Willow sells on the details: the district assessment a buyer assumes, the builders selling next door, the 2025 flood map revision and the county record. We price from 93 recorded sales, not a portal estimate.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated September 2026
Selling a home in Willow starts with a fact most listing pages blur: this is a master-planned community still being built in phases, so your house competes with new homes from two national builders a few streets away, and the county, the builders and the taxing district each count the community differently. Charlotte County's public sales files recorded 93 sales on the Tuckers Pointe plat in the latest 12 months. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, built this seller guide for owners of homes, townhomes and homesites in Willow, platted as Tuckers Pointe, 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 Willow 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 Jesse McGreevy direct at (239) 898-6072, request a free Willow home valuation, or use our Willow valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a Willow home in 2026, price it on Charlotte County's recorded sales rather than a portal estimate, set it honestly beside the new homes the builders are still marketing in the community, and hand buyers the district assessment, association and flood answers before they ask. The county recorded 93 sales on the Tuckers Pointe plat in 12 months.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026, newest recorded sale August 14, 2026; Charlotte County Property Appraiser public roll, our analysis; Tuckers Pointe Community Development District FY2027 budget).
In the last 12 months we tracked 93 Charlotte County recorded sales on the Tuckers Pointe plat, and every price opinion our team writes here starts from that record. For counts and prices we lead with the county because it is the public record of deeds. 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 2026-09-30). We would rather print that line than borrow a figure from another community.
Willow is the name the builders and the master association use. Tuckers Pointe is the name on the recorded plat and on the community development district. They describe the same ground, and a seller who uses only one of the names in a listing loses buyers who search the other. The county roll lists 381 parcels on the Tuckers Pointe plat: 226 coded vacant residential, 128 coded single-family, 16 carrying use code 0902 and 11 carrying use code 9900. All 128 single-family parcels show a year built of 2024 or 2025, and the roll lags new construction, so the number of homes standing today is higher than the roll shows.
Five things move a Willow sale more than finishes do. The first is the district's lot class, because the Tuckers Pointe Community Development District assesses each lot by class, 40, 50 or 60 foot single-family, twin villa or townhome, and Phase 1 homes pay it on the county tax bill at $1,573.31, $1,909.94 or $2,246.57 a year for fiscal year 2027. The second is the year built: 68 of the 93 recorded sales carry a year built, every one 2020 or later, so your house competes with homes finished in the last few years. The third is the flood map for your exact lot, which FEMA re-mapped in 2025. The fourth is the paperwork: the recorded Declaration, the association's estoppel certificate, the district's assessment notice and the lender's flood determination. The fifth is product and what stands next door, because a single-family home, a townhome and a builder's quick move-in home are different markets. Every one of those is a matter of record, and none of them is visible to an automated estimate.
A Willow resale does not compete only with other resales. It competes with the homes Lennar and Toll Brothers are marketing in the same community, with the vacant homesites the county roll still codes as vacant, with the later phases the district's plan counts, and with the other new-construction communities within a short drive. The offering statement for the district's 2026 bonds reports about 104 Phase 1 homes closed with end users and 38 under contract as of March 15, 2026, and about 19 homes in Phases 2 to 4 under contract as of April 14, 2026. Those are builder-reported figures on a different basis from county deeds, and we never add them to the county count. The listing that wins is the one that explains exactly what a resale in Willow offers against each of those alternatives.
We cover the recorded market by price band and year built, what the MLS alone misses, how Willow benchmarks against its neighbors, how we price and market a home here, how a resale competes with new construction, 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 Townhomes at Willow phase, the comparison with Babcock Ranch and more than forty seller questions answered directly.
McGreevy and Comisar price Willow homes on the records that move them: Charlotte County's recorded sales, the Tuckers Pointe district's assessment class for your lot, the association's paperwork, the 2025 flood map revision and the builders still marketing nearby. We are the #1 team in Southwest Florida since 2012, and both partners work every listing.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, sales recorded September 27, 2025 to September 26, 2026; Tuckers Pointe Community Development District FY2027 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:
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 Willow listing.
A Willow listing agent has to know that the community is platted as Tuckers Pointe in unincorporated Charlotte County and not inside the City of Punta Gorda, that the Tuckers Pointe Community Development District bills every lot a district assessment that varies by lot class and by phase, that Willow Homeowners Association, Inc. is the master association and Townhomes at Willow Homeowners Association, Inc. is a separate association for the townhomes, 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: Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats, and Villas at Willow Lake Homeowner's Association is an unrelated 1997 entity.
Willow is a community whose parcels are changing hands in several ways at once: builder closings, resales and sales of lots. The county's deed record counts every state-qualified improved sale, listed or not. We pull every recorded sale around your address, separate homes by year built and product, 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 25 of the 93 recorded sales on the Tuckers Pointe plat in the latest 12 months carry no year built on the roll, and we do not guess what they were. That is a pricing discipline a portal estimate cannot supply.
Jesse and Marc both work every listing personally. The person who priced your Willow home is the person who hears the buyer's question about the district assessment, reads the lender's flood determination and negotiates the repair credit. In a community where a buyer can walk across the street and tour a builder's model, continuity is how a price holds.
We will not quote a home value from a portal estimate, print a master 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 Willow Declaration was not available to us; it controls. Candor early is what keeps a contract from being renegotiated at the inspection.
Willow recorded 93 sales on the Tuckers Pointe plat in Charlotte County's public files in the latest 12 months, 53 of them between $250,000 and $349,999, with the newest recorded sale dated August 14, 2026. Calendar 2025 shows 86 sales at a $330,000 median, and 2026 through September 26 shows 53 sales at a $320,000 median.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, qualified improved sales recorded September 27, 2025 to September 26, 2026, with calendar-year windows shown separately; newest recorded sale August 14, 2026; builder marketing pages seen September 30, 2026).
For this guide we tracked every qualified recorded sale on the Tuckers Pointe plat, 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.
Window | Recorded sales | Median |
|---|---|---|
September 27, 2025 to September 26, 2026 (12 months) | 93 | Not shown for this window |
Calendar year 2025 | 86 | $330,000 |
January 1 to September 26, 2026 | 53 | $320,000 |
January 1 to September 26, 2026, single-family only | 28 | $327,250 |
Source: Charlotte County Property Appraiser public sales files, our analysis. The file counts state-qualified improved sales over $1,000. The newest sale in the file is dated August 14, 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 93 sales overlap the 86 and the 53, and we do not add, average or subtract them. A $10,000 gap between a $330,000 median in 2025 and a $320,000 median in 2026 compares two different windows holding different numbers of sales and different mixes of homes, and we would not read it as a trend without more months of data. A seller should hear both halves: we cannot show you a price decline, and we cannot show you a price gain either.
Price band, 12 months | Recorded sales | Share of 93 |
|---|---|---|
Under $250,000 | 8 | 9 percent |
$250,000 to $349,999 | 53 | 57 percent |
$350,000 to $449,999 | 19 | 20 percent |
$450,000 to $549,999 | 9 | 10 percent |
$550,000 and up | 4 | 4 percent |
Total | 93 | 100 percent |
Source: Charlotte County Property Appraiser public sales files, our analysis, recorded sales September 27, 2025 to September 26, 2026. Shares are rounded and may not sum to 100.
The market has one thick band. Fifty-three of the 93 sales, a little under three in five, closed between $250,000 and $349,999. Another 19 closed between $350,000 and $449,999, so 72 of the 93 sales, about 77 percent, closed between $250,000 and $449,999. Thirteen sales closed at $450,000 or more, and four of those closed at $550,000 or more. For a seller, that means the buyer pool is deepest in the middle and thins above $450,000, so a listing priced above the band needs a specific reason in size, product, lot or condition.
Year built, per the county roll | Recorded sales, 12 months |
|---|---|
2020 or later | 68 |
No year built on the roll | 25 |
Total | 93 |
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 93 recorded sales, 68 carry a year built on the roll, and every one of the 68 is 2020 or later. The other 25 have no year built on the roll. We draw no conclusion about those 25: the roll lags new construction. What the 68 do tell a seller is that every recorded sale with a year built is a recent build, so your buyer is comparing your home with homes of the same era, not with an older housing stock.
County roll, Tuckers Pointe plat | Parcels |
|---|---|
Coded vacant residential (use code 0000) | 226 |
Coded single-family (use code 0100) | 128 |
Use code 0902 | 16 |
Use code 9900 | 11 |
Total | 381 |
Source: Charlotte County Property Appraiser public roll, our analysis. Counts are roll parcels, not homes.
All 128 single-family parcels show a year built of 2024 or 2025. We make no claim about what the 27 parcels under codes 0902 and 9900 are, and we do not call all 381 parcels Phase 1 homes. We also never set the 128 against the 93 sales, because the roll counts parcels at one date and the sales file counts transfers over overlapping windows, so a ratio of one to the other means nothing.
The highest recorded sale in the 12-month window was $718,000 on November 14, 2025, for a 2025-built home of 3,442 square feet on Willowleaf Boulevard. We name the street and no house number. A single recorded high is a data point, not a price range for the community, and it was a larger and newer home than most of the file, which is why we price each home against its own comparable sales and not against the top of the file. We do not publish an address-level list of recent sales here; the comparables we send you carry the dates and sources.
The offering statement for the district's 2026 bonds reports builder-side figures on a different basis from the county's deeds. As of March 15, 2026, it reports about 104 Phase 1 homes closed with end users and 38 under contract, and as of April 14, 2026, about 19 homes in Phases 2 to 4 under contract. Those are builder-reported figures at two dates in 2026. They are not recorded deeds, they carry different dates, and we never add them to the county counts above.
Builder and collection | Advertised price (builder marketing) |
|---|---|
Lennar, Villas | From $249,999 |
Lennar, Patio | From $265,999 |
Lennar, Executive | From $295,999 |
Lennar, Manor | From $346,999 |
Lennar, Townhomes | $209,990 to $229,999 |
Toll Brothers, all collections | From $359,995 |
Toll Brothers, quick move-in homes | $506,000 to $639,000 |
Source: Lennar and Toll Brothers marketing pages for Willow, seen September 30, 2026. We do not link to builder pages.
These are advertised starting prices from the builders' own pages. They are not recorded sales, and 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, upgrades and closing costs with the resale's total cost.
Measure | Willow |
|---|---|
Median days on market | Information not available at time of publishing (checked 2026-09-30). |
Median sale-to-list ratio | Information not available at time of publishing (checked 2026-09-30). |
These are the two measures only the MLS carries. When they are available for Willow we will add them with their own window. Until then, we build every timeline backward from the date you need to close, and we do not substitute another community's figure.
A Willow seller is not selling into a quiet, built-out market. The county file shows 93 recorded sales in 12 months, the builders advertise their own homes next door, and the later phases are still being planned and built, so a buyer has more than one way to buy a new home in Willow. That is the context for pricing. Three habits keep a price honest: compare your home with recorded sales of the same product and a similar age 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 fee as part of what the home costs.
The MLS alone misses whatever never reaches it. Charlotte County's deed record counts every state-qualified sale in Willow, 93 on the Tuckers Pointe plat 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 Willow when we published.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; SWFL MLS not available for Willow at the time of publishing, checked September 30, 2026).
The gap between a county count and an MLS count is not a data error. It is the structure of a market in which a plat's parcels change hands in several ways at once. Some sales close directly between a builder and a buyer, some resales are never listed, some are listed under a name other than the one a search uses, and the two windows rarely match to the day. A county count answers how many sales closed. An MLS count answers how many listed homes closed under one label. For a community known by two names, Willow and Tuckers Pointe, that difference matters.
Measure, SWFL MLS | Willow |
|---|---|
Closed sales under the Willow development label | Information not available at time of publishing (checked 2026-09-30). |
Median days on market | Information not available at time of publishing (checked 2026-09-30). |
Median sale-to-list ratio | Information not available at time of publishing (checked 2026-09-30). |
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 Willow, with their own window and source, when we have them. We never print a figure from Burnt Store Village, Heritage Landing or any other community in their place, because a different community's pace says nothing about Willow.
The county file shows the sale price, the recording date, the parcel and, through the roll, the year built and the use code. It does not show days on market, the list price or concessions. It does show, for Willow, that 53 of 93 sales closed between $250,000 and $349,999, that 68 carry a year built and all of those are 2020 or later, and that the newest recorded sale in the file is dated August 14, 2026. We have not split the 93 sales into first sales from a builder and resales by owners, so we make no claim about the mix, and we will not pretend to know it.
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 deeds that never listed, and a set built from a builder's price list leaves out what deeds actually recorded. We bring the full county record to every negotiation and to the appraiser, because the buyer's lender will value the home on the evidence it is given. We use the MLS for what only it can tell us, and we never present a single measure as the size of the market.
For a Willow listing we pull the recorded sales around your address, group them by year built, product and lot class, 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 Willow home valuation.
Willow's 93 recorded sales on the Tuckers Pointe plat in the 12 months to September 26, 2026 sit between Burnt Store Village's 77 and Heritage Landing's 138, with Deep Creek at 351 and Punta Gorda Isles at 331 single-family sales. We print no Willow median, so this section compares counts and windows and cites each neighbor's median to its guide.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Willow; the figures and windows printed on our Heritage Landing, Burnt Store Village, Deep Creek and Punta Gorda Isles guides, read September 30, 2026).
A seller's decision variables are not the community's own count alone. They are how your home's likely buyer sees it against the alternatives within a short drive. The benchmark below uses each community's own recorded-sale method, with each window stated, and we cite every neighbor's figure to the page that prints it.
Community | Recorded sales and window | Median | Cited to |
|---|---|---|---|
Willow | 93 recorded sales, September 27, 2025 to September 26, 2026 | Not stated for the 12 months; 2025 calendar year $330,000 (86 sales) | This page; county data |
Heritage Landing | 138 recorded sales, September 5, 2025 to August 31, 2026 | $352,500 | |
Burnt Store Village | 77 recorded sales, September 27, 2025 to September 26, 2026 | $325,000 | |
Deep Creek | 351 recorded sales, September 27, 2025 to September 26, 2026 | $341,000 | |
Punta Gorda Isles | 331 single-family recorded sales, September 25, 2025 to September 24, 2026 | $700,000 |
Source: Charlotte County Property Appraiser public sales files, our analysis. Windows differ by row, and each row states its own. The neighbor figures are the ones printed on those guides as of September 30, 2026.
Start with the count column, not the median column. A count of recorded sales tells you how much evidence sits behind a number, and Willow's 93 are a real sample of a community that is still being built in phases. Willow, Burnt Store Village and Deep Creek share the same 12 months, so their counts compare directly: 93 against 77 and 351. Heritage Landing's window runs from September 5, 2025 to August 31, 2026 and Punta Gorda Isles ends September 24, 2026, and a few days at either end rarely changes a median, but we print the dates so you can see for yourself.
Then read what each row counts. Willow's count is every county-recorded qualified sale on its plat. The Punta Gorda Isles row counts single-family sales only, and it is a canal and water market with a very different product, so it is a reference point and not an alternative to a Willow 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 Willow 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 classes side by side.
Heritage Landing is the closest sibling in character: a large, Lennar-heavy new-construction community with a community development district of its own. Our guide prints 138 recorded sales at a $352,500 median for its window. Willow's 93 recorded sales sit in a window that ends nearly a month later. Heritage Landing records about one and a half times Willow's volume, and the two guides print different kinds of price figures, so we do not subtract one from the other.
The district layer is where the two differ in a way you can check against documents. Heritage Landing's Tern Bay Community Development District shows an operations and maintenance assessment of $1,356.09 and a bond assessment of $995.68 to $1,849.13 per home, as printed on our Heritage Landing guide. Willow's Tuckers Pointe district bills Phase 1 on the county tax bill at $1,573.31, $1,909.94 and $2,246.57 for 40, 50 and 60 foot lots in fiscal year 2027, and budgets Phases 2 to 4 off the roll at $1,113.20 to $2,013.20 by class on a different basis. The two Willow blocks are never compared with each other in one column. A seller who understands which block their lot sits in can explain the line to a buyer who is comparing the two communities.
Burnt Store Village is a different kind of place with a similar recorded count over exactly the same window: 77 sales at a $325,000 median against Willow's 93. Our guide describes newer homes on a platted grid with few amenities of its own, while Willow is built around a district, a master association and an amenity center that the offering statement says is under construction. We do not read the $325,000 against Willow's $330,000 calendar-year figure as a finding, because they are different measures over different windows and different mixes of property.
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, with their own associations and their own flood maps. A Willow deed makes an owner a member of the Willow association and a landowner in the Tuckers Pointe district, and nothing else.
Deep Creek is the volume leader in this set, with 351 recorded sales over the same 12 months, more than three times Willow's count, so its median reflects a wider mix of homes. Every one of the 68 Willow sales that carries a year built is 2020 or later, which is a narrower set. The questions that separate the two are about age and obligations: how old the roof and air conditioning are on a resale, what a new home's warranty covers, and what annual district and association charges come with each. Punta Gorda Isles appears as the high-water reference, a canal and water community, and we include it so a reader can see where Willow's recorded prices sit against the city's established waterfront market.
Two measures that sellers expect in a benchmark are not available for Willow: days on market and sale-to-list ratio. For Willow: Information not available at time of publishing (checked 2026-09-30). The benchmark also cannot tell you what a builder's price includes. We print no builder fee, tax or association number from marketing, because only figures that trace to the district's budget, the offering statement or a county record appear on this page.
A Willow seller will meet three kinds of number. The county record shows 93 qualified sales for the 12 months ending September 26, 2026, and two calendar-year medians, $330,000 on 86 sales for 2025 and $320,000 on 53 sales for 2026 to date. The offering statement reports builder-side closings and contracts at two dates in 2026. And the builders advertise starting prices on their own pages. They answer three different questions: what closed, what the builders say they closed, and what the builders are asking today.
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 builder-reported figures are dated and attributed. The advertised prices are marketing. When we write your price opinion, each figure carries its own window and its own source, so you can see exactly which number is doing which job.
For a well-prepared Willow home, yes, with a caution. The county recorded 93 sales on the Tuckers Pointe plat in 12 months, 53 of them between $250,000 and $349,999, and the builders keep marketing new homes next door. The real risk is overpricing against builder homes and reaching a contract without the district, association and flood paperwork, not the calendar.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Tuckers Pointe Community Development District records and offering statement; Charlotte County petition and project records read September 30, 2026).
Three conditions outside the sales table also bear on timing. New supply keeps arriving, so a seller who waits is waiting against a pipeline the district's plan counts in the hundreds of homes. The flood and insurance questions have a known shape, which lets a prepared seller answer a buyer precisely. And the November 2026 ballot carries items a buyer may ask about: a state property tax amendment and the county's sales-tax extension, on which a road connector near the community depends.
The county roll still codes 226 of the plat's 381 parcels as vacant residential, against 128 coded single-family with a year built of 2024 or 2025, and the roll lags new construction, so the true vacant count is lower. The district's plan counts up to 1,389 planned homes: 354 in Phase 1, 281 in Phase 2, 394 in Phase 3 and 360 townhomes. Phase 2's plat of 281 lots was recorded in March 2026, the townhome plat in February 2026, and Phase 3 appears in the county's subdivision layer as a 2026 plat, with no recording date we could find. The offering statement reports about 19 homes in Phases 2 to 4 under contract as of April 14, 2026. A resale seller is not waiting for the builders to finish. New homes will keep arriving, and a resale that is priced and documented well now sells before the next wave of new listings.
The county's petition records and monthly major projects reports show four residential projects within about 1 to 2.5 miles of Willow, none of them in Willow: Oak Haven at about 1.37 miles, Turnleaf at about 1.5 to 2.2 miles, Cassia Bay at about 1.63 miles and Coral Lakes at about 1.9 miles. Distances are straight-line from the plat outline and are our analysis. We do not predict what any of them will do to values. We tell buyers what the record shows and let them weigh it.
We do not publish a month-by-month pattern for Willow, because the public record does not give us one we trust, and the homes on the roll were built in 2024 and 2025. Days on market is an MLS measure: Information not available at time of publishing (checked 2026-09-30). 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.
Amendment 3 is on the November 3, 2026 ballot and needs 60 percent to pass. It is not law until the voters act. The Charlotte County Property Appraiser explains the proposal on its Property Tax Amendment 3 page. We do not predict ballot results, but a second-home or investor buyer in Willow may ask about it, and we answer with the Property Appraiser's own explanation. The county's 2025 millage for Willow's tax district was 15.0855 mills, and the 2026 proposed rate is 15.4046 mills, with the final rate not available at the time of publishing.
The Tuckers Grade Extension would carry the road from its current end at U.S. 41 to Burnt Store Road. The Board of County Commissioners adopted Alternative 1 on September 24, 2024, and the county states that design, right of way and construction are unfunded. The county's 2026 infrastructure project sheet lists $46,176,000, and the county's page on its 20-year sales tax extension says it goes to voters in November 2026 without giving an exact ballot date. The joint MPO added the extension to its priority list on February 27, 2026, and no construction schedule is published. We found no certified referendum result, so we describe the project as unfunded and tell buyers that plainly, so a road that does not yet exist never becomes a rumor that stalls a sale.
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 opening status is something a buyer will ask about. The nearby projects are still moving through review, and the later phases are still being built. A seller who has the answers ready today is ahead of one who assembles them after an offer.
We price a Willow home from recorded closed sales of comparable homes on the same plat, matched by year built, product and lot class, 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: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Tuckers Pointe Community Development District FY2027 budget; FEMA National Flood Hazard Layer, queried September 30, 2026).
The most common pricing mistake in a new community is treating a median as the price of a house. Willow's calendar-year medians, $330,000 for 2025 and $320,000 for 2026 to date, blend a townhome, a single-family home on a 40 foot lot and a larger home on a 60 foot lot. Those are different products that happen to share a plat and a name, and the district assesses them differently.
We start with closed sales, not active listings or builder price lists, in the same product and the same size band. In the 12 months to September 26, 2026, 68 of the 93 recorded sales on the Tuckers Pointe plat carry a year built, every one 2020 or later, so the pool of dated comparables is made of recent builds. For single-family homes, we use the 28 single-family sales recorded from January 1 to September 26, 2026, which had a $327,250 median, and then narrow by lot class and street. For a townhome we look for townhome sales specifically: we have not split the 93 recorded sales by product, so we make no claim about townhome sales, and we build the opinion from what exists. We list the individual sales and read them rather than lean on a median.
Automated valuation models read the public record. They cannot see your upgrades, the lot's orientation, your window treatments, whether the lanai was added after closing, or whether you hold a current wind mitigation form. Federal regulators adopted a quality control rule for automated valuation models used by lenders, effective October 1, 2025; 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 25 of the 93 recorded sales on the Tuckers Pointe plat in the latest 12 months carry no year built on the roll at all. We never price from an instant estimate.
A buyer sees the district assessment as part of what your home costs, so we price with it in view. For fiscal year 2027, a Phase 1 home on a 40 foot lot carries $1,573.31 on the county tax bill, a 50 foot lot $1,909.94 and a 60 foot lot $2,246.57. We confirm your lot's class, and whether it is one of the 36 Phase 1 lots that the budget lists at a reduced amount, before we quote anything. A home in Phases 2 to 4 is on a different basis, and we never set the two blocks beside each other as if the difference were savings.
Willow's streets are at different stages. The county roll shows every parcel on Firelight Court and Moonstar Court still coded vacant residential, while Willowleaf Boulevard has 13 vacant parcels among its 68. Whether the lots beside you are built, under construction or empty changes what a buyer sees from your front door, and the roll cannot show it, so we read it from the parcel map and a site visit. We also read the flood map across the whole lot. FEMA's current layer places about 311.1 acres of the plat in Zone X, 149.2 acres in Zone AH and 43.0 acres in Zone AE (our analysis), and the lots that touch a lake can touch an AH or AE polygon at the rear edge. A lot is a polygon too, so we test the whole lot and not one point.
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 Willow, we do not quote a timeline promise. We build one backward from the date you need to close.
Willow recorded 93 sales in the latest 12 months, and 53 of them closed between $250,000 and $349,999, so the first thing we do for a seller here is price your home against the full county record and the builders' dated marketing prices, not against a portal estimate. Request a free Willow home valuation or call Jesse McGreevy direct 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 Willow and how we represent buyers across Southwest Florida, or call Marc Comisar at (239) 287-5873.
We walk a Willow seller through four documents before we talk about paint. First, the district assessment for the lot, because the class, 40, 50 or 60 foot, twin villa or townhome, sets the figure and the budget publishes it by class. Second, the recorded Declaration and the association's budget, because the offering statement gives only an estimate of the master association fee, about $2,116 to $3,804 per unit annually, and the rules a buyer inherits sit in the Declaration. Third, the flood file: the FEMA zone for the whole lot under the 2025 map revision, and an elevation certificate where one exists. Fourth, the contract's closing costs from your own purchase and the plan for the sale. Those four answers move price more than the finishes do.
A Willow resale competes with new construction by selling what a builder's home cannot: a finished home on a known lot with a recorded history, a district and association file in hand, and no construction timeline. We never claim a price premium or discount against the builders, because no record we read ties a builder price to a recorded sale.
Data updated: September 2026 (Charlotte County Property Appraiser public roll and sales files, our analysis, September 27, 2025 to September 26, 2026; Series 2026 offering statement; builder marketing pages seen September 30, 2026; Tuckers Pointe Community Development District records).
Of the 381 parcels on the county roll, 128 are coded single-family with a year built of 2024 or 2025 and 226 are still coded vacant residential. Both figures come from the same roll and say the same thing to a seller: this community is early in its build-out, and it is not finished. The district's plan counts up to 1,389 planned homes, and the builders are marketing more of them.
Lennar and Toll Brothers market homes in Willow, as of the builders' marketing pages seen on September 30, 2026. We do not link to builder pages, and we publish no builder price as a recorded price. Lennar advertises collections it calls Patio, Executive, Manor and Villas, plus townhomes. Toll Brothers advertises two collections it calls Azalea and Pine, on 148 sites. Those names are marketing vocabulary. The district classes homes by lot width and by twin villa and townhome, 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 collection name tells you which assessment a lot carries.
A buyer touring Willow sees the builders' advertised starting prices before they see your listing: Lennar from $249,999 for Villas, from $265,999 for Patio homes, from $295,999 for Executive homes and from $346,999 for Manor homes, and townhomes from $209,990 to $229,999, and Toll Brothers from $359,995, with quick move-in homes from $506,000 to $639,000, all as builder marketing seen September 30, 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 assessment, the association estimate and the closing costs on each side.
A builder's quick move-in 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 upgrades cost beyond it, the closing costs in the 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 amenities or distances. The recorded sales we use say what actually closed.
Buyers ask about the dust and trucks. The honest answer is that the timing of construction in the later phases is not published, and we do not guess it. What the record shows is the shape of the plan: the district's engineer estimates an Area Two project cost of $26,085,400 for Phases 2 to 4, including excavating the remainder of about 71 acres of wet detention lakes, and the county's approvals require a traffic signal at the Tuckers Grade entrance before the 354th certificate of occupancy. A Phase 1 buyer lives next to active construction for as long as the later phases take. We say so in the listing, because a buyer who hears it from us trusts the rest of what we say.
Several names sound like Willow and are not. Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats, and Villas at Willow Lake Homeowner's Association is an unrelated 1997 entity, even though Lennar sells a collection called Villas in Willow. A buyer who compares your listing with one of those should be shown the difference: your deed and the county record read Tuckers Pointe, and the association that governs your home is Willow Homeowners Association, Inc. or, for a townhome, Townhomes at Willow Homeowners Association, Inc.
Willow lot owners should know that their lot competes with the parcels the county roll still codes vacant, and that a lot buyer's first questions are the district assessment class, the flood map for the whole lot, the Declaration's building rules and utility availability. The county roll codes 226 of 381 parcels vacant residential.
Data updated: September 2026 (Charlotte County Property Appraiser public roll, our analysis; FEMA National Flood Hazard Layer and Charlotte County parcel layer, our analysis, queried September 30, 2026; Tuckers Pointe Community Development District FY2027 budget and offering statement).
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. We did not analyze vacant-lot sales for Willow, and the lot price is a figure we build from recorded sales of comparable lots when they exist: Information not available at time of publishing (checked 2026-09-30) for a Willow vacant-lot median.
Street on the roll | Parcels | Coded vacant residential |
|---|---|---|
Cloverly Lane | 90 | 52 |
Willowleaf Boulevard | 68 | 13 |
Birdsong Loop | 38 | 34 |
Firelight Court | 30 | 30 |
Featherstone Lane | 30 | 22 |
Crossfield Lane | 24 | 18 |
Moonstar Court | 24 | 24 |
Chelsea Garden Way | 18 | 7 |
Pointed Leaf Place | 18 | 10 |
Wineberry Lane | 18 | 16 |
Parcels with no street address or on other roads | 23 | 0 |
Source: Charlotte County Property Appraiser public roll, our analysis. Counts are roll parcels, not homes. The rows sum to 381 parcels.
Read the table as a snapshot of a roll in motion. Cloverly Lane and Willowleaf Boulevard hold the most parcels, and every parcel on Firelight Court and Moonstar Court is still coded vacant residential. We do not read the 27 parcels coded 0902 or 9900 as lots or homes. Read the counts as an upper bound on the homesites still open, because the roll lags new construction.
The district's FY2027 Area One budget lists 354 units, the Phase 1 lot count: 318 at $1,573.31, $1,909.94 or $2,246.57 by class and 36 at reduced amounts of $1,822.55 and $2,141.70. A lot owner should confirm with the district what a given parcel is billed. The county's 2025 millage for Willow's tax district 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 vacant lot is whatever the Property Appraiser assessed. We found no sample Willow tax bill, so we show no bill illustration. County fire rescue and stormwater lines, impact fees and the association's dues for a lot owner are unpublished at lot level: Information not available at time of publishing (checked 2026-09-30).
We market a lot with the flood, assessment 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 investor, and on what terms, is set by the Declaration and by any purchase contract the current owner signed with the builder. We read both before we list and we tell you what they say.
A Willow buyer will ask your FEMA zone, what the 2025 map revision changed, whether the home ever took water, what the stormwater system does and what insurance costs. FEMA's 2022 map showed Zone D, a 2025 revision re-mapped the plat to Zones X, AH and AE, and 45 of 46 street points we tested are in Zone X.
Data updated: September 2026 (FEMA National Flood Hazard Layer, flood hazard zone, panel and LOMR layers, queried September 30, 2026; Charlotte County evacuation zone service and Know Your Zone; Tuckers Pointe Community Development District agenda packets and budget; Citizens Property Insurance Corporation; Florida Office of Insurance Regulation; National Hurricane Center and National Weather Service 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.
Under the 2022 flood insurance rate map, two panels cover Willow, 12015C0263G and 12015C0430G, both effective December 15, 2022, for Charlotte County unincorporated areas, and both showed the whole area as Zone D. FEMA uses Zone D for areas where flood hazard is possible but has not been determined. FEMA's current layer lists Letter of Map Revision 24-04-2434P, effective March 24, 2025, which re-mapped the ground into Zones X, AH and AE. The Federal Register carried the notice on April 17, 2025 for Charlotte County unincorporated areas, community number 120061.
Five of the county's own older layers still show Zone D for the same ground, which is why a listing or a map printed before 2025 can say D while the current federal layer says X, AH or AE. 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.
FEMA zone | Meaning | Base flood elevation (feet, NAVD88) | Area (our analysis) |
|---|---|---|---|
X | Area of minimal flood hazard | None | About 311.1 acres |
AH | Special flood hazard area, shallow flooding | 21.8 to 22.9 | About 149.2 acres |
AE | Special flood hazard area with base flood elevations | 22.8 to 24.4 | About 43.0 acres |
D | Undetermined hazard | None | About 0.9 acre |
Source: FEMA National Flood Hazard Layer intersected with the county's recorded plat outlines for Willow's four plats, our analysis, September 30, 2026. The plat outlines overlap, so we do not print a single total acreage.
The two special flood hazard zones, AH and AE, add up to about 192.2 acres, or about 38.1 percent of the area we analyzed. Most of that ground is stormwater lakes, wetland tracts and the rear edges of lots that back to lakes, not building sites. Read plainly, a buyer should confirm the exact lot.
Area totals can mislead, so we also tested 46 points along Willow's streets against the current FEMA layer. Zone X was the result at 45 of the 46. The exception is the north end of Willowleaf Boulevard, which falls in Zone AH with a base flood elevation of 22.8 feet NAVD88. The points on Cloverly Lane, Birdsong Loop, Chelsea Garden Way, Pointed Leaf Place and the south end of Willowleaf Boulevard were all Zone X.
A lot can touch a flood polygon at its rear edge without the house being inside it. In our overlay, no residential lot had its center or a representative interior point inside a special flood hazard polygon. Among single-family lots that do touch one, the median share of lot area inside the polygon is about 9.2 percent and the highest is about 22 percent. The share varies by street: 35 of 38 residential parcels on Birdsong Loop and 53 of 66 on Willowleaf Boulevard touch one, against 5 of 17 on Pointed Leaf Place and 3 of 18 on Chelsea Garden Way, from our analysis of the county parcel layer, which can differ by a parcel or two from the property roll.
FEMA's determination applies to the building, not to the parcel outline. Which individual houses sit inside a special flood hazard area at the building footprint is something we cannot tell from public layers, and the county's building footprint layer dates from 2012. A lender's flood zone determination and the lot's elevation certificate answer it. Whether an elevation certificate exists for your lot: Information not available at time of publishing (checked 2026-09-30). If you hold one from your builder's file, put it in the listing file.
Willow's stormwater is a district system. The Tuckers Pointe district engineer's report, in the March 19, 2026 agenda packet, describes about 71 acres of wet detention lakes still to be built, with culverts, inlets, perimeter berms and storm sewer. It states that Phase 1 facilities are built and conveyed to the district, and that private lot fill and grading are funded by the developer and fall outside the district's scope. The district's adopted budget shows stormwater maintenance of $120,000 for fiscal year 2026 and $105,000 for fiscal year 2027.
We could not find the original engineer's report with its design storm and finished floor criteria, the water management district permit's design storm, the minimum finished floor elevation for Willow lots or the lakes' design water levels: Information not available at time of publishing (checked 2026-09-30). Whether the homeowners association shares in stormwater maintenance is not stated in any record we read, because the recorded Declaration was not available to us. The county's comprehensive plan requires new subdivision stormwater to manage the 25-year, 24-hour storm, and whether Willow's designs meet it lot by lot is a matter for the permit file.
Charlotte County sorts its neighborhoods into five evacuation zones, lettered A through E. We checked 46 sample points across Willow's streets against the county's evacuation zone service, and every one returned Zone D. Those are county evacuation zones, not FEMA zones, and the county's own Know Your Zone tool is the authority for any address. The county says zones are not based solely on elevation, and we tell buyers to look up their letter before June, not during a watch.
Storm | Date of order | What the county ordered |
|---|---|---|
Hurricane Ian | September 26, 2022 | Zone A |
Hurricane Ian | September 27, 2022 | Zones A and B, barrier islands, and mobile homes in any zone |
Hurricane Helene | September 24, 2024 | Barrier islands, low-lying and flood-prone areas, manufactured homes and homes that may not withstand high winds |
Hurricane Milton | October 7, 2024 | Zones A and B, plus mobile and manufactured homes |
Hurricane Milton | October 8, 2024 | Zones A, B and C |
Source: Charlotte County Emergency Management, Storm Recovery. Zone D was not among the zones ordered in any of those events, and we could not find a Zone D order history for Hurricane Charley in 2004: Information not available at time of publishing (checked 2026-09-30). That is a record of past orders, not a promise about the next storm.
The federal records speak of Punta Gorda and Charlotte County, not of individual subdivisions. The National Hurricane Center reports that Hurricane Charley's eye passed over Punta Gorda on August 13, 2004, and that Hurricane Ian's center passed near Punta Gorda on September 28, 2022, with at least 200 homes destroyed in Charlotte County. The National Weather Service counted 8 structures destroyed and more than 1,900 with major damage in the county from Helene in 2024. None of those reports names Willow. The county roll gives a year built of 2024 or 2025 for every home it lists in the community, so Charley in 2004 and Ian in 2022 came before every one of them. We found no county assessment, association notice or federal record that describes conditions at Willow in any of the four storms, and we do not guess: Information not available at time of publishing (checked 2026-09-30). The answer for your home is your own permit, repair and claim history, and we put it in the listing file.
The county's public wind layer is dated 2012, so we used the newer ASCE 7-22 contours published through the Florida Geographic Data Library. The Risk Category II design wind speed interpolates to about 151 mph at the center of Willow (our analysis, interpolated). That is an interpolation of published contours, not an engineer's site-specific value, and the figure that governs a house is the one on its permitted plan set. We tell sellers to keep the permit file and the plan set together, because a buyer's insurer may ask for it.
Charlotte County is a Community Rating System Class 5 community, which carries a 25 percent discount on flood insurance premiums, according to a WINK News report of September 9, 2025. FEMA says the discount applies to every policy in a participating community, inside or outside a special flood hazard area. Flood insurance is mandatory when a federally backed mortgage is secured by a structure in a high-risk zone, which FEMA labels A or V, so the answer for a given Willow house depends on where its building sits relative to the AH and AE polygons, not on the street name. Flood insurance is available whatever the zone, and FEMA reports that 29 percent of National Flood Insurance Program claims from 2014 through 2024 came from outside high-risk areas. We obtained no flood quote for any Willow address and do not know how the March 2025 re-mapping affected premiums for particular lots: Information not available at time of publishing (checked 2026-09-30).
We do not know what any Willow home costs to insure, and nobody can tell you from a community name. Actual premiums for this community are not published in any public record we found: Information not available at time of publishing (checked 2026-09-30). What the record does show is the structure of the decision. Citizens Property Insurance answers in its FAQ that a home may qualify for certain mitigation roof credits due to the year built, but it will not automatically qualify for opening protection credits without a completed wind mitigation inspection form. The state's Office of Insurance Regulation says a completed form is valid for up to five years and that a new version takes effect April 1, 2026.
Measure | Willow |
|---|---|
Homes on the county roll with a year built | 128, all built 2024 or 2025 |
Recorded sales, 12 months, carrying a year built | 68 of 93, all 2020 or later |
Recorded sales with no year built on the roll | 25 |
Homeowners or flood premium | Information not available at time of publishing (checked 2026-09-30). |
Source: Charlotte County Property Appraiser public roll and sales files, our analysis, September 2026. Year built is per the roll, not the permit date, so it cannot settle which code edition applied to a given home. For a seller, the practical step is to have the wind mitigation form, the builder's product approvals and the permit file together, because a buyer who can get an insurance quote on day three writes an offer on day four.
My Safe Florida Home is a state program managed by the Florida Department of Financial Services. Charlotte County's storm recovery page mentions it along with Elevate Florida and states that their application deadlines have passed. We print no award amounts, and program terms change, so a buyer should confirm eligibility on the program's own site. We do not tell a seller that a grant will be available to the next owner.
The Willow rules that surface in a sale are the recorded Declaration, the estoppel certificate, the 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: September 2026 (Florida Division of Corporations records read September 30, 2026; Tuckers Pointe Community Development District website, minutes of March 19 and June 5, 2026, agenda of August 20, 2026 and FY2027 budget; Series 2026 offering statement).
A buyer comparing your listing with a builder's model will ask about the association before the first inspection. Some third-party pages state rental, pet, vehicle or age rules for Willow as fact. We do not repeat them, because those rules sit in the recorded Declaration and the association's rules, and we could not read either.
The master association is Willow Homeowners Association, Inc., a Florida not-for-profit corporation, document number N23000010778. It filed on September 7, 2023, and it shows as active on the Florida Division of Corporations site as of September 30, 2026. A second association exists for the townhomes: Townhomes at Willow Homeowners Association, Inc., document number N25000011687, filed on September 10, 2025 and active. We searched the state's records for villa, patio, manor or executive associations tied to Willow and found none. The only close name match is Villas at Willow Lake Homeowner's Association, Inc., a 1997 entity unrelated to this community. We do not print the associations' addresses or management companies, because the records we read do not name who manages either day to day. A seller should know who it is, because that is who receives the estoppel request.
The master association's Amended and Restated Articles of Incorporation, filed March 19, 2024, describe a residential homeowners association under Chapter 720 of the Florida Statutes whose job is to enforce covenants for the neighborhood known as Willow under a Declaration to be recorded in the Official Records of Charlotte County. Four points matter to an owner. All owners of lots within Willow are members. The association may levy and collect assessments, own and operate common areas, borrow money and adopt rules. It is the responsible entity to operate and maintain the surface water management system permitted by the Southwest Florida Water Management District unless it is conveyed to another entity. And mergers, consolidations and annexation of additional property require two-thirds of the voting interests. These are the corporate articles, not the Declaration. They say what the association is allowed to do, and the Declaration says what it requires of you.
Topic a buyer asks about | What we can print |
|---|---|
Annual dues | The offering statement estimates master association fees at about $2,116 to $3,804 per unit annually; the adopted budget and the estoppel hold the actual figure |
Townhome association dues | Unpublished |
Estoppel fee | Information not available at time of publishing (checked 2026-09-30). |
Transfer fee or capital contribution on a sale | Information not available at time of publishing (checked 2026-09-30). |
Rental rules and any minimum lease term | Information not available at time of publishing (checked 2026-09-30). |
Pet rules | Information not available at time of publishing (checked 2026-09-30). |
For Sale sign rules | Information not available at time of publishing (checked 2026-09-30). |
Gate, guard or access rules | We found no recorded document describing one, and we describe none |
Age restriction | None appears in the ordinance, plat letters or district documents we read; the Declaration controls |
Source: Series 2026 offering statement; Florida Division of Corporations; Charlotte County ordinance and plat letters; Tuckers Pointe Community Development District documents. The recorded Declaration was not available to us; it controls.
The master association figure is an estimate in a bond document. It covers all products in one range, and the offering statement does not say what the dues include. We do not turn it into a number for your home. The adopted budget and the estoppel certificate are where your figure lives, and we obtain both before we list.
The Tuckers Pointe Community Development District is a Chapter 190 unit of special-purpose local government created by Charlotte County Ordinance 2021-030, adopted July 27, 2021, covering 507.08 acres. Its assessments are not association dues and not county taxes, and they are not optional. Under Chapter 190, the offering statement notes, district assessments are first liens co-equal with county taxes, which is why a buyer's title company asks about them. We show the district's published figures by lot class in the cost section below. A Phase 1 owner pays the district through the county tax bill, and the contract and the closing statement decide how the year's bill is split between you and the buyer.
The records show the two bodies sharing responsibilities and still sorting them out. On June 5, 2026 the district's board approved an assignment of dedications, a quit-claim deed and a construction and development license under which Willow Homeowners Association, Inc. conveys preserve tracts P-1 through P-8 of the Phase 1 plat to the district. On March 19, 2026 the chair noted that an agreement is needed because the association will maintain district assets, and staff were to review the irrigation and streetlighting leases so each asset sits with the correct entity. The district's FY2027 budget funds stormwater maintenance of $105,000, streetlighting lease and electricity of $80,000 and irrigation supply of $20,000. For an owner, the practical point is that a lake, a preserve or a streetlight may belong to the district, the association or the county, depending on the tract. The recorded plat and the title commitment for your lot answer it, and a buyer will ask.
The district has five supervisors, and its meeting schedule lists a landowners' meeting and regular meeting on November 19, 2026, with elections for Seats 1, 2 and 4. We do not name supervisors on this page, because board membership changes, and the district's own site is the place to read it. Most regular meetings in fiscal year 2026 were cancelled, and the district held meetings on March 19 and June 5, 2026 and a public hearing on August 20, 2026. Any owner or buyer can attend a district meeting and read the agenda packet in advance, which is where the engineer's reports, the assessment methodology and the budget appear first.
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, sets what it must state and caps what an association may charge, and the Department of Business and Professional Regulation publishes the current caps. The fee for a Willow 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 2026-09-30). 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.
Nothing structural or exterior should change on a Willow home without checking the Declaration's approval process, and buyers and their title companies ask whether past work was approved. We gather your approval letters, if any, before listing. A violation notice, an unpaid assessment or a fine shows up on the estoppel, so clear any open notice before you list and keep the correspondence in the listing file. 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 Willow, because we did not read the association's policies.
Willow is entirely in unincorporated Charlotte County, even though its mailing address says Punta Gorda, and the county's tax rate chart for tax district 105 shows no City of Punta Gorda levy. The 2025 millage for the district was 15.0855 mills, and the 2026 proposed rate is 15.4046 mills, with the final rate not available at the time of publishing. County fire rescue and stormwater programs are listed on the county's assessment site, and we found no Willow lot-level line for either, so we print no amount and do not say that a given Willow bill carries them. We show every line on the listing so a buyer sees the full cost of ownership on day one.
A Willow 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 or lot 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: September 2026 (Florida Statutes 720.401, 720.30851, 689.302, 689.261 and 553.79; Willow Homeowners Association, Inc. records, Florida Division of Corporations, read September 30, 2026; Series 2026 offering statement).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel. We make sure the right documents are gathered before a buyer signs, because several of these duties carry a cancellation right for the buyer if they are missed.
The records we reviewed describe a Chapter 720 residential homeowners association, Willow Homeowners Association, Inc., and a second association for the townhomes. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723, so if your parcel is governed by any other association, or by a condominium under chapter 718, the fork applies and your closing agent should confirm the regime before a buyer signs. We found no condominium regime tied to Willow in the records we read, but we have not read the recorded Declaration, so we do not rule one out for any specific parcel.
Section 720.401 of the Florida Statutes applies to the sale of a lot or house in a community with a mandatory homeowners' association. Four facts from the statute matter to a seller:
We prepare the summary with your closing agent and deliver it with the listing file.
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 2026-09-30). The statutory duty applies regardless of what a recorded document says. What is public is the split of responsibility: the seller owes the disclosure summary before the buyer signs, and the amounts owed to the association appear on the estoppel certificate the closing agent requests.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is signed. The form asks whether the seller knows of flooding that damaged the property during their ownership, whether any flood insurance claim was filed, and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone, so a Zone X seller completes it too. Most Willow homes were built in 2024 or 2025, so many owners have a short history to report, and some will answer plainly that nothing has occurred. If you do not know whether the home ever took water, say so rather than guessing.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Willow home that can include past water intrusion, an unpermitted addition, an unapproved exterior change, an open permit or a construction defect you know about. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current property taxes, because a change of ownership resets the assessment. Your homestead exemption and Save Our Homes cap end with your ownership. The district's assessment and any county service lines are charges on the parcel that no exemption reduces, so they carry over to the buyer unchanged.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. The statute protects the buyer from the agency. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing. We check the Charlotte County permit record before listing, because permit history is not in the public roll files we analyze.
Section 720.30851 governs the association's estoppel certificate, including what it must state. 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.
A Willow buyer will ask which schools serve the home, how long the drive is to the airport, town and a hospital, and what is being built nearby. The district's Boundary Locator assigned East Elementary, Punta Gorda Middle and Charlotte High to 17 Willow addresses, and Punta Gorda Airport is 13.0 free-flow minutes from the community's center.
Data updated: September 2026 (Charlotte County Public Schools Boundary Locator, 17 addresses queried September 30, 2026; Florida Department of Education School Grades 2026; OSRM routing estimates computed September 30, 2026; Charlotte County project, petition and fire response records read September 30, 2026).
These are the questions that decide whether a relocating buyer keeps reading your listing, so we answer them with primary sources and put the answers in the listing file. Where a record is not public we say so.
We took 17 Willow addresses from the county parcel layer on 8 streets and ran each through the lookup service behind the Charlotte County Public Schools Boundary Locator. Every address the locator recognized returned the same assignment: East Elementary, Punta Gorda Middle and Charlotte High. We do not print house numbers.
Street | Addresses checked | Result |
|---|---|---|
Willowleaf Boulevard | 3 | East Elementary, Punta Gorda Middle, Charlotte High |
Cloverly Lane | 5 | East Elementary, Punta Gorda Middle, Charlotte High |
Chelsea Garden Way | 2 | East Elementary, Punta Gorda Middle, Charlotte High |
Pointed Leaf Place | 2 | East Elementary, Punta Gorda Middle, Charlotte High |
Birdsong Loop | 2 | East Elementary, Punta Gorda Middle, Charlotte High |
Featherstone Lane | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
Crossfield Lane | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
Wineberry Lane | 1 | East Elementary, Punta Gorda Middle, Charlotte High |
Source: Charlotte County Public Schools, Boundary Locator, live query for each address, ZIP 33955, September 30, 2026.
The locator separates addresses. East Elementary's own street address returned East Elementary, Punta Gorda Middle and Charlotte High, while Punta Gorda Middle's address returned Sallie Jones Elementary with the same middle and high schools, and a made-up Willowleaf Boulevard number and a real Willow address with the wrong ZIP each returned nothing. The district's page calls the tool only a guide. 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 shows different schools, treat the district's locator as the answer.
School | Grade, 2025-26 | Percent of possible points | Drive from Willow's center |
|---|---|---|---|
East Elementary | B | 56 | 9.0 miles, about 15 minutes |
Punta Gorda Middle | A | 64 | 7.6 miles, about 14 minutes |
Charlotte High | B | 63 | 7.2 miles, about 13 minutes |
Source: Florida Department of Education, School Grades 2026; Charlotte County Public Schools Boundary Locator; OSRM routing on OpenStreetMap data, estimated drive times from the community's center, no traffic, September 30, 2026. Marketing copy for new communities sometimes states school distances that do not match a routed measurement, and we use only the routed figures above.
Punta Gorda Middle moved from a C in 2024-25 to an A in 2025-26. East Elementary is a Title I school, and Charlotte High's 2024-25 graduation rate is listed at 95 percent. We use the state's grades alone and no third-party ranking sites.
For 2026-27, the district's capacity page lists kindergarten and grade 1 at East Elementary as closed to new students, and shows available capacity of 14 in grade 2, 17 in grade 3, 15 in grade 4 and 18 in grade 5. The page carries no as-of date and does not say what happens to a zoned student whose grade is closed, so we make no claim about attendance rights. Charlotte High shows enrollment above programmatic capacity in every grade and every grade closed to choice, which applies to students applying from outside the zone, and we found no statement that it affects students zoned to the school. A family with a kindergartner or first grader should ask the district about that grade before the inspection period ends, and a seller who has the page ready looks prepared rather than evasive.
Published hours are 8:40 a.m. to 3:10 p.m. at East Elementary, 9:10 a.m. to 4:10 p.m. at Punta Gorda Middle and 7:10 a.m. to 2:10 p.m. at Charlotte High. District policy provides no bus within two miles of the assigned school. The district's Bus Stop Locator, run for one Willowleaf Boulevard address, listed a stop at Tuckers Grade and Willowleaf Boulevard, 0.1 mile from the home. We did not obtain results for other streets or confirm the 2026-27 routes, so we point a buyer to the district's transportation office for the route sheet.
Destination | Miles | Minutes (free-flow) |
|---|---|---|
Punta Gorda Airport, PGD (28000 Airport Rd) | 6.6 | 13.0 |
Downtown Punta Gorda, City Hall (326 W Marion Ave) | 7.8 | 14.3 |
Fishermen's Village (1200 W Retta Esplanade) | 7.7 | 15.0 |
Fort Myers, City Hall (2200 Second St) | 17.9 | 26.1 |
Port Charlotte, Town Center area (1441 Tamiami Trl) | 16.0 | 28.6 |
Cape Coral, City Hall (1015 Cultural Park Blvd N) | 20.2 | 30.7 |
North Port, City Hall (4970 City Hall Blvd) | 27.8 | 34.5 |
Southwest Florida International Airport, RSW (11000 Terminal Access Rd) | 32.6 | 40.1 |
Venice, City Hall (401 W Venice Ave) | 42.1 | 53.7 |
Sarasota, City Hall (1565 First St) | 59.8 | 71.8 |
Method: estimated drive times from the community's center, no traffic. We used the OSRM open routing engine on OpenStreetMap road data, fastest route, free-flow, from a Willowleaf Boulevard address near the middle of the first-phase plat, with destinations geocoded by the U.S. Census Geocoder, computed September 30, 2026. A second run from the southwest edge of the platted area came out about two minutes longer, so an address anywhere in Willow should land within about two minutes 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, 13.0 minutes to Punta Gorda Airport and 14.3 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 55.6 minutes and Stump Pass Beach State Park 59.1 minutes, and Port Charlotte Beach Park, at 24.8 minutes, is a bay park on Charlotte Harbor and not a Gulf beach.
The nearest hospitals are in Port Charlotte: AdventHealth Port Charlotte, 12.6 miles and 23.0 minutes away, and HCA Florida Fawcett Hospital, 12.8 miles and 23.5 minutes. Lee Health Cape Coral Hospital is 18.6 miles and 28.0 minutes away. ShorePoint Health Punta Gorda closed in 2024, and AdventHealth announced a new emergency department in Punta Gorda on September 5, 2025, with no opening date, so we do not count on it. The closest urgent care we found is TGH Urgent Care at Babcock Ranch, 30.4 minutes from the community's center, and we found no urgent care inside Willow: Information not available at time of publishing (checked 2026-09-30). The county's fire response layer shows Station 05 responding to Willow, and the county does not publish response times by neighborhood, so we quote none.
Charlotte County is building Fire Station 17 at the northwest corner of Tamiami Trail, Green Gulf Boulevard and Tuckers Grade, near Willow's southwest corner. The county's project page describes a 12,983-square-foot station with a budget of $11,352,588, and projects construction from February 15, 2025 to March 27, 2027. A projected date is not a completion, and we report no opening. Until it is complete, Station 05 responds to Willow. The county's development review letters also require a traffic signal at Willow's main entrance and Tuckers Grade, designed and installed at the developer's cost and turned over for county acceptance before the 354th residential certificate of occupancy is issued. Whether the signal has been designed, built or turned over is not stated in any record we read: Information not available at time of publishing (checked 2026-09-30). The county's project page describes a 2-million-gallon elevated water tank near U.S. 41 and Notre Dame Boulevard, and we give no completion date.
We did not confirm which utility serves Willow addresses for potable water, sewer or reclaimed water, and we found no rates or connection fees for these homes: Information not available at time of publishing (checked 2026-09-30). The electric provider, natural gas availability, trash and recycling service, and internet providers and speeds for Willow are not stated in any record we read: Information not available at time of publishing (checked 2026-09-30). The district's budget has no line for cable or internet. Mail delivery method, cluster boxes or street delivery, is also not stated: Information not available at time of publishing (checked 2026-09-30). Buyers who work from home ask about internet first, so we give them the FCC National Broadband Map link and the builder's pre-wire details at the first showing.
We found no restaurant, store or event calendar that belongs to Willow itself. A commercial site plan named Willow Marketplace, FPC-25-15, is under county review, and a site plan under review is a filing, not a store. The closest grocery we measured is Publix at Burnt Store Marketplace, at 4.2 miles and 7.5 minutes, and Fishermen's Village is 15.0 minutes away. Bissett Park is 7.5 minutes away and Charlotte Harbor Preserve State Park is 9.1 minutes away. Dining, clubs and events specific to Willow: Information not available at time of publishing (checked 2026-09-30).
The facts sort into three groups. A fire station and a water tank are county projects with schedules and approvals. A signal and the Tuckers Grade Extension are conditions or ideas tied to certificates of occupancy and to funding, and the extension is unfunded. Commercial space, a hotel and rental apartments are entitlements without an approved plan that we could find: the county's approval allows up to 380,000 square feet of commercial space, 200 hotel rooms and up to 300 rental apartments that are not age-restricted, and the status of the apartments is unconfirmed. 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 plan appears.
We market a Willow home to the buyer its setting attracts: a relocating buyer who wants a recent build in a master-planned community, a buyer who values a 13.0 minute drive to Punta Gorda Airport, a family zoned to Charlotte County schools, or an investor. Every listing gets photography, video, aerial footage and a documented listing file.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Series 2026 offering statement; OSRM routing estimates computed September 30, 2026).
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 preserve tracts the plat sets aside. Video shows what an out-of-state buyer cannot see from a listing: the size of the lot, the lanai and the finished street. Willow's lakes are stormwater lakes, and whether residents may fish or paddle in them is not stated in any record we read, so we do not market them as recreation. We do not describe Willow homes as waterfront, and a buyer who wants a water view checks the lot, not the listing.
Before a Willow listing goes live we assemble the recorded Declaration and the association's budget, the district assessment for your lot class, the most recent county tax bill, the flood determination and any elevation certificate, the section 720.401 disclosure summary, the flood disclosure, any wind mitigation form, the permit file, the builder's warranty paperwork and your closing documents from the purchase. We publish the headline facts in the listing and hand the full file to serious buyers. A buyer who can get an insurance quote on day three writes an offer on day four.
The offering statement for the district's 2026 bonds lists a pool, clubhouse, fitness center, tennis and pickleball courts, a playground and a yoga lawn, and says construction commenced in October 2025 with completion expected by August 2026, at about $8.2 million. The county approved the 5.87 acre amenity center in April 2024. We do not state an opening status, because a construction schedule is not a completion record, and we print no court counts. Before we say anything in a listing about the pool, the courts or the clubhouse, we ask the association in writing which parts are finished, what the hours and guest rules are and who operates them, and we say what the association confirms. The district's budget carries no lines for amenity staff or pool operations. Who owns the amenity center is not stated in any record we read: Information not available at time of publishing (checked 2026-09-30).
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 private club appears in the plat, the offering statement or the county records we read, and we found no record of a gate, a guard or a trail system, so we describe none. Willow is a community you drive from, with the airport and downtown Punta Gorda inside 15 minutes and the Gulf beaches close to an hour. We market the measured drive and the recent build, and we leave the rest to the buyer's own visit.
Willow is the marketed name, and Tuckers Pointe is the name on the plat and the district. Both belong in a listing so a buyer searching either name finds the home. We keep the legal description's plat name in the file, and we make sure no listing language borrows the names of Tuckers Cove, Webbs Reserve or Willowgreen, which are Babcock Ranch plats.
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; for a vacant or seasonal home, private showings to qualified buyers usually work better. For owners who want privacy, we can market quietly to qualified buyers first and launch publicly with what we learn.
On a street where a builder is framing a house, we market what a new home cannot offer: a finished home on a known lot, a recorded 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.
We negotiate a Willow 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 across the street.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026; Florida Statutes 720.30851; NAR settlement terms effective August 17, 2024).
Most renegotiations happen after the inspection, usually over an item the buyer's inspector flags, a question about a past exterior change without an approval letter, or a buyer's insurance quote. When the listing file already answers those questions, the buyer's leverage shrinks. When a repair request is fair, we price it; when it is a second negotiation on price, we say so and hold. On a recent build, a buyer may also ask what remains of the builder's warranty, so we put your warranty paperwork in the file.
A buyer's lender orders an appraisal, and the appraiser values the home on the comparables available. Willow's record is young: 93 recorded sales on the Tuckers Pointe plat in the latest 12 months, 68 of them carrying a year built, all 2020 or later. A young record means fewer comparable sales for an appraiser to use, so we give the appraiser the county record, matched by parcel and date, and we explain how the lot class and the product differ between sales. We do not promise that an appraisal will meet the contract price. We prepare the evidence so the value is built from what actually closed.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. In Willow we also read how the buyer handles the district assessment 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.
Buyers sometimes carry a builder's advertised price to the table. We respond with documents: the recorded sales, the district class and assessment, the closing costs on each side and the move-in date. We never argue that a resale must be cheaper or dearer than a new home, because no record we read supports a direction, and we do not read the builders' advertised starting prices against the county's recorded prices.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs. We walk through what is typical in the current market before you list, and the listing agreement, which is the document that holds our fee, is negotiated with you.
Selling a Willow home typically costs the seller the documentary stamp tax on the deed at $0.70 per $100, a negotiated commission, the owner's title policy that the contract customarily assigns to the seller in Charlotte County, the association's estoppel fee, prorated taxes and district assessments, and small recording fees. The association's transfer fees and estoppel fee are unpublished.
Data updated: September 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; Tuckers Pointe Community Development District FY2027 budget; Series 2026 offering statement; Charlotte County Property Appraiser 2025 final rates).
Florida has no single closing-cost percentage; the pieces are set by statute, by rule and by your contract. For the full statewide walk-through with worked net sheets, see our guide to seller closing costs in Florida. Here is how it lands in Willow.
Cost item | At $320,000 (the 2026 to date median, 53 sales, to September 26, 2026) | At $718,000 (highest recorded sale in the 12-month window) | Source |
|---|---|---|---|
Documentary stamp tax on the deed, $0.70 per $100 | $2,240 | $5,026 | Section 201.02 |
Owner's title insurance, promulgated rate, before any reissue credit; in Charlotte County the seller customarily pays, and the contract controls | $1,675 | $3,665 | Rule 69O-186.003 |
Association estoppel | Information not available at time of publishing (checked 2026-09-30). | Information not available at time of publishing (checked 2026-09-30). | Estoppel request |
Association transfer or capital contribution | Information not available at time of publishing (checked 2026-09-30). | Information not available at time of publishing (checked 2026-09-30). | Association documents |
Recording, per page | $10.00 first page, $8.50 each additional | $10.00 first page, $8.50 each additional | Section 28.24 |
District assessment, prorated | Prorated share of the year's bill | Prorated share of the year's bill | Tuckers Pointe CDD FY2027 budget |
Commissions | Negotiable | Negotiable | NAR settlement terms |
Dollar figures are our calculations from the published rates. They are not a quote; the title company prepares the exact figures for the closing statement.
The rate is 70 cents per $100 of consideration under section 201.02, the same in every Florida county except Miami-Dade, applied to the full price and rounded up to the next $100. The contract allocates who pays it, and in most Charlotte County residential contracts the seller does. On $320,000 the deed stamps are $2,240, and on $718,000 they are $5,026.
Florida sets the owner's title premium by rule: $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1 million. On $320,000 that works out to about $1,675, and on $718,000 about $3,665. Every title company charges the same premium for the same coverage. In Charlotte County the seller customarily pays the owner's title policy, and the contract controls, so treat it as negotiated and ask us how it is being handled on your sale.
A buyer reads your listing with the whole cost stack in mind, so we show it up front. Every billed layer we could identify is in this table. Where a layer is unpublished, the table says so and does not estimate.
Layer | Amount | Period | What it covers | Source |
|---|---|---|---|---|
Master association (Willow Homeowners Association, Inc.) | About $2,116 to $3,804 per unit (an estimate) | Annual | Not stated in the offering statement; the recorded Declaration controls and was not available to us | |
Townhomes at Willow sub-association | Unpublished | Unpublished | Unpublished | Florida Division of Corporations (existence only) |
Tuckers Pointe district, Area One (Phase 1), single-family 40 ft, on the county tax bill | $1,573.31 (98 units): operations and maintenance $226.81 plus debt service $1,346.50 | Annual, FY2027 | Operations and maintenance of district infrastructure, and debt service on the bonds that financed it | |
Area One, single-family 50 ft | $1,909.94 (177 units): operations and maintenance $226.81 plus debt service $1,683.13 | Annual, FY2027 | Same | |
Area One, single-family 60 ft | $2,246.57 (43 units): operations and maintenance $226.81 plus debt service $2,019.76 | Annual, FY2027 | Same | |
Area One reduced lots | 19 single-family 50 ft lots at $1,822.55 and 17 single-family 60 ft lots at $2,141.70 (36 lots) | Annual, FY2027 | Same. The documents we read do not state the reason for the reduction | |
Area One, prior year | FY2026 totals of $1,574.47, $1,911.10 and $2,247.73 for the 40, 50 and 60 ft classes | Annual, FY2026 | Same | |
Tuckers Pointe district, Area Two (Phases 2 to 4), FY2027 off-roll budget, net of gross-up | Townhome $1,113.20 (360 units); twin villa $1,213.20 (120); 40 ft $1,413.20 (187); 50 ft $1,713.20 (281); 60 ft $2,013.20 (87). Operations and maintenance $213.20 in each class; debt service $900, $1,000, $1,200, $1,500 and $1,800 in the same order | Annual, FY2027 | Same. A different basis from Area One, so the two blocks are never compared in one column | |
District debt per unit (par), Area Two | $12,581.23, $13,979.14, $16,774.97, $20,968.71 and $25,162.45 for the townhome, twin villa, 40 ft, 50 ft and 60 ft classes | Principal amount per unit | Principal assessed per unit, payable through the annual debt service | |
County ad valorem millage | 15.0855 mills for 2025 (tax district 105); 2026 proposed 15.4046 mills, final not available | Annual | County, school and special taxing authorities | |
County MSBU programs (Fire Rescue; South Charlotte Stormwater) | Unpublished at lot level | Annual | Fire rescue and stormwater service | Charlotte County MSBU public site (no Willow lot-level line found) |
Impact fees | Unpublished (county impact fee zone 106) | At permit | Water, sewer, roads and other county impact categories | |
Capital contribution at closing | Unpublished | One time | Unpublished | Information not available at time of publishing (checked 2026-09-30). |
Transfer, estoppel and resale certificate | Unpublished | At sale | Unpublished | Information not available at time of publishing (checked 2026-09-30). |
Owner's title policy | In Charlotte County the seller customarily pays | At sale | Title insurance | County custom |
Homeowners and flood insurance | Unpublished (no quotes) | Annual | Wind, flood, liability | Information not available at time of publishing (checked 2026-09-30). |
A common mistake with this table is to set an Area One figure beside an Area Two figure and call the difference savings. They are measured on different bases. The Area One amounts are the district's on-roll totals for Phase 1 lots, which appear on the county tax bill and include the county's collection costs. The Area Two amounts are the district's FY2027 off-roll budget totals for Phases 2 to 4, net of the gross-up for county collection costs and early-payment discounts, and they are billed to the landowner until lots close and move onto the roll. Behind the debt service lines sit the district's Series 2022 bonds of $9,600,000 for Area One and its Series 2026 bonds of $17,425,000 for Area Two, which pay 4.5 percent due 2036, 5.45 percent due 2046 and 5.8 percent due 2053.
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. An owner may prepay the entire Series 2026 assessment on a parcel at any time, with interest accrued to the next interest date, and the offering statement describes that right for Area Two. We never tell a buyer what a prepayment would cost for a specific lot, because that figure comes from the district.
The county's 2025 final rates for tax district 105 total 15.0855 mills. A mill is $1 per $1,000 of taxable value, so 15.0855 mills is $15.0855 per $1,000, or $1,508.55 per $100,000 of taxable value, before any non-ad valorem lines. That is our arithmetic. Taxable value for a given home depends on its assessed value and on exemptions such as homestead, which we cannot know for your parcel.
Taxing authority, tax district 105 | 2025 mills |
|---|---|
County general fund | 6.0394 |
County law enforcement | 2.1449 |
Greater Charlotte Street Lighting District | 0.1907 |
Environmentally sensitive lands (voter approved) | 0.2000 |
West Coast Inland Navigation District | 0.0394 |
Southwest Florida Water Management District | 0.1831 |
School, required by state law | 3.0400 |
School, local board | 3.2480 |
Total | 15.0855 |
Source: Charlotte County Property Appraiser, 2025 final rates by tax district. We did not find a sample Willow tax bill, so we show no bill illustration and make no claim about the exact lines on any one lot's bill. Property taxes are paid in arrears for the calendar year, with early-payment discounts from November through February, and at closing taxes are prorated to the closing date. The district's assessment rides on the same bill for Phase 1 and is prorated with it. The association's dues are billed by the association, not the county.
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 2026-09-30). 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; if the association fails to deliver within the statutory deadline, no fee is owed.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Charlotte County you file form DR-501T with the Property Appraiser. Confirm both with your tax adviser or closing agent before you list.
Townhomes at Willow is the 360-home Phase 4 of the district's plan, with its own recorded plat, association and district class. We have not split the 93 recorded sales on the Tuckers Pointe plat by product, so we make no claim about townhome sales. A townhome seller prices from what exists, and we say plainly what does not.
Data updated: September 2026 (Charlotte County plat petition letters; Florida Division of Corporations records read September 30, 2026; Series 2026 offering statement; Tuckers Pointe Community Development District FY2027 budget; builder marketing pages seen September 30, 2026).
The townhome phase is the one part of Willow with a different association regime from the rest of the community, so a seller there should read this section before the rest of the page. Everything we say about the master association applies to a townhome owner too, because all owners of lots within Willow are members of the master association under its articles, and the townhome association sits in addition to it.
The townhome phase differs from the rest of Willow in four ways. It has its own recorded plat, Willow Townhomes, a replat of Tract F-3 of Tuckers Pointe Phase 1, recorded in February 2026 in Plat Book 28, with 360 lots and 20 tracts on 31.41 acres. It has its own association, Townhomes at Willow Homeowners Association, Inc., document number N25000011687, filed September 10, 2025. It has its own district class, with a FY2027 Area Two total of $1,113.20 on the off-roll budget and principal of $12,581.23 per unit. And the offering statement lists townhome plans of 1,343 to 1,392 square feet, a different product from the single-family homes.
A dedicated Townhomes at Willow page is coming, covering its association details, and will be linked here when it goes live.
We have not split the 93 recorded sales on the Tuckers Pointe plat by product, so we make no claim about townhome sales. The townhome association's dues, its covenants and its Declaration are unpublished or were not available to us. Until those documents exist in the record, we describe the townhome phase and make no claims about what its owners pay or may do. Lennar advertises townhomes from $209,990 to $229,999, as builder marketing seen September 30, 2026, and that advertised range is not a recorded price and is not a comparable for a resale.
A townhome owner answers to more than one set of documents: the recorded Declaration for the master association, the townhome association's own governing documents, the district's assessment rolls and the county tax bill. We have not read the first two. A seller should expect the buyer's title company to ask for all of them, and we collect them before listing. If you own a townhome and you are not sure which association collects which charge, the estoppel request will tell you, and we send it early.
We do not price a townhome from single-family sales, and we do not price a single-family home from townhome marketing. The 28 single-family sales recorded from January 1 to September 26, 2026 had a $327,250 median, and none of that evidence is a townhome comparable. Because we make no claim about townhome sales, we build the opinion from the district class, the product's own size and any recorded sales that appear as the roll updates, list those sales individually rather than quote a median, and then explain the difference to buyers in writing. The cost layers matter more here than almost anywhere, because the townhome association's dues are unpublished and a buyer will weigh them against the district's $1,113.20 line.
A townhome buyer will ask which association maintains the exterior, roof and landscaping, what the dues cover and whether the master association's amenity access comes with the home. None of those answers is in the public record we read. We say so, name the document that holds each answer, and have the association's budget and estoppel in the file before the first showing, so the answer comes from the association and not from us.
Willow sellers should tell buyers plainly that Willow and Babcock Ranch are both master-planned new-construction communities with district assessments and builders competing for buyers, but they differ in scale, evidence and fee structure. Then sell the difference: up to 1,389 planned homes against 19,500, and a documented drive of 13.0 minutes to Punta Gorda Airport.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, for Willow; the figures and windows printed on our Babcock Ranch guide for Babcock Ranch; Tuckers Pointe Community Development District and offering statement documents, read September 30, 2026).
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 Babcock Ranch instead, our Babcock Ranch guide covers that community on its own terms.
Babcock Ranch figures in this table are cited only to our Babcock Ranch guide. Willow figures come from county records and district documents.
Decision factor | Willow | Babcock Ranch (our guide) |
|---|---|---|
Scale | Up to 1,389 planned homes, 2023 to 2026 plats | 19,500 planned homes, about 2053 buildout, 17,843 acres, 10 builders |
Recorded or sold evidence | 93 county recorded sales, September 27, 2025 to September 26, 2026 | 668 closed sales, median $390,000, 197 active, MLS, trailing 12 months ending July 2026 |
Fees | District assessment $1,113.20 to $2,246.57 by class and basis; offering statement master association estimate $2,116 to $3,804 | Master HOA $408 per quarter including 1 GB fiber; $238 capital contribution at closing; district assessment FY2026 $1,196.75 to $6,117.54 per unit; solid waste $340.58 |
Basis note | County recorded deeds | MLS closings: a different basis and window, not comparable as medians |
Drive to Punta Gorda Airport | 13.0 minutes (OSRM, free-flow) | Not compared here |
Sources: Charlotte County Property Appraiser public sales files, our analysis; Tuckers Pointe CDD FY2027 budget; Series 2026 offering statement; OSRM routing service, our analysis; our Babcock Ranch guide. Read the table with care in two places. The evidence rows use different bases, county deeds against MLS closings, and different windows, so we never compare medians as like for like. And the fee rows mix fiscal years and bases, so a buyer should ask each community for the all-in recurring charges on a named home.
The first row is the biggest difference. Willow plans up to 1,389 homes across Phase 1 (354), Phase 2 (281), Phase 3 (394) and a 360-unit townhome phase. Babcock Ranch plans 19,500 homes on 17,843 acres with about 2053 as its buildout, and our guide counts 10 builders working there. A Willow buyer is choosing among two builders' products and resales in a single community. A Babcock Ranch buyer is choosing among a much larger field. Scale also changes how long construction lasts around you, and in Willow the later phases are still planned, so a seller should say plainly that construction is part of the near-term picture, which is why a finished resale on a known street is a real alternative.
Willow's evidence is 93 county recorded sales on the Tuckers Pointe plat between September 27, 2025 and September 26, 2026. Babcock Ranch's evidence on our guide is 668 closed sales at a $390,000 median and 197 active listings, from the MLS over the trailing 12 months ending July 2026. A county recorded sale is a deed filed with the Charlotte County Property Appraiser. An MLS closing is a sale reported by the listing broker to the multiple listing service. For that reason we do not compare Willow's medians with Babcock Ranch's, and a buyer should not subtract one from the other. What a seller can fairly say is that Babcock Ranch has a much deeper pool of sales and that a Willow buyer relies on a smaller and newer record, which is not a bad sign in a community still opening phases, but does mean fewer comparable sales for an appraiser, which is why we prepare the appraisal evidence in advance.
Willow's district charge is a community development district assessment that varies by lot class and by area. The table above prints the full span, $1,113.20 to $2,246.57, across both bases and every class. Willow's master association fee is not published in a document we could read, and the offering statement estimates it at about $2,116 to $3,804 per unit per year. Babcock Ranch's guide shows a master HOA of $408 per quarter including 1 GB fiber, a capital contribution of $238 at closing, a district assessment for fiscal year 2026 of $1,196.75 to $6,117.54 per unit and a solid waste charge of $340.58. These are not like for like. The Willow association range is an estimate from a bond document, while the Babcock figure is a stated quarterly rate. One side bundles fiber into its master fee and the other does not state whether anything is bundled.
Three names sound like Willow and are not Willow. Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats. Willow is the marketed name of the community platted as Tuckers Pointe, and the district documents place it along Tuckers Grade and I-75 in Punta Gorda. If a buyer arrives with a listing that says Tuckers Cove, Webbs Reserve or Willowgreen, it is not a Willow listing, and its fees, association and district belong to Babcock Ranch. One more trap is worth a sentence: Lennar markets a collection it calls Villas in Willow, and an unrelated association named Villas at Willow Lake dates to 1997. When a buyer reads any document for your home, the legal description should say Tuckers Pointe, and we put it in the listing file.
Tell a buyer to choose Willow if they want a smaller, newer master-planned community with two builders marketing, a single district with published assessments by lot class, an amenity center that the offering statement says is under construction, and a documented drive of 13.0 minutes to Punta Gorda Airport. Tell a buyer to choose Babcock Ranch if they want a very large planned community with many builders, a deep pool of sale evidence, a quarterly master fee that includes fiber and a long runway of buildout. If budget decides, tell them to compare the all-in recurring charges on a named home in each, not the medians. If timeline decides, tell them to ask which phases or neighborhoods are delivering homes when they need to move. If they are undecided, tour both on the same day and bring us the paperwork for each. We sell in both, and we would rather a buyer choose on documents than on a table.
You can get a free Willow home valuation three ways: through our Willow home valuation page, through the valuation form for Willow sellers, or by calling 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 builders' dated marketing prices labelled as marketing, your lot class and the district assessment a buyer will see, your flood map position, the association and county charges a buyer will ask about, and a net sheet. There is no obligation.
Your address and phase, your lot class if you know it, your closing statement from the purchase, any district assessment notice, the association documents you received, any flood determination or elevation certificate, whether you hold a wind mitigation form, whether any exterior work lacks an approval letter, and whether you have had any water on the lot. That is enough to start. A walk-through lets us see condition and finish, which are the variables no record holds.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Willow 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 Willow.
Most Willow owners net more by listing with an experienced agent, because the 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 Willow home specifically, where a buyer is weighing a builder's model and disclosure timing and insurance readiness decide whether a contract survives.
What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
Competing with builders | Side-by-side comparison against the recorded sales, with builder prices labelled as marketing | Not addressed; the buyer prices the risk | Handled by the owner |
Flood, assessment and insurance questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
Association and district paperwork (720.401 summary, estoppel, assessment) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
Who should choose it | Most Willow sellers, especially newer, larger and higher-priced homes | Owners who value speed over price, or homes that cannot be insured as they stand | Owners with a buyer already in hand and complete paperwork |
Choose a listing if your home's value depends on facts a buyer has to be shown: the lot class, the finish, the flood file, the finished street. Choose a cash sale if the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only if a buyer is already in hand, and even then have a closing agent or attorney prepare the section 720.401 summary and the flood disclosure. If you are unsure, a free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Willow seller can weigh, are quoted exactly as clients wrote them on our Google Business Profile. We do not edit, combine or summarize client words.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Verified Google review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Willow owners ask us most, answered from Charlotte County's recorded sales, the Tuckers Pointe Community Development District's own documents 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 Jesse McGreevy at (239) 898-6072.
Data updated: September 2026 (Charlotte County Property Appraiser public sales files, our analysis, September 27, 2025 to September 26, 2026, newest recorded sale August 14, 2026; Tuckers Pointe Community Development District FY2027 budget and Series 2026 offering statement; FEMA National Flood Hazard Layer, queried September 30, 2026; Florida Statutes read September 30, 2026).
Your value is set by recorded sales of comparable homes: the same product, the same year of construction and the same position on the flood map. Charlotte County recorded 93 sales on the Tuckers Pointe plat from September 27, 2025 to September 26, 2026, and 53 of them fell between $250,000 and $349,999. Request a free Willow home valuation and we will build a specific number with the recorded comparables attached.
Start by gathering what a Willow buyer will ask for: the association's estoppel request, the recorded Declaration, any architectural approval letters, the district assessment line from your tax bill or the district's notice, the flood determination 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 Jesse McGreevy at (239) 898-6072 to begin.
The best Willow listing agent prices from Charlotte County's recorded sales, knows what the builders are advertising on the same road and can walk a buyer through the district assessment, the 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.
We cannot give you a days-on-market figure for Willow that we can stand behind. Information not available at time of publishing (checked 2026-09-30). What we can say is how the county's record behaves: 93 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. We give each seller a time estimate when we price the home.
Information not available at time of publishing (checked 2026-09-30). The county's recorded sales do not include how long a home was listed, and we will not borrow a figure from Burnt Store Village, Heritage Landing or any other community, because another community's pace says nothing about Willow. When we list your home, the days on market that matter are the ones on your own listing, and we report them to you weekly.
Information not available at time of publishing (checked 2026-09-30). The county's files record the price paid, not the price asked, so the gap between the two cannot be measured from public records. Our approach is to set the asking price from recorded sales so that the gap is small to begin with, then negotiate from the first offer on your behalf.
The county recorded 93 sales from September 27, 2025 to September 26, 2026, per the Charlotte County Property Appraiser public sales files, our analysis. By price band, 8 sold under $250,000, 53 from $250,000 to $349,999, 19 from $350,000 to $449,999, 9 from $450,000 to $549,999 and 4 at $550,000 or more. The newest recorded sale in our pull was August 14, 2026.
We print medians only for calendar-year windows, each with its own count. In 2025 the county recorded 86 sales at a $330,000 median. From January 1 to September 26, 2026 it recorded 53 sales at a $320,000 median, and the 28 single-family sales among them had a $327,250 median. These windows are not added or averaged, and a median that mixes new homes, lots and townhomes says little about your house.
Most recorded Willow sales fall between $250,000 and $349,999, which is 53 of the 93 sales in the 12 months to September 26, 2026. That is a little over half. Another 19 sold between $350,000 and $449,999, so the middle of the market is wide, and where your home sits depends on its product, lot size and year built.
The highest recorded sale in the 12 months to September 26, 2026 was $718,000, on November 14, 2025, for a 2025-built home of 3,442 square feet on Willowleaf Boulevard. It is the top of the range, not the middle, and we show it so sellers see how far a larger home can sit above the typical sale. It is not a prediction for any other home.
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 September 30, 2026. The county records what buyers paid. 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.
Yes. Resales happen in communities with an active builder every day, and buyers who compare often value a finished home they can close on soon, a landscaped lot and a seller who has already lived through the first season. The builder's advertised prices are marketing and can change. Our job is to show a buyer what your home offers that a plan on a new lot does not, and to price it on the recorded record.
Partly, because a buyer shopping Willow will see the builders' homes too. We handle that by pricing against recorded sales, not against advertised prices, and by presenting the points a builder cannot: your home exists, it can be inspected and it can close on a contract timeline. We do not make claims about a builder's incentives or quality. Our guide to competing with new construction walks through it.
Yes, a newly built home can be resold, subject to the Declaration and your purchase contract. The county roll lists 128 single-family homes built in 2024 or 2025, and the county recorded 93 sales in 12 months, but we cannot tell from public records how many of those sales were first sales from a builder and how many were resales. Check your closing documents for any resale restriction, and give us a copy so we can read it before we list.
The district assessment runs with the property, so the amount due is settled at closing like taxes, prorated between you and the buyer, and the buyer takes on the assessment going forward. For Area One (Phase 1), the FY2027 total on the county tax bill is $1,573.31 for a 40 foot lot, $1,909.94 for a 50 foot lot and $2,246.57 for a 60 foot lot. Area Two (Phases 2 to 4) is a separate basis, off the county bill, with FY2027 totals from $1,113.20 to $2,013.20.
The Tuckers Pointe district financed its infrastructure with bonds, and the principal is assessed per unit by lot class. The Series 2026 offering statement shows Area Two par per unit from $12,581.23 to $25,162.45, payable through the annual debt service line. A buyer does not sign a new loan for it. The assessment stays with the property, and the annual payment comes with the home. A buyer may pay it off early if the district's documents permit; ask for the district's payoff letter.
Usually yes, once you are under contract. The buyer, lender and title company rely on the association's estoppel certificate to confirm what is owed. Florida section 720.30851 sets what it must state and caps what an association may charge, and the Department of Business and Professional Regulation publishes the caps. What Willow's association actually charges: Information not available at time of publishing (checked 2026-09-30). We order it as soon as a contract is signed.
Ask the association in writing. Your homeowners' association account statement shows regular dues and any assessments, and the estoppel certificate states the amount owed for closing. The master association is Willow Homeowners Association, Inc., and the offering statement estimates its fees at about $2,116 to $3,804 per unit annually. That is an estimate, and your actual figure lives in the adopted budget and the estoppel.
The recorded Declaration was not available to us; it controls. Sign rules are set there or in the association's rules, and we will not guess. Before we place any sign or lockbox we read the Declaration and rules, and we will tell you plainly what the association allows.
We make no claim about access control in Willow, because we could not confirm it from public records. How buyers get in affects how we schedule showings, and we confirm it with the association before we list. The recorded Declaration was not available to us; it controls. Tell us if you know of any rule about guest passes, vendor access or showing hours, and we will build the schedule around it.
In Charlotte County the seller customarily pays for the owner's title insurance policy, and the contract controls. 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 $320,000 sale that is about $1,675. The buyer typically pays the lender's policy and the closing fees the contract assigns them.
A seller typically pays the documentary stamp tax on the deed at $0.70 per $100, the owner's title policy as custom, the negotiated brokerage commission, the association's estoppel fee, prorated property taxes and district assessments, any loan payoff and small recording fees. On a $320,000 sale the stamp tax is $2,240. Our seller closing costs guide lists every line, and our cost section above works it through for Willow.
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, up to $250,000 for a single filer and $500,000 for joint filers. A second home, a rental or a lot is treated differently. IRS Publication 523 explains the rules, and your CPA can apply them to your numbers.
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. Whether one exists for your lot is a records question, and we check before listing. If you do not have one, a surveyor can prepare it; the county's elevation certificate page explains the process.
It affects what a buyer reads, so we explain it. FEMA's 2022 map showed Willow as Zone D, and Letter of Map Revision 24-04-2434P, effective March 24, 2025, re-mapped the plat into Zones X, AH and AE. In our test, 45 of 46 street points are in Zone X. A lender's determination for your building is the authority. Older listings that still say Zone D are quoting the older map.
They affect what a buyer can afford each month, so we deal with them early. We print no insurance dollars for Willow because we have no quotes. What we do is gather your wind mitigation report, roof age and permit file, and the flood determination before you list, so a buyer's agent can get a real quote while the home is still on the market. A buyer who can price the insurance negotiates less out of fear.
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. The contract must carry a clause making it voidable by the buyer if the summary was not provided before signing. Our disclosure guide above covers each one. Ask a Florida real estate attorney about your specific facts.
We make no claim about the amenity center's status, schedule or effect on price, because we could not verify them from public records. Buyers do ask what the association provides, so we confirm it with the association and the Declaration before we describe it, and then we write only what the documents say. If a listing mentions an amenity, it should be a documented one.
We price from recorded sales first. We pull the county's sales for your product and size band, compare year built and lot, check the flood zone and district assessment, and then place the home against what 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 Willow home valuation to see the comparables behind your number.
We make no seasonality claim for Willow, because we have no published data that supports one. Information not available at time of publishing (checked 2026-09-30). The practical answer is to list when your paperwork is ready and your home is presented well, and to avoid listing during a time you cannot show it. We will talk through the calendar with you when we meet.
A listing agent prices the home, prepares the documents, stages and photographs it, markets it, schedules and attends showings, negotiates offers, manages the contract timeline through inspection, appraisal, association estoppel and title, and attends closing questions through to the keys. At McGreevy and Comisar both partners work every listing personally. Our marketing plan above shows the steps.
Brokerage compensation in Florida is negotiable, and since the NAR settlement of August 17, 2024 it is stated 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 Jesse McGreevy at (239) 898-6072, and we will explain every term in writing before you sign anything.
Most buyers use a loan, so we plan for it. The lender will order an appraisal, and the appraiser will look at recorded sales, including the district assessment and any builder sales nearby. We give the appraiser the same comparables we used to price. We can also introduce lending partners if a buyer wants one, and we explain every step. A buyer's loan does not change the Declaration or the association's role.
The sale process is the same, but the documents differ. Townhomes at Willow Homeowners Association, Inc. is a separate Florida corporation, document number N25000011687, filed September 10, 2025, so a townhome seller may owe two sets of documents. Its dues and rules are unpublished, and the recorded Declaration was not available to us; it controls. Our townhome section above explains the split.
Compare the recorded sales, not the advertisements, and compare the fee stack. The county recorded 93 sales in Willow, and the Heritage Landing guide cites 138 recorded sales from September 5, 2025 to August 31, 2026 with a $352,500 median. The windows differ by a few days, and the communities have different products and districts. Our Heritage Landing guide holds that community's own figures.
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 Jesse McGreevy at (239) 898-6072 and we will review your neighborhood's recorded sales, your documents and your timeline, then give you a written plan.
Request a free Willow home valuation or call Jesse McGreevy at (239) 898-6072. Send us your address 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.
Yes, but lots sell differently from houses. County records show 226 vacant residential parcels on the roll for Willow. Who owns a given lot is a title question, so ask the title company. A lot buyer cares about the district assessment, the architectural approval process, utilities and the build timeline. Days on market for lot sales: Information not available at time of publishing (checked 2026-09-30). See our lot section above for the buyer checklist.
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. An inherited sale may reset the home's tax basis, which is a point to raise with a CPA. Call Jesse McGreevy at (239) 898-6072 and we will coordinate with your attorney.
Yes. Florida closings can be handled with a power of attorney or a remote notary, subject to what the title company and the buyer's lender accept. We coordinate showings, documents, the association's estoppel, vendor access and a closing plan that does not require you to travel. Give us the home's keys or access details early, and we will take care of the rest.
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. For a newer home with a builder's warranty, ask whether anything transfers, and check your closing documents before you list.
You can, and some owners do. The tradeoff is exposure: an off-market sale reaches fewer buyers, and the price may not reflect competing offers. 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.
Florida's portability rule can let a homestead owner transfer part of the assessment limitation to a new Florida homestead, and the rules are set by statute and the Property Appraiser's application, Form DR-501T. Timing and eligibility are specific, so check with the Charlotte County Property Appraiser before you close. In newer communities the assessment benefit can be modest if the home was recently assessed near market value.
If the seller is a foreign person for federal tax purposes, the Foreign Investment in Real Property Tax Act can require the buyer to withhold part of the sale price at closing, and the title company handles the forms. The rate and exceptions depend on the facts. We coordinate with your CPA and the title company early, so the withholding does not surprise you at closing.
The recorded Declaration was not available to us; it controls. We did not confirm any age or occupancy restriction from public records, and we do not state one. Before listing, we read the Declaration and the association's rules so that we describe the community accurately to every buyer, and we adjust the marketing to match.
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 before you sign a lease, and let us know your plan so that we can time the listing.
No. Willow is the marketed name of the community platted as Tuckers Pointe, with district documents under that name. Tuckers Cove, Webbs Reserve and Willowgreen are Babcock Ranch plats, and Babcock Ranch is a separate community with a separate district. A buyer who mixes the names can end up reading the wrong fee schedule, so we put the plat and district names in every Willow listing file.
Willow has up to 1,389 planned homes, and Babcock Ranch is planned at 19,500. Buyers compare them, and the facts that matter are scale, fee structure and drive times. Willow is a documented 13.0 minutes from Punta Gorda Airport. Our Babcock Ranch guide covers that community's own figures, and our Willow versus Babcock Ranch section above puts the two side by side.
The district's Boundary Locator assigns East Elementary, Punta Gorda Middle and Charlotte High to the Willow addresses we tested, but assignments can change, so verify your own address with the district's Boundary Locator. We cite the state's published school grades and avoid third-party rankings. Do not tell a buyer a school assignment as a promise; point them to the locator.
Buyers ask, so we answer from documents. Willow's stormwater is a district system, with Phase 1 facilities built and conveyed to the Tuckers Pointe district and about 71 acres of wet detention lakes still to be built in later phases, per the district engineer's report. A buyer may ask who maintains the lake behind your lot, and the district's budget and the Declaration answer it. We gather those documents before listing.
Only as the record states it. The Board of County Commissioners adopted an alignment on September 24, 2024, and the county says design, right of way and construction are unfunded. A buyer who reads that will draw their own conclusion, and we do not promise a date or a price effect. Our market section above sets out what is funded and what is not.
A Willow specialist matters because value here turns on details a generalist misses: a master-planned community built in phases, a community development district with two billing bases, a recorded Declaration and a market split between builder inventory and resales. Buyers pay for that certainty, and a specialist supplies it.
If you are thinking, "I need someone to sell my house in Willow, Florida," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Willow, Punta Gorda, Charlotte County and the rest of Southwest Florida. Whether you are selling a recently built home on Willowleaf Boulevard, a townhome or a vacant homesite, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
Willow buyers are buying a master-planned community of up to 1,389 planned homes, built in phases along Tuckers Grade and Interstate 75 in Punta Gorda, with a documented drive of 13.0 minutes to Punta Gorda Airport and 14.3 minutes to downtown Punta Gorda by our routing estimate. Our Willow community guide covers the whole picture, from schools to flood zones, and it is the same record we use to describe your street to buyers.
The Charlotte County Property Appraiser holds the recorded sales and parcel records, the Clerk of the Circuit Court holds the recorded plat and Declaration, the Tuckers Pointe Community Development District publishes its budgets, minutes and bond documents, and Willow 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.
Willow sits inside the wider Punta Gorda market, and some of your buyers will be comparing it with the city itself. Our guides to selling a home in Punta Gorda, Punta Gorda home values and buying a home in Punta Gorda cover the city side, and our Punta Gorda area guide covers the neighborhoods around it.
Before any of that, a free Willow home valuation tells you what you are working with. If you are also buying, whether moving within Willow or relocating, see our guide to buying a home in Willow and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Willow seller guide is public, except the recorded Declaration, which was not available to us. These are the ones a Willow seller actually uses, each linked to the issuing authority's own copy.
Document | Publisher | Why a seller needs it | Link |
|---|---|---|---|
Tuckers Pointe CDD FY2027 budget | Tuckers Pointe Community Development District | The Area One and Area Two assessment per unit by lot class | |
Tuckers Pointe CDD adopted budget, fiscal year 2026 | Tuckers Pointe Community Development District | The prior-year assessment for comparison | |
Series 2026 offering statement | FMS Bonds, for the Tuckers Pointe CDD | Par debt per unit, master association estimate and builder-reported closings | |
Tuckers Pointe CDD documents page | Tuckers Pointe Community Development District | Agendas, minutes and budgets in one place | |
Ordinance 2021-030, district establishment | Tuckers Pointe Community Development District | The ordinance that created the district | |
Ordinance 2022-059, PD-22-00008 | Charlotte County | The planned development approval and its conditions | |
Major Projects, August 2026 | Charlotte County | County projects near the community | |
Know Your Zone | Charlotte County Emergency Management | The evacuation zone a buyer will ask about | |
Elevation certificates | Charlotte County Community Development | How to find or order an elevation certificate | |
Boundary Locator | Charlotte County Public Schools | Confirms the assigned schools for a specific address | |
School Grades 2026 | Florida Department of Education | The state's published grades for the assigned schools | |
National Flood Hazard Layer | Federal Emergency Management Agency | The current federal flood zone layer | |
Letter of Map Revision layer | Federal Emergency Management Agency | The 2025 revision that re-mapped the plat | |
Federal Register notice, April 17, 2025 | Federal Register | The public notice of the map revision | |
Flood Map Service Center, search by address | Federal Emergency Management Agency | The flood zone for a single address | |
Wind mitigation resources | Florida Office of Insurance Regulation | Background for the wind mitigation inspection | |
Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | |
Section 720.401, homeowners' association disclosure summary | Florida Senate | The pre-contract disclosure a house or lot seller supplies | |
Section 720.30851, homeowners' association estoppel certificates | Florida Senate | What the estoppel must state and what it may cost | |
Section 689.302, flood disclosure | Florida Senate | The flood form due at or before contract | |
Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | |
Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current statutory estoppel caps | |
Corporation records search | Florida Division of Corporations (Sunbiz) | Confirming the association's active status | |
Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules |
Every figure in this Willow seller guide traces to one of the primary sources below, read on September 30, 2026: Charlotte County and its Property Appraiser, the Tuckers Pointe 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 September 30, 2026, and are not recorded prices. No listing portal, brokerage or valuation aggregator was used for any figure.
McGreevy and Comisar are the Southwest Florida listing team Willow sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this seller guide we tracked all 93 recorded sales in the Willow footprint over the latest 12 months and read the Charlotte County Property Appraiser's recorded sales and parcel roll, the Tuckers Pointe district's budgets and bond documents and the state's corporation records, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Willow or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Willow seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated September 2026. This seller guide is general information about selling a home in Willow, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.