds, it is a selling point we state exactly.

Hospitals and emergency care

Punta Gorda has no active licensed hospital: the state’s licensing records show the license for ShorePoint Health Punta Gorda with the status Closed, and the two active hospitals in Charlotte County, AdventHealth Port Charlotte and HCA Florida Fawcett Hospital, are both in Port Charlotte, at about 23.9 and 24.7 minutes from Turnleaf (Florida Agency for Health Care Administration, FloridaHealthFinder). The nearest county fire and EMS station is Station 5 at 15200 Burnt Store Road, about 5.6 minutes and 2.9 road miles away, and Station 17 off US 41 is under construction with completion estimated in March 2027 (Charlotte County, Fire Station 17). Which station is dispatched to a given Turnleaf call is set by the county, and we do not state it.

Utilities, internet and mail

Charlotte County Utilities holds the certificated water and sewer service areas that cover Turnleaf, and its map shows in-service water mains and county-owned gravity sewer mains inside the community (Charlotte County Utilities Mapbook 2024, water service areas). The electric provider, internet providers and speeds, natural gas availability, trash service and the mail delivery method are not confirmed in any record we read: Information not available at time of publishing (checked 2026-10-01). Buyers who work from home ask about internet first, so we ask you which providers serve the house and put your own account details in the listing file.

Groceries and what is nearby

We found no restaurant, store or event calendar that belongs to Turnleaf itself. The nearest grocery is the Publix at Burnt Store Marketplace, about 5.2 road miles and 11 minutes from a point on Camelot Lane, and the Walmart Supercenter on Taylor Road is about 5.9 road miles and 12 minutes (Publix, Burnt Store Marketplace; Walmart, Punta Gorda Supercenter). Turnleaf has no golf course, marina or boat ramp of its own; the nearest are at Burnt Store Marina, which has a Punta Gorda address but sits in Lee County.

What is being built nearby, and what is only an idea

The facts sort into three groups. Turnleaf’s own next phases are in county review, several neighboring plats are recorded, and Fire Station 17 is under construction: expect construction traffic and new neighbors for years. The Tuckers Grade Extension has an adopted route but no funding. The commercial space on nearby approvals, including PD-25-13 to the south, is entitlement without a tenant we could find. Buyers ask whether new neighbors mean traffic, noise or lower prices. We answer with the record and do not predict what a project will do to values. We tell buyers to weigh the first group, watch the second and set the third aside until a permit appears.

How Do We Market a Turnleaf Home?

We market a Turnleaf home to the buyer its setting attracts: a buyer who wants a 2025 home without a builder’s wait, who values a 15.5 minute drive to Punta Gorda Airport and a state park nearby, or a family zoned to Charlotte County schools. Every listing gets photography, video, aerial footage and a documented listing file.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Charlotte County DRC-25-066 decision letter; OSRM routing estimates computed October 1, 2026).

Photography, video and aerial footage that shows the setting

In a community being built in phases, the setting is the street, the lot and the finish, and aerial footage shows where the home sits on its block, how built out its street is and how it relates to the lakes and common tracts. Video shows what an out-of-state buyer cannot see from a listing: the size of the lot, the lanai and the finished street. Turnleaf’s lakes are stormwater tracts maintained by the district, and rules on their use are not in any record we read, so we do not market them as recreation. A lake view is a feature of some lots, not a boating amenity, and we describe it that way.

The listing file buyers actually want

Before a Turnleaf listing goes live we assemble the recorded Declaration and the association’s budget, the Coral Creek district line from your tax bill and the class it reflects, the most recent county tax bill, the flood determination and any elevation certificate, the county evacuation zone for the address, the section 720.401 disclosure summary, the flood disclosure, any wind mitigation form, the permit file for anything added after closing, the 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.

What we say about the amenity center

The county approved a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court on about 2.52 acres at 13330 Turnleaf Boulevard, under DRC-25-066, with a decision letter dated June 2, 2025 (Charlotte County, DRC-25-066 decision letter). The appraiser’s record for the amenity tract shows vacant common area with no building, and no county record of construction or an opening date was found as of October 1, 2026 (Charlotte County Property Appraiser, amenity tract record). So the listing says “approved, not built” in those words. Before we say anything more, we ask the association in writing what has started, and we say what the association confirms. The records do not yet say whether the district or the association will own the center.

What Turnleaf does not have, and how we say it

We list what the community has and what it does not, because a buyer who finds a gap on their own loses trust in the rest of the listing. No golf course, marina or boat ramp appears in the plat tracts, the county approvals or the district records, and there is no private club. The developer states Turnleaf will not have restricted access (developer marketing), so we describe no gate or guard. Turnleaf is a community you drive from, with the airport and downtown Punta Gorda inside 16 minutes and the Gulf beaches close to an hour. We market the measured drive and the new home, and we leave the rest to the buyer’s own visit.

Getting the Turnleaf name right in your listing

Turnleaf is the marketed name and the name on both recorded plats. Coral Creek is the name of the community development district and was the project’s earlier name. Both belong in a listing so a buyer reading a tax bill or a bond disclosure recognises the same place. The address reads Punta Gorda, ZIP 33955, and the home sits in unincorporated Charlotte County, so we write the listing that way, and we make sure no listing language borrows the names of Coral Lakes or Tuckers Pointe, which are separate communities.

Reaching buyers beyond the MLS

Your listing appears on the MLS, on our team site at DomainRealtyGroup.com, in our database of qualified buyers across Southwest Florida and in marketing to out-of-state buyers searching the Punta Gorda area before they visit. Open houses are used where they help, subject to the association’s rules; for a vacant or seasonal home, private showings to qualified buyers usually work better. For owners who want privacy, we can market quietly to qualified buyers first and launch publicly with what we learn.

Marketing a resale beside new construction

On a street where a builder is framing a house, we market what a new contract cannot offer: a finished home on a known lot, landscaping and extras in place, a recorded price history and no build schedule. We price it against the recorded closed sales, not the brochure, we show the builders’ dated marketing prices as marketing, and we say so in the listing.

How Do We Negotiate a Turnleaf Sale on Your Behalf?

We negotiate a Turnleaf sale as the partners who priced it, with the county record in hand. That means answering district, association, flood and insurance questions with documents rather than concessions, and protecting your net at the inspection, appraisal and repair-credit stages while a builder’s offer sits on the next street.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Florida Statutes 720.30851 and 553.837; NAR settlement terms effective August 17, 2024).

Inspection and repair negotiations

Most renegotiations happen after the inspection, usually over an item the buyer’s inspector flags, a question about a past exterior change without an approval letter, or a buyer’s insurance quote. When the listing file already answers those questions, the buyer’s leverage shrinks. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold. On a 2025 home, a buyer will also ask what remains of the builder’s warranty and whether any warranty claim is open, so we put your warranty paperwork and any builder correspondence in the file.

Appraisals built on the full record

A buyer’s lender orders an appraisal, and the appraiser values the home on the comparables available. Turnleaf’s record is young and entirely first sales: 79 recorded sales in the latest 12 months, all builder closings. A record of builder closings means an appraiser has no resale comparables inside the community yet, so we give the appraiser the county record, matched by parcel and date, and we explain how plan, size and lot differ between sales. We do not promise that an appraisal will meet the contract price. We prepare the evidence so the value is built from what actually closed.

Offers are more than price

Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. In Turnleaf we also read how the buyer handles the district class and association paperwork, because a buyer who asks for the Declaration late can delay a contract. We lay the offers side by side and walk you through each.

When a builder’s offer is the benchmark

Buyers sometimes carry a builder’s advertised price or incentive to the table. We respond with documents: the recorded sales, the district class and assessment, the closing costs on each side, the options and landscaping already in your home and the move-in date. We never argue that a resale must be cheaper or dearer than a new home, because no Turnleaf resale has been recorded, and we do not read the builders’ advertised starting prices against the county’s recorded prices.

Commission and buyer-broker compensation after the NAR settlement

Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer’s broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring (National Association of Realtors, what the settlement means). A seller can still choose to offer buyer-broker compensation or a concession toward the buyer’s costs. We walk through what is typical in the current market before you list, and the listing agreement, which is the document that holds our fee, is negotiated with you.

What Does It Cost to Sell a Home in Turnleaf?

Selling a Turnleaf home typically costs the seller the documentary stamp tax on the deed at $0.70 per $100, a negotiated commission, the owner’s title policy that the seller customarily pays in Charlotte County, the association’s estoppel fee, prorated taxes and Coral Creek district assessments, and small recording fees. The association’s transfer fees and estoppel fee are unpublished.

Data updated: October 2026 (Florida Statutes 201.02 and 28.24; Florida Administrative Code rule 69O-186.003; Charlotte County recorded sales, our analysis, September 27, 2025 to September 26, 2026; Coral Creek Community Development District FY2026 adopted budget and FY2027 proposed budget; Series 2024 bond memorandum; Charlotte County Property Appraiser 2025 final and 2026 proposed 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 in Turnleaf.

Statutory and fee costs at two Turnleaf price points

Dollar figures are our calculations from the published rates. They are not a quote; the title company prepares the exact figures for the closing statement.

Documentary stamp tax

The rate is 70 cents per $100 of consideration under section 201.02, the same in every Florida county except Miami-Dade, applied to the full price and rounded up to the next $100 (Florida Statutes, section 201.02; Florida Department of Revenue, documentary stamp tax). The contract allocates who pays it, and in most Charlotte County residential contracts the seller does. On $350,000 the deed stamps are $2,450, and on $887,400 they are $6,211.80.

Title insurance: the premium is fixed, the payer is negotiated

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 (Florida Administrative Code, rule 69O-186.003). On $350,000 that works out to about $1,825, and on $887,400 about $4,512. Every title company charges the same premium for the same coverage. In Charlotte County the seller customarily pays the owner’s title policy, and the contract controls, so treat it as negotiated and ask us how it is being handled on your sale. Because you bought your Turnleaf home recently, ask the title company whether a reissue credit applies to your prior policy.

What does it cost to own a home in Turnleaf?

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.

How to read the cost stack as a seller

FY2026 is the district’s adopted budget and the current bill. FY2027 is proposed: the district held its hearing on August 20, 2026, and the adopted budget had not been posted as of October 1, 2026, so treat that column as the district’s published proposal, not a final bill. The proposed budget keeps every debt service line the same and raises operations and maintenance by $47.98, the change the district’s mailed notice describes (Coral Creek CDD, August 20, 2026 agenda). On-roll amounts are what a homeowner sees on the county tax bill; off-roll amounts are billed directly by the district to builders and the developer on land not yet sold to an owner.

For a seller, the point is to know which line your buyer inherits. The assessment runs with the lot, so a buyer who takes your home takes the district’s line for its class. Behind the debt service lines sit the district’s Series 2024 bonds of $12,820,000, in term bonds maturing in 2031 at 4.600 percent, 2044 at 5.450 percent and 2054 at 5.750 percent; about $12.1 million was outstanding at September 30, 2025, after early redemptions funded by lot prepayments (Coral Creek CDD, Series 2024 bond memorandum; Florida Auditor General, Coral Creek CDD audit for fiscal year 2025). An owner may prepay the debt assessment on a lot, and the payoff amount comes from the district manager in a written letter. We never tell a buyer what a prepayment would cost for a specific lot, because that figure comes from the district.

County property tax

The county’s 2025 final rates for tax district 120 total 15.0855 mills. A mill is $1 per $1,000 of taxable value, so 15.0855 mills is $1,508.55 per $100,000 of taxable value, before any non-ad valorem lines. That is our arithmetic. Taxable value for a given home depends on its assessed value and on exemptions such as homestead, which we cannot know for your parcel.

Sources: Charlotte County Property Appraiser, 2025 final rates by tax district; 2026 proposed rates. The 2026 total is our sum of the proposed line items. We did not find a sample Turnleaf tax bill, so we show no bill illustration and make no claim about the exact lines on any one lot’s bill. Property taxes are paid in arrears for the calendar year, and at closing taxes are prorated to the closing date. The district’s assessment rides on the same bill and is prorated with it. The association’s dues are billed by the association, not the county.

Estoppel and association fees

The association does not publish an estoppel fee, a transfer fee or a capital contribution in any document we could read: Information not available at time of publishing (checked 2026-10-01). The document that holds them is the estoppel certificate request itself, so we order it early and put the amount on your net sheet before you accept an offer. Florida caps what an association may charge for an estoppel, and the Department of Business and Professional Regulation publishes the current caps.

Capital gains and portability

Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523 (Internal Revenue Service, Publication 523). A Turnleaf owner who bought in 2025 or 2026 should run the ownership and use tests with a tax adviser before listing, because the timing matters. If you will buy another Florida homestead, portability can move part of your Save Our Homes difference to the new home, capped at $500,000, if you establish it within the period the statute sets (Florida Statutes, section 193.155; Florida Department of Revenue, homestead exemption and portability). On a home bought new and recently assessed, the difference to port may be small. Confirm both with your tax adviser or closing agent before you list.

What Should Sellers in Turnleaf’s Builder Sections Know?

Turnleaf’s builder sections are places to know, not separate neighborhoods: Perry Homes builds on Camelot and Moonrise Lanes, M/I Homes on Loredo Way, and Lennar on the west part of Turnleaf Boulevard. Every Turnleaf section shares one association, one district and one planned amenity center, so a seller prices the home and the plan, not a section.

Data updated: October 2026 (Charlotte County GIS ownership and subdivision layers; Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Florida Division of Corporations; Coral Creek Community Development District FY2026 budget; builder marketing pages seen October 1, 2026).

A seller in a single-builder community is selling against one product line. A Turnleaf seller is selling inside a community where four builders sell side by side, and buyers often tour more than one section in a day. This section explains what changes from one builder section to the next and what does not.

How the builder sections differ

Builder sections differ in three ways a buyer will notice. The first is the builder itself, its plans and its warranty document. The second is the lot width the builder sells: Dream Finders Homes advertises 40 and 50 foot lots, M/I Homes 50 foot homesites, and Perry Homes two sections it names Turnleaf 50’ and Turnleaf 60’ (builder marketing, seen October 1, 2026). The third is the price range the builder’s homes reach: the highest recorded prices in the county file are on Camelot and Moonrise Lanes, where Perry Homes builds, and all five sales at $550,000 and up were on those two streets (our analysis).

What does not change is who governs you. A Perry home on Camelot Lane and a Lennar home on the west part of Turnleaf Boulevard belong to the same association, pay the same district operating charge and will share the same planned amenity center. We found no association for any builder section in the state’s corporate records (Florida Division of Corporations, name search for Turnleaf).

What we cannot yet say about a section

We print no median for a single builder section, because the counts are too small to be reliable, and we make no claim about which section holds value better. Days on market by section is an MLS measure and was not available: Information not available at time of publishing (checked 2026-10-01). Until resales record, the evidence for any section is a handful of builder closings, and we say so rather than stretch it.

Which documents govern a home in any section

A Turnleaf home answers to the recorded Declaration for Turnleaf Homeowners Association, Inc., the Coral Creek district’s assessment roll and the county tax bill. Your builder purchase contract and warranty add terms that are specific to your builder. We have not read the Declaration. A seller should expect the buyer’s title company to ask for all of it, and we collect it before listing. If you are not sure which body collects which charge, the estoppel request and your tax bill will tell you, and we send for both early.

How we price within a section

We do not price a Perry home from Lennar sales, and we do not price a 40 foot lot home from 60 foot sales. Because the roll records heated living area for the built homes, from 1,219 to 3,309 square feet, we can match your home to recorded sales of the same builder and a similar size, list those sales individually and read them, and then explain the difference to buyers in writing. Where the builder’s own section has too few recorded sales, we widen to similar sizes from other builders and say which is which.

The district class is not a section either

The district’s 40, 50 and 60 foot single-family classes, its twin villa class and its reduced debt classes describe how a lot is billed, not where it is (Coral Creek CDD, FY2026 budget). Two neighbors on the same street can sit in different classes. The twin villa class appears in the district’s tables, and we have not seen a plat, a builder page or a county record that says where twin villas will be built or how many exist on the ground, so we print the class and nothing more.

The planned age-restricted section

The developer and the district’s 2024 bond memorandum describe a planned age-restricted, active-adult section within Turnleaf. No plat, association or county approval naming it was found as of October 1, 2026, and every one of the 79 recorded sales in the last 12 months sits on the Phase I plat (Coral Creek CDD, Series 2024 bond memorandum). There is nothing yet for a seller there to sell. When that section is recorded and its homes close, it may differ from the rest of Turnleaf in a way a buyer would feel, and we will add what a seller there needs to know.

What buyers ask about a builder section

A buyer will ask whether the builder is still selling the same plan nearby, what the builder’s warranty covers and for how long, which district class the lot carries and whether the section will be finished soon. The first and last are builder marketing and county records, the second is your warranty document and the third is your tax bill. We have all four in the file before the first showing, so the answer comes from the document and not from us.

Turnleaf vs Willow: What Should Sellers Tell Buyers?

Turnleaf sellers should tell buyers plainly that Turnleaf and Willow are both master-planned new-construction communities in Punta Gorda with districts and builders competing for buyers, but they differ in builders, price spread, fees and flood maps. Then sell the difference: four builders against two, and a recorded top end that reaches higher.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Turnleaf; Coral Creek Community Development District documents; FEMA; our Willow guide for every Willow figure, read October 1, 2026).

Buyers cross-shop these two, and a seller who knows both sets of facts can answer the question before it becomes an objection. If you own in Willow instead, our Willow seller guide covers that community on its own terms.

The decision table

Every Willow figure below is cited to our Willow guide. Turnleaf figures come from county records, the Coral Creek district’s documents and FEMA.

Sources: Charlotte County Property Appraiser public sales files, our analysis; Charlotte County Planning and Zoning agenda, March 11, 2024 (PD-23-00007); Coral Creek CDD FY2026 budget; Coral Creek CDD FY2027 proposed budget; FEMA National Flood Hazard Layer; OSRM, our analysis; our Willow guide. The two drive-time rows use different starting points, so a gap of a minute or two is not a finding.

Builders and choice

The first practical difference is how many builders a buyer can compare without leaving the community. Turnleaf has four, and Willow’s guide lists two. For a Turnleaf seller, that cuts both ways: your buyer has more new-home alternatives inside the same plan, and your home competes with more advertised starting prices. It also means a buyer who already favors your builder’s plans can buy them finished from you, on your timeline, rather than wait for the builder to build them.

The evidence behind each community

Turnleaf and Willow share a 12-month window, September 27, 2025 to September 26, 2026, so their recorded-sale counts line up exactly: 79 for Turnleaf, 93 for Willow. Turnleaf’s record is all first sales of new homes by our analysis, and Willow’s guide does not separate its 93 into first sales and resales. Turnleaf’s file reaches higher: 23 of its 79 sales recorded at $450,000 or more, and its top sale, $887,400 on Camelot Lane, sits above Willow’s $718,000 high. Willow’s file is heavier in the middle, with 53 of 93 between $250,000 and $349,999 against Turnleaf’s 30 of 79. Neither fact makes one community cheaper. It means a buyer above $450,000 has more recorded evidence to work with in Turnleaf, which is a point a seller in that range can make.

Fees: read each bill on its own basis

Turnleaf’s Coral Creek district bills on the county tax bill once a lot is sold to a homeowner, from $1,946.81 to $3,015.02 in the adopted fiscal 2026 budget, and Turnleaf’s master association dues are unpublished. Willow’s guide prints its district’s fiscal 2027 range as $1,113.20 to $2,246.57 across classes and two bases that it says are not comparable in one column, and an offering statement estimate of about $2,116 to $3,804 a year for its master association. A Willow association figure that is an estimate in a bond document and a Turnleaf association figure that is unpublished cannot be compared at all. Tell a buyer to compare the full set of recurring charges on a named lot in each community, in writing, and have yours ready.

Flood maps and amenities

Both plats were largely Zone D on the 2022 flood map and both were re-mapped by FEMA. Turnleaf’s revision, LOMR 25-04-4878P, took effect May 27, 2026 and placed every built home’s lot in Zone X; twenty vacant lots have their center in Zone AE by our analysis. Willow’s took effect March 24, 2025 with Zones X, AH and AE. Both amenity centers are approved by the county, and neither is confirmed open. In either community, the lender’s determination for the exact structure is the flood answer that counts, and a written status from the association is the amenity answer that counts.

Name traps: Coral Creek, Coral Lakes and Tuckers Pointe

Three names cause confusion on this corridor. Turnleaf’s district is the Coral Creek Community Development District, a name the project carried before it was marketed as Turnleaf; Coral Creek in Placida and Cape Haze is a different place (Coral Creek CDD). Coral Lakes is the neighboring community between Turnleaf and Burnt Store Road, with its own plat and its own district. And Tuckers Pointe is Willow’s plat and district name, a separate district from Turnleaf’s, even though the two districts share a manager and hold their meetings back to back. When a buyer reads any document for your home, the legal description should say Turnleaf, and we put it in the listing file.

Who should choose which

Tell a buyer to choose Turnleaf if they want to compare four builders’ homes in one community, if their budget sits above $450,000 where Turnleaf’s recorded file is deeper, if they value a 2026 flood revision that put every built home’s lot in Zone X, or if they want Charlotte Harbor Preserve State Park about 7 minutes from a point on Camelot Lane. Tell a buyer to choose Willow if they want a larger share of recorded sales in the $250,000 to $349,999 band, a district with bonds first issued in 2022, or the Toll Brothers product line, which Turnleaf does not offer. If budget decides, tell them to compare the all-in recurring charges on a named home in each, not the medians. If they are undecided, tour both on the same day and bring us the paperwork for each. We sell in both, and we would rather a buyer choose on documents than on a table.

How Do I Get a Free Turnleaf Home Valuation?

You can get a free Turnleaf home valuation three ways: through our Turnleaf home valuation page, through the valuation form for Turnleaf sellers, or by calling or texting Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales, labelled by date and source.

We do not send an automated number. We send the recorded comparables from the county file, the four builders’ dated marketing prices labelled as marketing, your lot’s Coral Creek district class and the assessment a buyer will see, your flood map position under the 2026 revision, the association and county charges a buyer will ask about, and a net sheet. There is no obligation.

What we need from you

Your address, builder and plan name, your lot width if you know it, your closing statement from the purchase, your most recent tax bill with the district line, the association documents you received, your builder warranty paperwork, any flood determination or elevation certificate, whether you hold a wind mitigation form, a list of options and additions made after closing, whether any exterior work lacks an approval letter, and whether you have had any water on the lot. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.

Talk to us before you list

Call or text Jesse McGreevy at (239) 898-6072 or call Marc Comisar at (239) 287-5873, or use the Turnleaf seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in Turnleaf.

Should I List, Sell for Cash or Sell by Owner in Turnleaf?

Most Turnleaf owners net more by listing with an experienced agent, because four builders next door, the district and association paperwork and the flood file are what stall a sale, and an agent resolves them. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.

Florida allows an owner to sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Turnleaf home specifically, where a buyer is weighing a builder’s model and where disclosure timing and insurance readiness decide whether a contract survives.

The decision table

Who should choose which

Choose a listing if your home’s value depends on facts a buyer has to be shown: the plan and options, the lot, the flood file, the finished landscaping and the district class. Choose a cash sale if speed matters more than price and you accept the discount that comes with it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the section 720.401 summary and the flood disclosure. If you are unsure, a free valuation shows you what each route would likely net.

What Southwest Florida Sellers Say About Working With Us

McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Turnleaf seller can weigh, are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.

★★★★★ “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 one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review

★★★★★ “He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs.” Verified Google review

When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call or text Jesse McGreevy at (239) 898-6072.

Frequently Asked Questions, Seller Edition

These are the questions Turnleaf owners ask us most, answered from Charlotte County’s recorded sales, the Coral Creek Community Development District’s own documents, FEMA and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your lot, call or text Jesse McGreevy at (239) 898-6072.

Data updated: October 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026, newest qualified home sale August 28, 2026; Coral Creek Community Development District FY2026 adopted budget, FY2027 proposed budget and Series 2024 bond memorandum; FEMA LOMR 25-04-4878P, effective May 27, 2026; Florida Statutes read October 1, 2026).

How much is my Turnleaf home worth?

Your value is set by recorded sales of comparable homes: the same builder product, a similar size and the same position on the flood map. Charlotte County recorded 79 sales in Turnleaf from September 27, 2025 to September 26, 2026, at a $350,000 median, and 30 of them fell between $250,000 and $349,999. That median describes the middle of all 79 first sales, not the value of yours. Request a free Turnleaf home valuation and we will build a specific number with the recorded comparables attached.

How do I sell my house in Turnleaf?

Start by gathering what a Turnleaf buyer will ask for: your tax bill with the Coral Creek district line, the association documents and statements, any architectural approval letters, the flood determination, your builder contract and warranty papers, and your closing documents from the builder. Then price from the county’s recorded sales and list with an agent who puts those facts in front of buyers on day one. Call or text Jesse McGreevy at (239) 898-6072 to begin.

Who is the best listing agent for Turnleaf?

The best Turnleaf listing agent prices from Charlotte County’s recorded sales, knows what the four builders are advertising on the next street and can walk a buyer through the district class, the 2026 flood map revision and the association’s documents. McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and both partners work every listing personally. Our best Punta Gorda agents guide explains how we are measured.

Has any Turnleaf home been resold yet?

Not as a qualified sale in the county file. No Turnleaf home appears twice as a qualified sale in the Charlotte County Property Appraiser’s public sales files, so the 12-month record of 79 sales is first sales of new homes (our analysis). That does not mean no owner has sold; it means no resale has been recorded as a qualified sale yet. If you list now, your sale may be among the first resales, and later Turnleaf sellers will be priced against it.

How long does it take to sell a home in Turnleaf?

We cannot give you a days-on-market figure for Turnleaf that we can stand behind. Information not available at time of publishing (checked 2026-10-01). Days on market is an SWFL MLS measure, the MLS was not available to us, and the county’s recorded sales carry no days-on-market field. What we can say is that 79 recorded sales in 12 months means buyers are closing here, and a home priced on those sales and presented with its paperwork ready gives a buyer fewer reasons to hesitate.

What percent of list price do Turnleaf homes sell for?

Information not available at time of publishing (checked 2026-10-01). The county’s files record the price paid, not the price asked, so the gap between the two cannot be measured from public records, and in a market of builder first sales the builder’s list and close prices follow its own contract terms. Our approach is to set the asking price from recorded sales so that the gap is small to begin with, then negotiate from the first offer on your behalf.

What have Turnleaf homes sold for recently?

The county recorded 79 sales from September 27, 2025 to September 26, 2026, per the Charlotte County Property Appraiser public sales files, our analysis, from $239,500 to $887,400. By price band, 8 sold under $250,000, 30 from $250,000 to $349,999, 18 from $350,000 to $449,999, 18 from $450,000 to $549,999 and 5 at $550,000 or more. The latest qualified home sale in the county file dated September 27, 2026 closed August 28, 2026.

What is the median sale price in Turnleaf?

The 12-month median was $350,000 on 79 recorded sales from September 27, 2025 to September 26, 2026. By calendar window, the county recorded 13 sales at a $455,000 median in 2025 and 67 sales at a $339,500 median from January 1 to September 26, 2026. These windows overlap and are not added or averaged, and a median that mixes four builders and three lot widths says little about your house.

What price band do most Turnleaf homes sell in?

The $250,000 to $349,999 band held the most sales, 30 of the 79 in the 12 months to September 26, 2026. Another 36 split evenly between $350,000 to $449,999 and $450,000 to $549,999, so 66 of the 79 closed between $250,000 and $549,999. Where your home sits depends on its builder, plan, size and lot.

What is the highest recorded sale in Turnleaf?

The highest recorded sale in the 12 months to September 26, 2026 was $887,400 on Camelot Lane, recorded July 28, 2026. The county roll does not yet carry a year built or a living area for that home. The highest recorded prices are on Camelot and Moonrise Lanes, where Perry Homes builds. It is the top of the range, not the middle, and it is not a prediction for any other home.

Are Turnleaf homes selling above or below builder prices?

We cannot answer that honestly from public records, and we do not try. Builders advertise starting prices on their own sites, which we label as builder marketing, seen October 1, 2026. The county records what buyers paid, after options, lot premiums and incentives. The two come from different sources, cover different products and different dates, and we do not set one against the other to claim a gain or a discount. Your valuation uses recorded sales only.

Can I sell my Turnleaf home with builders still selling next door?

Yes. Resales happen in communities with active builders every day, and buyers who compare often value a finished home they can close on soon, a landscaped lot, options already installed and a seller who has already lived through the first season. The builders’ advertised prices are marketing and can change. Our job is to show a buyer what your home offers that a contract on a new lot does not, and to price it on the recorded record.

Do I compete with the builders when I sell in Turnleaf?

For many buyers, yes, and we price with that in mind. Dream Finders Homes, Lennar, M/I Homes and Perry Homes market new homes in Turnleaf, and their advertised starting prices seen on October 1, 2026 are builder marketing, not recorded sales: Lennar from $251,999, Dream Finders Homes from $287,990, M/I Homes from $326,990, and Perry Homes from the $470s and the $540s for its two sections. We set your listing beside those offers, never under them as a floor. Our guide to competing with new construction walks through it.

How do I price against builder incentives?

We price against recorded sales and the builders’ advertised starting prices, and we make no claim about what incentive any builder is offering on a given day, because offers change and are not part of the public record we reviewed. What a buyer weighs is the total: price, timeline, finished condition and the cost of ownership. We check the builders’ current marketing on the day we price your Turnleaf home and again as the listing runs, and we tell you when it moves.

Can I sell my Turnleaf home within a year or two of buying?

Yes, the public record we reviewed sets no minimum ownership period. Your builder purchase contract and the recorded Declaration may add terms, and the Declaration was not available to us, so we read both with you before we list. The tax side of a quick sale depends on your purchase price, your use of the home and how long you owned it, and a CPA or tax attorney is the right person to run those numbers before you accept an offer.

Does my builder warranty transfer to the buyer?

Florida law requires a builder to warrant a newly constructed home for one year against construction defects that result in a material violation of the Florida Building Code, and the builder must honour that full one-year period even if the home is sold (Florida Statutes, section 553.837). A builder’s express written warranty can replace the statutory one if it meets the statute’s terms. Anything longer is set by your builder’s warranty document, so we read it with you and tell the buyer what transfers.

Do I pay the CDD assessment when I sell?

The assessment is billed on the property, not on you personally. Once a lot is sold to a homeowner, the Coral Creek district assessment appears on the Charlotte County tax bill. For fiscal year 2026 the adopted on-roll totals run from $1,946.81 to $3,015.02 by class, and fiscal year 2027 totals are proposed at $1,994.79 to $3,063.00 (Coral Creek CDD, FY2026 budget). The contract and the closing statement decide how the year’s bill is split between you and the buyer, and the buyer takes on the assessment going forward.

What is the Coral Creek CDD debt, and does a buyer assume it?

The debt portion of the assessment repays the district’s one bond series, Series 2024, issued at $12,820,000 with term bonds maturing through 2054; about $12.1 million was outstanding at September 30, 2025 (Coral Creek CDD, Series 2024 bond memorandum). A buyer does not sign a new loan for it. The assessment stays with the property, and the annual payment comes with the home. Prepayment is allowed, and a payoff amount for your lot comes from the district manager in a written letter.

Can my buyer pay off the CDD debt early?

Yes, prepayment of the debt assessment on a lot is allowed under the bond documents, and the payoff amount comes from the district manager in a written letter for that parcel. We print no payoff figure for any class, because the district has changed its assessment method since the bonds were sold and only the manager’s letter is current. Once the debt assessment is paid in full, the annual debt line no longer applies to that lot, while the operating charge continues. Who pays a payoff is a contract term.

What is the reduced CDD class, and does it affect my sale?

The district bills some lots at a reduced debt amount, and its budget lists those classes as separate lines without explaining which lots fall in them or why. For fiscal year 2026, the reduced totals are $1,946.81, $2,287.24 and $2,627.66 for the 40, 50 and 60 foot classes, against $2,205.05, $2,610.04 and $3,015.02 for the standard classes. A buyer will see your lot’s line on the tax bill, so we confirm your class from your bill before we quote anything. We make no claim about its effect on price.

Do I need an estoppel certificate to sell in Turnleaf?

In practice the buyer’s title company requests one from the association once there is a contract. Florida Statutes section 720.30851 requires the association to issue the certificate within 10 business days of a request and caps the fee (Florida Statutes, section 720.30851). The Turnleaf association’s own estoppel fee: Information not available at time of publishing (checked 2026-10-01), because the certificate is produced only when a sale is in progress. We order it early and show the amount on your net sheet.

How do I find my Turnleaf HOA balance?

Ask the association in writing, and have the request go through the estoppel process once you have a contract. Turnleaf Homeowners Association, Inc. is active on Sunbiz as of October 1, 2026. The association’s dues are unpublished, so your own statements and the estoppel certificate are what show what you owe. We request both at the start of a listing.

Can I sell while the developer still controls the HOA?

Yes. Developer control of the association does not stop an owner from selling. Turnleaf Homeowners Association, Inc. was filed in December 2024 and is still under developer control as of October 1, 2026, and no turnover date was found. Any approval or notice a sale requires is set in the recorded Declaration, which was not available to us, so we confirm it with the association in writing before listing.

Does the HOA allow For Sale signs in Turnleaf?

Information not available at time of publishing (checked 2026-10-01). Sign rules sit in the recorded Declaration or the association’s rules, and the Declaration was not available to us; it controls. Before we place a sign, a lockbox or an open house notice, we confirm the rule with the association in writing, so you do not receive a violation notice during the sale.

Is Turnleaf gated, and how are showings handled?

The developer states that Turnleaf will not have restricted access (developer marketing, seen October 1, 2026), and we have read no recorded document on entry design, so we attribute the statement and describe no gate or guard. How buyers get in affects how we schedule showings, so we confirm access, showing hours and any vendor rules with the association before we list. Tell us if you know of any rule, and we will build the schedule around it.

Who pays for the title policy in Charlotte County?

In Charlotte County the seller customarily pays for the owner’s title insurance policy, and the contract can assign it differently. Florida sets the premium by rule, Rule 69O-186.003, at $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million, before any reissue credit. On a $350,000 sale that is about $1,825. The buyer typically pays the lender’s policy and the closing fees the contract assigns them.

What fees do sellers pay at closing in Charlotte County?

A seller typically pays the documentary stamp tax on the deed at $0.70 per $100, the owner’s title policy as custom, the negotiated brokerage commission, the association’s estoppel fee, prorated property taxes and Coral Creek district assessments, any loan payoff and small recording fees. On a $350,000 sale the stamp tax is $2,450. Our seller closing costs guide lists every line, and our cost section above works it through for Turnleaf.

What taxes will I owe when I sell?

We cannot give tax advice, so talk to a CPA. In general terms, a seller who owned and lived in the home as a primary residence for two of the last five years may exclude part of the gain under federal rules, and IRS Publication 523 explains them (Internal Revenue Service, Publication 523). A Turnleaf home bought in 2025 or 2026 may not meet that test yet, and a second home or rental is treated differently, so have your CPA run your numbers before you accept an offer.

What happens to my homestead exemption when I sell and buy again?

The exemption does not move, but the tax saving it built up may. The Florida Department of Revenue explains that a homeowner may be able to transfer, or port, all or part of the Save Our Homes assessment difference to a new Florida homestead, and the statute caps the amount ported at $500,000 (Florida Statutes, section 193.155). On a home bought new and recently assessed, the difference may be modest. Apply through the Property Appraiser in the county of the new home.

What flood disclosure must a Florida seller give?

Florida Statutes section 689.302 requires a seller of residential real property to complete and give the buyer a flood disclosure at or before the time the contract is signed. It states whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller has filed a flood insurance claim, including with the National Flood Insurance Program, and whether the seller has received federal flood assistance, including from FEMA (Florida Statutes, section 689.302). Answer from your own knowledge, and your closing agent can confirm which forms apply.

What should I disclose when selling a Turnleaf home?

Florida requires you to disclose known facts that materially affect the value of the home and are not readily observable, under Johnson v. Davis. Section 689.302 requires a flood disclosure at or before contract, and section 720.401 requires the association disclosure summary before the buyer signs, with a contract clause making it voidable by the buyer if the summary was not provided first. Our disclosure guide above covers each one. Ask a Florida real estate attorney about your specific facts.

Will the 2026 flood map revision help my sale?

It changes the map a lender reads, and we state it as a fact rather than a price effect. On the 2022 flood map the area was Zone D, and FEMA’s map revision LOMR 25-04-4878P, effective May 27, 2026, placed every built home’s lot in Zone X. Twenty vacant lots have their center in Zone AE, in our analysis of the FEMA layer. The lender’s determination for your address decides what applies, and older listings that still say Zone D are quoting the older map.

Do I need an elevation certificate to sell?

Florida law does not require a seller to supply one, but a lender or flood insurer may ask for it, and it can help a buyer price insurance. Where a structure sits near a Zone AE line, an elevation certificate or a FEMA letter of map amendment is the document that settles it. We found no elevation certificate for any Turnleaf lot in the public records we searched: Information not available at time of publishing (checked 2026-10-01). Check your builder closing papers first.

My lot backs onto a lake. Is my home in a flood zone?

Not necessarily. Many Turnleaf lots back onto lakes, and the lakes carry Zone AE. In our analysis, 33 of the 73 lots with built homes touch a Zone AE area somewhere on the lot outline, and all 33 have their center in Zone X. FEMA and lenders judge the building, not the lot line, so the lender’s determination or an elevation certificate for your structure is the answer. We have it ready before the first showing.

How do evacuation zones affect a Turnleaf sale?

They do not stop a sale, and buyers ask about them. Charlotte County’s evacuation zones split Turnleaf: of 445 parcels, 231 are in Zone D, 190 in Zone C and 24 in Zone B, and the 73 built homes on the roll are 68 in Zone D and 5 in Zone C (Charlotte County, Know Your Zone). We look up your address and put the answer in the listing file, so a buyer reads the zone for your home and not a guess.

How do hurricane and insurance costs affect my sale?

We do not state an effect, and we have no Turnleaf insurance quotes. The structure is this: every built home on the roll dates from 2025, built lots are in Zone X after the 2026 map revision, and Citizens requires a flood policy on all wind policies regardless of value from January 1, 2027. Florida law also bars an insurer from refusing a policy solely because a roof is under 15 years old. We gather your wind mitigation report and permit file so a buyer can get real quotes while the home is on the market.

Does the unfinished amenity center affect my price?

We make no claim about its effect on price. The county approved a 5,500 square foot recreational building, a pool area, four pickleball courts with a pavilion and a bocce court (Charlotte County, DRC-25-066). It is approved but not built, and no county record of construction or an opening date was found as of October 1, 2026. Your listing states the status in those words, and we update it if the association confirms a change in writing.

Should I list in season in Punta Gorda?

Information not available at time of publishing (checked 2026-10-01) for a month-by-month pattern in Turnleaf. The record that would hold one is several years of monthly recorded sales plus MLS days on market, and Turnleaf’s first recorded home sales date from 2025. We make no seasonality claim. Count back from the date you need to close, list early enough to cover the inspection, the estoppel certificate and the buyer’s lender timeline, and we will shape the plan around your home.

How do I price my Turnleaf home?

We price from recorded sales first. We pull the county’s sales for your builder product and size band, compare the plan, the lot and the district class, check the flood zone, and then place the home against what the builders advertise nearby as a second look, never as the basis. Then we set a list price and a plan for how to adjust it. Request a free Turnleaf home valuation to see the comparables behind your number.

What does a listing agent do for a Turnleaf resale?

A listing agent prices the home from recorded sales, prepares it, photographs it, markets it, schedules and attends showings, negotiates offers, manages the contract timeline through inspection, appraisal, association estoppel and title, and sees the closing through to the keys. In Turnleaf that includes positioning your finished home against the builders’ current offers and confirming your district class. Our marketing plan above shows the steps.

What does McGreevy and Comisar charge to list?

Brokerage compensation in Florida is negotiable, and since the NAR settlement of August 17, 2024 buyer-broker terms are set in a written agreement before any showing. We do not print a figure on this page, because the right structure depends on your home and goals. Call or text Jesse McGreevy at (239) 898-6072, and we will explain every term in writing before you sign anything.

What if my Turnleaf buyer needs financing?

Most buyers use a loan, so we plan for it. The lender will order an appraisal and a flood determination, and the appraiser will look at recorded sales, which in Turnleaf are all builder closings so far. We give the appraiser the same comparables we used to price. A buyer’s loan does not change the Declaration or the association’s role, and the district assessment stays on the tax bill whatever the financing.

Can I sell my Turnleaf home from out of state?

Yes. We manage showings, vendor access, inspections, association paperwork and the closing remotely, with closing documents handled by mail and e-signature through the title company, subject to what the title company and the buyer’s lender accept. Because the buyer’s title company requests the estoppel certificate, most steps run by email, and we arrange a local contact for the house while it is listed.

Can I sell my Turnleaf home as is?

Yes. An as-is contract still requires you to disclose known material defects and the statutory forms, and the buyer may still inspect and negotiate within the contract’s terms. Selling as is changes who pays for repairs, not what you must disclose. On a 2025 home, check whether any builder warranty item is still open, because a buyer will ask.

Can I sell my Turnleaf home off market, without a listing?

You can, and some owners do. The tradeoff is exposure: an off-market sale reaches fewer buyers, and in a community where four builders advertise every day, a quiet sale competes with loud ones. The disclosures, the association’s estoppel and the district assessment all apply the same way. If you want a quiet process, ask us about a limited, private marketing plan that reaches qualified buyers without a public listing.

Can I sell a Turnleaf home I inherited?

Yes. The personal representative needs legal authority, normally letters of administration from the probate court, and title must be able to pass cleanly. The association will still want its estoppel request, and the buyer will still receive the disclosures. Call or text Jesse McGreevy at (239) 898-6072, and we will coordinate with your attorney.

Can I rent my Turnleaf home before I sell?

Whether and for how long you may lease is set by the Declaration, which was not available to us; it controls. Some associations require approval or limit lease length, and a leased home also affects showings and financing for some buyers. Check with the association in writing before you sign a lease, and let us know your plan so that we can time the listing.

Is Turnleaf age restricted?

Turnleaf as a whole is not described as age-restricted in any record we read. The developer and the district’s 2024 bond memorandum describe a planned age-restricted section inside it, which has no plat, association or county approval naming it as of October 1, 2026. Every one of the 79 recorded sales in the last 12 months sits on the Phase I plat. The Declaration controls any age rule, and it was not available to us.

Is Turnleaf the same as Coral Creek or Coral Lakes?

Turnleaf and Coral Creek are the same project: Coral Creek is the earlier name and the name of its community development district, which is why your tax bill and the district’s budgets say Coral Creek. Coral Creek near Placida and Cape Haze is a different place. Coral Lakes is the neighboring community between Turnleaf and Burnt Store Road, with its own plat and its own district. A buyer who mixes the names can read the wrong fee schedule, so we put the plat and district names in every Turnleaf listing file.

How do Turnleaf prices compare with Willow and Heritage Landing?

Compare each on its own window and basis. Turnleaf had 79 recorded sales from September 27, 2025 to September 26, 2026 at a $350,000 median. Our Willow guide reports 93 recorded sales in the same window and a 2025 calendar median of $330,000 on 86 sales. Our Heritage Landing guide reports 138 recorded sales from September 5, 2025 to August 31, 2026 at a $352,500 median. The windows differ, so we price your home on Turnleaf’s own sales.

Which schools serve Turnleaf, and should I mention them?

The district’s Boundary Locator assigned East Elementary, Punta Gorda Middle and Charlotte High to all seven Turnleaf addresses we checked, and the state’s 2026 grades for those schools are B, A and B. Assignments can change, so verify your own address with the district’s Boundary Locator. Do not tell a buyer a school assignment as a promise; point them to the locator.

Should I mention the Tuckers Grade Extension to buyers?

Only as the record states it. The county commission adopted an alignment on September 24, 2024, and the county says design, right of way and construction are unfunded and depend on a sales tax extension, at an estimated $46,176,000. We found no document showing whether the road would pass next to Turnleaf. A buyer who reads that will draw their own conclusion, and we do not promise a date or a price effect.

Can I sell a home in the age-restricted section?

Not yet, because no home there is recorded. The developer and the 2024 bond memorandum describe a planned age-restricted section of Turnleaf, but no plat, association or county approval naming it was found as of October 1, 2026. When that section is recorded and its homes close, we will add what a seller there needs to know.

How do I sell my Punta Gorda home with McGreevy and Comisar?

If your home is elsewhere in Punta Gorda, start with our guide to selling a home in Punta Gorda or request a Punta Gorda home valuation. Call or text Jesse McGreevy at (239) 898-6072 and we will review your neighborhood’s recorded sales, your documents and your timeline, then give you a written plan.

What is my next step to list in Turnleaf?

Request a free Turnleaf home valuation or call or text Jesse McGreevy at (239) 898-6072. Send us your address, your builder and plan, and your closing documents, and we will return the recorded comparables, the documents your buyer will ask for and a proposed list price with the reasoning. There is no obligation, and you are working with Top 1% Real Estate Agents Nationally Since 2008.

Why Does a Turnleaf Specialist Matter When You Sell?

A Turnleaf specialist matters because value here turns on details a generalist misses: a master-planned community still being built, a Coral Creek district that bills by class with reduced classes it does not explain, a Declaration we could not read and a market made entirely of builder first sales. Buyers pay for that certainty, and a specialist supplies it.

If you are thinking, “I need someone to sell my house in Turnleaf, Florida,” McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Turnleaf, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling a 2025 home on Turnleaf Boulevard, Jasper Way, Grassmere Court or Camelot Lane, a Perry, Lennar, M/I or Dream Finders plan, or a homesite on one of the newer streets, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.

The life buyers are buying

Turnleaf buyers are buying a GreenPointe master-planned community on the east side of Burnt Store Road, approved for up to 1,762 homes, with four builders, an approved amenity center, Charlotte Harbor Preserve State Park about 7 minutes from a point on Camelot Lane, and a measured drive of 15.5 minutes to Punta Gorda Airport and 15.7 minutes to downtown Punta Gorda. Our Turnleaf community guide covers the whole picture, from schools to flood zones, and it is the same record we use to describe your street to buyers.

Where the records live

The Charlotte County Property Appraiser holds the recorded sales and parcel records, the Clerk of the Circuit Court holds the recorded plats and the Declaration, the Coral Creek Community Development District publishes its budgets, agendas and bond documents, FEMA publishes the 2026 map revision, and Turnleaf Homeowners Association, Inc. appears in the state’s corporation records. Our own office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and we work Charlotte County from it. Knowing where every record lives is how we answer a buyer’s question in a day instead of a week.

The wider Punta Gorda picture

Turnleaf sits inside the wider Punta Gorda market, and some of your buyers will be comparing it with the city itself and with the other new communities on the corridor. Our guides to selling a home in Punta Gorda, Punta Gorda home values, new construction in Punta Gorda and buying a home in Punta Gorda cover the city side, and our Punta Gorda area guide covers the neighborhoods around it.

If you are buying your next home too

Before any of that, a free Turnleaf home valuation tells you what you are working with. If you are also buying, whether moving within Turnleaf or relocating, see our guide to buying a home in Turnleaf and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.

Downloadable Documents

Every document behind the rules and figures in this Turnleaf seller guide is public, except the recorded Declaration, which was not available to us. These are the ones a Turnleaf seller actually uses, each linked to the issuing authority’s own copy.

Sources and Authoritative References

Every figure in this Turnleaf seller guide traces to one of the primary sources below, read on October 1, 2026: Charlotte County and its Property Appraiser, the Coral Creek Community Development District, Charlotte County Public Schools, Florida statutes and agencies, federal agencies, newspapers of record and our own published guides.

Recorded-sale figures are our analysis of the Charlotte County Property Appraiser’s public sales and parcel files, qualified sales recorded September 27, 2025 to September 26, 2026. Builder prices are builder marketing, seen October 1, 2026, and are not recorded prices; builder and developer pages are cited by name and not linked. No listing portal, brokerage or valuation aggregator was used for any figure.

1. Charlotte County Property Appraiser public sales files and roll, our analysis. https://www.ccappraiser.com/
2. Charlotte County Property Appraiser, parcel 422309251002 (Turnleaf Phase 1, tax district 120). https://www.ccappraiser.com/Show_parcel.asp?acct=422309251002&gen=T&tax=T&bld=T&oth=T&sal=T&lnd=T&leg=T
3. Charlotte County Property Appraiser, amenity tract parcel 422309251049. https://www.ccappraiser.com/Show_parcel.asp?acct=422309251049&gen=T&tax=T&bld=T&oth=T&sal=T&lnd=T&leg=T
4. Charlotte County Property Appraiser, 2025 Final Rate Chart. https://www.ccappraiser.com/taxroll/2025FinalRateChart.pdf
5. Charlotte County Property Appraiser, 2026 Proposed Rates. https://www.ccappraiser.com/taxroll/2026ProposedRatesDistrict.pdf
6. Charlotte County, planned development petition PD-23-00007. https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/PD-23-00007.pdf
7. Charlotte County Planning and Zoning Board agenda, March 11, 2024. https://www.charlottecountyfl.gov/core/fileparse.php/954/urlt/20240311-pz-agenda.pdf
8. Charlotte County, DRC-25-066 decision letter. https://data.charlottecountyfl.gov/CCGIS/PDFs/Resolutions/Petitions/DRC-25-066.pdf
9. Charlotte County Planning and Zoning Board agenda, April 13, 2026, revised (PD-25-13). https://www.charlottecountyfl.gov/file/954/20260413-pz-agenda-revised.pdf
10. Charlotte County, Major Development Projects. https://www.charlottecountyfl.gov/departments/community-development/major-development-projects.stml
11. Charlotte County, Major Projects, April 2025. https://origin.charlottecountyfl.gov/file/363/major-projects-april-2025.pdf
12. Charlotte County, Major Projects, all 2025. https://www.charlottecountyfl.gov/file/363/major-projects-all-2025.pdf
13. Charlotte County, Major Projects, February 2026. https://www.charlottecountyfl.gov/file/363/major-projects-february-2026.pdf
14. Charlotte County, Major Projects, August 2026. https://www.charlottecountyfl.gov/file/363/major-projects-august-2026.pdf
15. Charlotte County, Burnt Store Area Plan. https://www.charlottecountyfl.gov/departments/community-development/planning-zoning/comprehensive-planning/burnt-store-area-plan.stml
16. Charlotte County GIS, Essentials CCGISLayers map service. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer
17. Charlotte County GIS, Subdivisions layer 36. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/36
18. Charlotte County GIS, Ownership layer 27. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/27
19. Charlotte County GIS, Petitions layer 28. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/28
20. Charlotte County GIS, MSBU layer 25 (Fire Rescue). https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/25
21. Charlotte County GIS, storm surge evacuation zones layer 34. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/34
22. Charlotte County GIS, fire stations layer 72. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/72
23. Charlotte County GIS, address points layer 0. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Essentials/CCGISLayers/MapServer/0
24. Charlotte County Utilities Mapbook 2024, certificated water service areas. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Apps/Utilities_Mapbook_2024/MapServer/37
25. Charlotte County Utilities Mapbook 2024, certificated sewer service areas. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Apps/Utilities_Mapbook_2024/MapServer/36
26. Charlotte County Utilities Mapbook 2024, gravity sewer mains. https://agis3.charlottecountyfl.gov/arcgis/rest/services/Apps/Utilities_Mapbook_2024/MapServer/13
27. Charlotte County Emergency Management, Know Your Zone. https://www.charlottecountyfl.gov/departments/emergency-management/know-your-zone.stml
28. Charlotte County, Burnt Store Road East-West Connector. https://www.charlottecountyfl.gov/projects/burnt-store-road-east-west-connector.stml
29. Charlotte County, 2026 infrastructure project sheet, Burnt Store Road Area East/West Connector. https://www.charlottecountyfl.gov/file/323/2026-infrastructure-project-burnt-store-road-area-east-west-connector.pdf
30. Charlotte County, Fire Station 17. https://www.charlottecountyfl.gov/projects/fire-station-17.stml
31. Charlotte County, column, May 6, 2026. https://www.charlottecountyfl.gov/file/1040/column-20260506.pdf
32. Charlotte County, Burnt Store Water Reclamation Facility expansion. https://www.charlottecountyfl.gov/projects/burnt-store-water-reclamation-facility-expansion.stml
33. Charlotte County, Beaches. https://www.charlottecountyfl.gov/departments/community-services/parks/beaches.stml
34. Charlotte County Clerk of the Circuit Court, Official Records plats and condominiums search. https://recording.charlotteclerk.com/Search/PlatsCondos
35. Charlotte County Clerk of the Circuit Court, fee schedule. https://www.charlotteclerk.com/Fee/FeeIndex/
36. Charlotte County Community Development, permit look-up. https://aca-prod.accela.com/bocc/Default.aspx
37. Charlotte County Tax Collector, property tax lookup and payment portal. https://www.county-taxes.net/
38. Coral Creek Community Development District. https://coralcreekcdd.net/
39. Coral Creek CDD, district documents. https://coralcreekcdd.net/documents
40. Coral Creek CDD, fiscal year 2026 adopted budget. https://coralcreekcdd.net/_assets/documents/fy-2026/2026-CCCDD-budget.pdf
41. Coral Creek CDD, fiscal year 2027 proposed budget. https://coralcreekcdd.net/_assets/documents/fy-2027/2027-CCCDD-budget-proposed.pdf
42. Coral Creek CDD, agenda package, November 16, 2023. https://coralcreekcdd.net/_assets/documents/fy-2024/2023-11-16-CCCDD-agenda.pdf
43. Coral Creek CDD, agenda package, August 21, 2025. https://coralcreekcdd.net/_assets/documents/fy-2025/2025-08-21-CCCDD-agenda.pdf
44. Coral Creek CDD, agenda package, May 21, 2026. https://coralcreekcdd.net/_assets/documents/fy-2026/2026-05-21-CCCDD-agenda.pdf
45. Coral Creek CDD, agenda package, August 20, 2026. https://coralcreekcdd.net/_assets/documents/fy-2026/2026-08-20-CCCDD-agenda.pdf
46. Coral Creek CDD, Series 2024 Limited Offering Memorandum. https://fmsbonds-wpoffload.s3.amazonaws.com/PROD/wp-content/uploads/2024/02/27142920/217766AA2.pdf
47. FMSbonds, Coral Creek CDD official statement. https://www.fmsbonds.com/official-statements/217766aa2-coral-creek-cdd-fl/
48. Florida Auditor General, Coral Creek CDD audit, fiscal year 2025. https://flauditor.gov/pages/specialdistricts_efile%20rpts/2025%20coral%20creek%20community%20development%20district.pdf
49. Florida Auditor General, Coral Creek CDD audit, fiscal year 2024. https://flauditor.gov/pages/specialdistricts_efile%20rpts/2024%20coral%20creek%20community%20development%20district.pdf
50. Florida Division of Corporations, Turnleaf Homeowners Association, Inc., N24000014119. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=TURNLEAFHOMEOWNERSASSOCIATION%20N240000141190&aggregateId=domnp-n24000014119-33cb583e-b83f-4f70-a487-acd889a045c5
51. Florida Division of Corporations, Burnt Store Developers, LLC. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&directionType=Initial&searchNameOrder=BURNTSTOREDEVELOPERS%20M220000042220&aggregateId=forl-m22000004222-87e919e4-f9ff-402e-9fc4-c7dca6a0a1ca
52. Florida Division of Corporations, name search for Turnleaf. https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?inquiryType=EntityName&searchNameOrder=TURNLEAF&searchTerm=TURNLEAF
53. Florida Public Notices, Southwest Florida Water Management District permit notice. https://floridapublicnotices.com/notices/11192953
54. FEMA, Letter of Map Revision 25-04-4878P, Turnleaf Phase 1 As-Built. https://msc.fema.gov/portal/downloadProduct?filepath=/R04/FLORIDA_12/CHARLOTTE_12015/CHARLOTTE_120061/25-04-4878P/SubmissionRepository/Revisions.FinalDeterm/25-04-4878P-120061.pdf&productTypeID=LOMC&productSubTypeID=LOMR&productID=25-04-4878P-120061
55. FEMA, National Flood Hazard Layer. https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer
56. FEMA, LOMR layer. https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer/1
57. FEMA Flood Map Service Center, search by address. https://msc.fema.gov/portal/search
58. FEMA FloodSmart. https://www.floodsmart.gov/
59. FEMA FloodSmart, What Is My Flood Risk. https://www.floodsmart.gov/flood-zones-and-maps/what-is-my-flood-risk
60. FEMA FloodSmart, Buy a Policy. https://www.floodsmart.gov/get-insured/buy-a-policy
61. National Hurricane Center, Tropical Cyclone Report, Hurricane Charley. https://www.nhc.noaa.gov/data/tcr/AL032004_Charley.pdf
62. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian. https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
63. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene. https://www.nhc.noaa.gov/data/tcr/AL092024_Helene.pdf
64. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton. https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
65. WINK News, Charlotte County maintains CRS flood insurance discount, September 9, 2025. https://www.winknews.com/news/charlotte/charlotte-county-maintains-25-fema-crs-flood-insurance-discount/article_cbfcebb1-ac6a-466b-bb09-34e27317f764.html
66. Citizens Property Insurance, Flood Coverage. https://www.citizensfla.com/flood
67. Citizens Property Insurance, Wind Mitigation Inspections. https://www.citizensfla.com/wind-mitigation-inspections
68. Florida Office of Insurance Regulation, wind mitigation resources. https://floir.gov/consumers/wind-mitigation-resources
69. Uniform Mitigation Verification Inspection Form OIR-B1-1802, Florida Office of Insurance Regulation. https://floir.gov/docs-sf/default-source/property-and-casualty/oir-b1-1802.pdf
70. Florida Statutes 627.351, Citizens Property Insurance, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/627.351
71. Florida Statutes 627.7011, homeowner policies. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.7011.html
72. Florida Statutes 627.0629, windstorm mitigation discounts. http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.0629.html
73. Charlotte County Public Schools, Boundary Locator service. https://resources.yourcharlotteschools.net/BoundaryLocator
74. Charlotte County Public Schools, Boundary Locator. https://www.yourcharlotteschools.net/73177_3
75. Charlotte County Public Schools, Bus Stop Locator. https://bus.yourcharlotteschools.net/
76. Florida Department of Education, School Grades 2026. https://www.fldoe.org/file/18534/SchoolGrades26.xlsx
77. Florida Department of Education, District Grades 2026. https://www.fldoe.org/file/18534/DistrictGrades26.xlsx
78. Florida Agency for Health Care Administration, FloridaHealthFinder facility search. https://quality.healthfinder.fl.gov/Facility-Search/FacilityLocateSearch
79. AdventHealth Port Charlotte. https://www.adventhealth.com/hospital/adventhealth-port-charlotte
80. HCA Florida Fawcett Hospital. https://www.hcafloridahealthcare.com/locations/fawcett-hospital
81. Florida State Parks, Charlotte Harbor Preserve State Park. https://www.floridastateparks.org/parks-and-trails/charlotte-harbor-preserve-state-park
82. Publix, Burnt Store Marketplace. https://www.publix.com/locations/1557-burnt-store-marketplace
83. Walmart, Punta Gorda Supercenter. https://www.walmart.com/store/778
84. OSRM open routing engine. https://router.project-osrm.org/
85. Florida Statutes 720.401, homeowners’ association disclosure summary, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2024/720.401
86. Florida Statutes 720.30851, homeowners’ association estoppel certificates, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/720.30851
87. Florida Statutes 720.307, transition of association control, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/720.307
88. Florida Statutes, Chapter 190, community development districts, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/Chapter190
89. Florida Statutes 689.302, flood disclosure, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/689.302
90. Florida Statutes 689.261, property tax disclosure summary, Florida Legislature. https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0689/Sections/0689.261.html
91. Florida Statutes 553.79, building permits, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/553.79
92. Florida Statutes 553.837, new home warranty, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/553.837
93. Florida Statutes 201.02, documentary stamp tax on deeds, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/201.02
94. Florida Statutes 28.24, recording fees, Florida Legislature. https://www.leg.state.fl.us/Statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0028/Sections/0028.24.html
95. Florida Statutes 193.155, homestead assessment and portability, Florida Senate. https://www.flsenate.gov/Laws/Statutes/2026/193.155
96. Rule 69O-186.003, title insurance rates, Florida Administrative Code. https://flrules.org/gateway/ruleNo.asp?id=69O-186.003
97. Documentary stamp tax, Florida Department of Revenue. https://floridarevenue.com/taxes/taxesfees/Pages/doc_stamp.aspx
98. Property tax exemptions, including homestead and portability, Florida Department of Revenue. https://floridarevenue.com/property/Pages/Taxpayers_Exemptions.aspx
99. Estoppel certificate fee schedule, Florida Department of Business and Professional Regulation. https://www2.myfloridalicense.com/lsc/documents/ESTOPPEL_CERTIFICATE_FEES.pdf
100. Quality control standards for automated valuation models, Federal Register. https://www.federalregister.gov/documents/2024/08/07/2024-16197/quality-control-standards-for-automated-valuation-models
101. Publication 523, selling your home, Internal Revenue Service. https://www.irs.gov/publications/p523
102. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), Florida Supreme Court opinion. https://law.justia.com/cases/florida/supreme-court/1985/65330-0.html
103. What the NAR settlement means for home buyers and sellers, National Association of Realtors. https://www.nar.realtor/the-facts/what-the-nar-settlement-means-for-home-buyers-and-sellers
104. NAR settlement FAQs, National Association of Realtors. https://www.nar.realtor/the-facts/nar-settlement-faqs
105. Our Turnleaf community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/turnleaf
106. Free Turnleaf home valuation, McGreevy and Comisar. https://mcgreevyandcomisar.com/home-valuation-turnleaf
107. Buying a home in Turnleaf, McGreevy and Comisar. https://mcgreevyandcomisar.com/buy-a-home-in-turnleaf
108. Willow community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/willow-punta-gorda
109. Selling a home in Willow, McGreevy and Comisar. https://mcgreevyandcomisar.com/sell-my-home-in-willow-punta-gorda
110. Heritage Landing community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/heritage-landing
111. Burnt Store Village community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/burnt-store-village
112. Burnt Store Lakes community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/burnt-store-lakes
113. Deep Creek community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/deep-creek
114. Burnt Store Isles community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/burnt-store-isles
115. Punta Gorda Isles community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/punta-gorda-isles
116. Burnt Store Marina community guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/neighborhoods/burnt-store-marina
117. Best real estate agents in Punta Gorda, McGreevy and Comisar. https://mcgreevyandcomisar.com/best-real-estate-agents-in-punta-gorda
118. Seller closing costs in Florida, McGreevy and Comisar. https://mcgreevyandcomisar.com/seller-closing-costs-florida
119. Selling a home in Punta Gorda, McGreevy and Comisar. https://mcgreevyandcomisar.com/sell-my-home-in-punta-gorda
120. Punta Gorda area guide, McGreevy and Comisar. https://mcgreevyandcomisar.com/punta-gorda
121. Top-reviewed Google Business Profile, McGreevy and Comisar. https://www.google.com/maps?cid=14023824600866387372
122. Charlotte County Property Appraiser public sales files and parcel roll, qualified sales recorded September 27, 2025 to September 26, 2026 for the Turnleaf plats, newest qualified home sale August 28, 2026, our analysis.
123. Builder marketing pages for Turnleaf (Lennar, Dream Finders Homes, M/I Homes and Perry Homes), seen October 1, 2026, cited for advertised starting prices only and not linked.

Your Local Real Estate Experts

McGreevy and Comisar are the Southwest Florida listing team Turnleaf sellers call when a new home has to be priced on the record and set honestly against the builders. Jesse McGreevy and Marc Comisar personally handle every listing, with over 45 years of combined direct experience, and have been Top 1% Real Estate Agents Nationally Since 2008.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

For this seller guide we tracked all 79 recorded sales in Turnleaf over the latest 12 months and read the Charlotte County Property Appraiser’s recorded sales and parcel roll, the Coral Creek district’s budgets and bond documents, FEMA’s 2026 map revision and the state’s corporation records, so the figures here come from public records rather than estimates.

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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 Turnleaf or anywhere in Southwest Florida? See how we represent buyers or our guide to buying a home in Turnleaf, or call Marc Comisar at (239) 287-5873.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

Ready to sell? Call or text Jesse McGreevy at (239) 898-6072, or start with the Turnleaf seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.

Updated October 2026. This seller guide is general information about selling a home in Turnleaf, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.