The purchase price of a Turnleaf home is the part of the cost that is easy to find. Lennar publishes it, the portals repeat it, and the sales centre will talk about it all day.
The recurring cost is the part that decides whether the home works. At Turnleaf that means four things: the Coral Creek CDD assessment, the HOA dues, Charlotte County property tax, and insurance. Between them, none is published by the developer in a single place, two of them conflict across sources, and one of them has not started being charged yet.
This cluster assembles what is documented, names the source for every figure, and dates it. Where the number does not exist in public, we say so and tell you who holds it.
Sources: Florida Auditor General FY2024-25 audit of the Coral Creek Community Development District; Lennar, Zillow, jome.com and MLS listing data; Charlotte County 2025 final millage, Tax District 120; Charlotte County Property Appraiser parcel 422309226025. All retrieved or verified 14 August 2026.
The three pages
HOA and Coral Creek CDD
The district is Coral Creek CDD, not “Burnt Store CDD” as the developer’s homepage says. The state audit range, five conflicting HOA figures with each source named, and the reason the CDD line is currently the cheapest it will ever be.
Property taxes
The full component breakdown, what not paying the City of Punta Gorda’s 3.8686 mills is actually worth, why Lennar’s 1.02 percent is not the millage, and why the first tax bill on a new build misleads almost everybody.
Flood zone and insurance
Out of the Special Flood Hazard Area and out of the floodway on Phase 1 Lot 69 — and why Zone D means undetermined rather than low. Lots vary across 426 acres; here is how to check yours.
The recurring side, assembled
| Cost | Published figure | Source | Status as of 14 Aug 2026 |
|---|---|---|---|
| Coral Creek CDD — debt service | $799.87–$2,399.61 per unit per year | FL Auditor General FY2024-25 audit | Levied now; varies by lot and product |
| Coral Creek CDD — O&M | Reported N/A for FY2025 | FL Auditor General FY2024-25 audit | Developer-funded; expected to be levied per unit later |
| HOA dues | $88–$292 per month | Lennar, Zillow, jome.com, MLS | Sources conflict; developer says verify with sales |
| Ad valorem property tax | 15.0855 mills | Charlotte County 2025 final millage | Tax District 120; city millage does not apply |
| Flood insurance | No federal mandate in Zone D | Charlotte County Property Appraiser parcel record | Lender may still require it; zones vary by lot |
| Amenity operating cost | Not published | — | Amenity centre under construction, no announced opening date |
Compiled 14 August 2026. The CDD assessment and the ad valorem tax appear on the same annual Charlotte County tax bill but are calculated differently — the CDD line is a flat per-unit non-ad-valorem charge that does not move with your home’s value. HOA dues are billed separately by FirstService Residential.
Two things a brochure will not tell you
The CDD bill is going to rise, by design. The Florida Auditor General’s FY2024-25 audit reports the Coral Creek CDD operations and maintenance assessment as N/A, because GreenPointe was still funding district operations directly. As Turnleaf builds toward 1,735 homesites and the amenity centre eventually opens, that operating cost gets apportioned to homeowners on top of debt service. Whatever CDD figure you are quoted in 2026 is the floor, not the ceiling.
The first property tax bill is not the real one. Florida assesses property as it stood on 1 January. A homesite that was vacant land on that date is taxed as vacant land for the year, which is why a Turnleaf parcel appears online with a misleading $2,539 tax figure against a $14,025 assessed value. The bill that matters is the second one, after the finished home is on the roll — and the escrow shortage that follows is one of the most common unpleasant surprises in new construction.
Lennar describes its current pricing at Turnleaf as “pre-amenity pricing.” That is the builder’s phrase, and the trade-off inside it is straightforward: buyers are paying now for an amenity package with no announced completion date, while the assessment that will pay to operate it has not started being charged.
What is still missing, and who has it
| Unpublished | Who holds it |
|---|---|
| FY2026 per-home CDD total, including any O&M | Coral Creek CDD; district manager Wrathell, Hunt & Associates |
| Bond term and prepayment terms | Coral Creek CDD bond documents |
| Confirmed HOA dues and the declarant budget | FirstService Residential; builder disclosure package |
| Lease and rental restrictions, pet policy, age restriction | Recorded declaration of covenants, Charlotte County Clerk |
| Flood determination for a specific homesite | Charlotte County; 941.743.1469 |
| Amenity centre opening date | Not announced by GreenPointe as of 14 August 2026 |
We checked GreenPointe’s news archive and local press through August 2026 and found no announced amenity opening date. The district’s FY2026 budget documents are published on its own website but are blocked to automated retrieval; they can be requested from the district manager or obtained at a public board meeting.
Common questions
Does Turnleaf have a CDD?
Yes. Turnleaf sits inside the Coral Creek Community Development District, established 24 February 2022 by Charlotte County Ordinance 2022-008 and recorded at 425.82 acres. Debt service is $799.87 to $2,399.61 per unit per year per the Florida Auditor General’s FY2024-25 audit, varying by product and lot size, and it is collected as a non-ad-valorem line on your Charlotte County property tax bill. Note that the developer’s homepage calls it “Burnt Store CDD”; no such district exists, and searching that name will find you nothing.
What does it cost to own a home at Turnleaf each year, all in?
There is no single honest answer yet, and we would rather say that than publish a total that looks authoritative and is not. The components as of 14 August 2026: ad valorem tax at 15.0855 mills on taxable value; Coral Creek CDD debt service of $799.87 to $2,399.61 depending on the lot; CDD operations and maintenance, which was reported as N/A for FY2025 and is not yet levied per unit; HOA dues published anywhere between $88 and $292 a month; and insurance, which is quoted per address. Two of those five are unresolved, so any “all in” figure is a guess.
Are Turnleaf’s costs high or low for the area?
The ad valorem side is comparatively favourable: at 15.0855 mills in unincorporated Tax District 120, Turnleaf avoids the City of Punta Gorda’s 3.8686 mills, worth roughly $1,160 a year at a $300,000 taxable value. The offsetting factor is the Coral Creek CDD assessment, which city properties do not carry, and which has an operations and maintenance component that has not started being charged. Comparing Turnleaf to a community without a CDD on millage alone will mislead you.
Why won’t anyone give me one HOA number?
Because the developer has not published one. GreenPointe’s position is that buyers should “verify current fee amounts with the on-site sales teams,” and the figures that have reached the public — Lennar at about $264.02, jome.com at $237.82 and up, Zillow at $88 and $238 on two different Turnleaf Boulevard addresses, MLS data spanning $23 to $292 — come from listing feeds rather than from the association. All retrieved 14 August 2026. Averaging five contradictory inputs does not produce a sixth, better number; get the figure in writing for the specific address.
Elsewhere on this site
About Turnleaf — 426 acres, 1,735 homesites, GreenPointe, four builders, not gated, and a dated record of what is verified.
Using your own agent — builder registration rules and why the first visit to a sales centre matters more than buyers expect.
Independent resource. This site is not operated by Turnleaf, GreenPointe Developers, the Coral Creek Community Development District, the homeowners association or Lennar. Every figure on this page carries the date it was verified. Where sources conflict, we publish both.