Two recurring charges at Turnleaf sit outside your mortgage and outside your builder’s control: the Coral Creek Community Development District assessment and the homeowners association fee. Together they are the largest predictable cost buyers here routinely fail to price in before they sign.
This page publishes what is actually documented, names every source, and dates it. Where a figure does not exist in public, we say that rather than estimate one. Everything below was checked on 14 August 2026.
The short version. Coral Creek CDD debt service is $799.87 to $2,399.61 per unit per year, varying by product and lot size. Operations and maintenance was reported as N/A for FY2025 because the developer was still funding it — which means the CDD line on your tax bill is currently the cheapest it will ever be. Published HOA quotes for Turnleaf run from $88 to $292 a month, and the developer declines to commit to a figure.
Sources: Florida Auditor General FY2024-25 audit of the Coral Creek Community Development District, statutory disclosure under s.218.39(3)(c), Florida Statutes; Lennar, Zillow, jome.com and MLS listing data as detailed below. Retrieved 14 August 2026.
First, the district is Coral Creek CDD — not “Burnt Store CDD”
The developer’s own homepage names the district as “Burnt Store CDD.” The developer’s own FAQ page names it as “Coral Creek CDD.” Those two statements cannot both be true, and several pages elsewhere on the web have copied the first one.
It is Coral Creek Community Development District. There is no Burnt Store CDD. Burnt Store is the name of the road and the corridor, which is almost certainly where the drafting error came from. This matters practically: if you search public records, budgets or meeting agendas for the wrong district name, you will find nothing and conclude there is no CDD.
The district register
Wrathell, Hunt & Associates, the district management firm, lists Coral Creek CDD, Charlotte County among its 243 Florida districts. Its roster contains no “Burnt Store” district of any kind.
The acreage matches
Coral Creek CDD is recorded at 425.82 acres, “southwest of U.S. 41 and east of Burnt Store Road,” established 24 February 2022 under Charlotte County Ordinance 2022-008. GreenPointe describes Turnleaf as 426 acres.
The board is the developer
The Florida Auditor General’s FY2024-25 audit states that all of the district’s board members are affiliated with GreenPointe, LLC — the same entity developing Turnleaf.
Verified 14 August 2026 against the Wrathell, Hunt & Associates district roster, the Coral Creek CDD official site, Charlotte County Ordinance 2022-008 and the Florida Auditor General FY2024-25 audit.
What the Coral Creek CDD assessment actually is
A community development district is a unit of local special-purpose government. It issues municipal bonds to pay for the infrastructure a community needs up front — roads, drainage, water and sewer mains, entry features, amenity land — and then repays those bonds through an annual assessment levied on every home inside the district boundary. The assessment appears on your Charlotte County property tax bill as a non-ad-valorem line: a flat charge per unit, not a percentage of your home’s value.
You do not get to opt out of it, it does not change if your home’s assessed value falls, and it is collected with the same enforcement mechanism as the property tax itself.
The published figures
| Item | Figure |
|---|---|
| Debt service assessment, per unit, per year | $799.87 – $2,399.61 |
| Operations & maintenance assessment per unit, FY2025 | Reported “N/A” |
| Bonds issued, Series 2024 | $12,820,000 |
| Bonds outstanding at 30 September 2025 | ~$12,105,000 |
| Total assessment collections, FY2025 | $1,620,299 |
| District size | 425.82 acres |
| Established | 24 Feb 2022, Ordinance 2022-008 |
Source: Florida Auditor General, FY2024-25 annual financial audit of the Coral Creek Community Development District, including the statutory disclosure required by s.218.39(3)(c), Florida Statutes. Figures as reported for fiscal year 2025. Retrieved 14 August 2026.
The spread exists because the assessment is apportioned by product type and lot size. A 40-foot Americana homesite and a wider Executive or Manor homesite do not carry the same share of the bond. There is no single “the CDD fee at Turnleaf is $X” number, and any page that gives you one has made it up or has read one lot’s bill and generalised from it.
The part nobody is telling you: the bill will rise
Read the audit line again. Debt service is levied. Operations and maintenance is reported as N/A.
That is not an accounting quirk. It means that in FY2025 the district’s day-to-day operating costs — landscape maintenance of district property, stormwater and lake management, street lighting, insurance, engineering, legal, district management, audit fees, and eventually the running cost of the amenity centre — were being paid by GreenPointe rather than apportioned to homeowners. Developers routinely fund the O&M shortfall in the early years of a district, because in the early years there are very few homes to spread it across.
What that means for a buyer in 2026. The CDD figure you are quoted today reflects debt service and little or nothing else. As Turnleaf builds out toward its 1,735 homesites, the developer’s funding agreement ends and the O&M component gets levied per unit on top of the debt service. Your CDD line item is currently the lowest it will ever be, and the increase is not a risk or a possibility — it is the designed sequence.
The second half of that sequence is the amenity centre. Turnleaf’s amenity package is under construction with no announced opening date, and once it opens, someone has to pay to run it. Amenity access at Turnleaf is tied to the district. Operating a pool, a fitness room, courts and a staffed clubhouse is an ongoing cost that lands in the O&M budget, not in the bond.
Lennar currently describes its pricing at Turnleaf as “pre-amenity pricing.” That is the builder’s phrase and we are attributing it rather than adopting it. The honest way to read it: buyers are paying today for an amenity package with no completion date, while the assessment that will eventually pay to operate that package has not started being charged.
What we could not get. The Coral Creek CDD publishes an FY2026 budget and a general funds document on its own website. Both are blocked to automated retrieval, and as of 14 August 2026 we have not been able to read them. They are the documents that would give the current per-unit total, including any O&M line for FY2026. They can be requested from the district manager, Wrathell, Hunt & Associates, or obtained at a public board meeting. We would rather tell you that than publish a guess.
The HOA fee: five sources, five different answers
Turnleaf’s homeowners association is managed by FirstService Residential. The published monthly figures do not agree with each other, and the range is wide enough to change which home you can afford.
| Source | Monthly figure | What it is |
|---|---|---|
| Lennar, Jefferson plan page | ~$264.02 | The builder’s own plan page |
| jome.com | $237.82+ | Third-party new-home portal |
| Zillow, 13168 Turnleaf Blvd | $88 | Single listing |
| Zillow, 13311 Turnleaf Blvd | $238 | Single listing, different address |
| MLS data via homesbymarco | $23 – $292 | Widest published spread |
All figures retrieved 14 August 2026. The credible published range is $88 to $292 per month. The $23 low in the MLS feed is almost certainly a data-entry or billing-period artefact rather than a real dues figure, and we are not treating it as one. We have not averaged these numbers and you should not either — an average of five contradictory inputs is not a sixth, better number.
The developer’s own position is unambiguous: “Verify current fee amounts with the on-site sales teams.” When the entity building the community will not publish its own HOA fee in writing, treat every third-party figure as unconfirmed until you have the disclosure package for a specific address.
What the HOA fee is described as covering
One listing itemises clubhouse, pickleball, playground, pool, recreation facilities and trails. Note that most of that list does not exist yet. The amenity centre is under construction and no opening date has been announced by GreenPointe or any builder, which is worth holding in mind when you are quoted a dues figure for facilities you cannot currently use.
Also worth knowing before you assume what dues buy you: Turnleaf is not gated — the developer states the community “will not have restricted access” — so there is no guardhouse or access control in the budget.
Everything on the recurring side, in one table
| Line item | Who sets it | Published figure | Status as of 14 Aug 2026 |
|---|---|---|---|
| Coral Creek CDD — debt service | District bond schedule | $799.87–$2,399.61 / unit / yr | Being levied now; varies by lot and product |
| Coral Creek CDD — operations & maintenance | District board, all members GreenPointe-affiliated | Reported N/A for FY2025 | Developer-funded; expected to be levied per unit as the district builds out |
| HOA dues | FirstService Residential / declarant | $88–$292 / month across sources | Unresolved; developer says verify with the sales team |
| Ad valorem property tax | Charlotte County and the School Board | 15.0855 mills, Tax District 120 | 2025 final rate; see the property tax page |
| Flood insurance | Lender and carrier | Not federally mandated in Zone D | Zone D is undetermined, not low; see flood zone and insurance |
Compiled 14 August 2026 from the Florida Auditor General FY2024-25 audit, Charlotte County 2025 final millage, builder and portal listings, and the Charlotte County Property Appraiser parcel record. Non-ad-valorem CDD assessments and ad valorem taxes appear on the same annual Charlotte County tax bill but are calculated in completely different ways.
What we can tell you, and what we cannot
Documented
- The district is Coral Creek CDD, established 24 February 2022, 425.82 acres.
- Debt service is $799.87–$2,399.61 per unit per year, per the FY2024-25 state audit.
- O&M was reported N/A for FY2025 and was being carried by the developer.
- $12,820,000 of Series 2024 bonds were issued; roughly $12,105,000 was outstanding at 30 September 2025.
- Published HOA quotes span $88 to $292 per month.
- The developer instructs buyers to verify fees with the on-site sales teams.
Not published anywhere we can reach
- The FY2026 per-home CDD total.
- The term remaining on the Series 2024 bonds.
- Whether the assessment can be prepaid, and on what terms.
- The declarant’s HOA budget and the dues figure at turnover.
- Whether dues are scheduled to step up when the amenity centre opens.
Every item in the right-hand column is obtainable — from the district manager, from the recorded declaration of covenants at the Charlotte County Clerk, or from the builder’s disclosure package for a specific homesite. None of it is obtainable from a website, including this one.
Questions buyers actually ask
What is the CDD fee at Turnleaf?
Debt service runs $799.87 to $2,399.61 per unit per year, depending on product type and lot size. That figure is the statutory disclosure in the Florida Auditor General’s FY2024-25 audit of the Coral Creek Community Development District, published under s.218.39(3)(c), Florida Statutes. It is a range rather than a number because the bond is apportioned by lot. The audit also reports the operations and maintenance assessment as N/A for FY2025, so the total per-home CDD charge is expected to rise once O&M begins being levied.
Is it Burnt Store CDD or Coral Creek CDD?
Coral Creek Community Development District. The developer’s homepage says “Burnt Store CDD” and the developer’s own FAQ says “Coral Creek CDD”; the FAQ is correct. No Burnt Store district exists in the Wrathell, Hunt & Associates roster of 243 Florida districts. Coral Creek CDD is recorded at 425.82 acres, established 24 February 2022 by Charlotte County Ordinance 2022-008, with a board entirely affiliated with GreenPointe, LLC. Burnt Store is the road, not the district.
Will the Turnleaf CDD assessment go up?
The operations and maintenance component is expected to. The FY2024-25 audit reports O&M as N/A for FY2025 because the developer was still funding district operations directly. As Turnleaf builds out toward 1,735 homesites and the amenity centre comes online, those operating costs get apportioned to homeowners as a per-unit O&M assessment on top of debt service. The debt service portion is fixed by the bond schedule; the O&M portion is set annually by the district board at a public budget hearing. As of 14 August 2026 the FY2026 budget documents on the district’s website were not retrievable, so we cannot state the current O&M figure.
What is the HOA fee at Turnleaf?
Published figures range from $88 to $292 per month and no two sources agree. Lennar’s Jefferson plan page shows about $264.02, jome.com shows $237.82 and up, Zillow shows $88 on one Turnleaf Boulevard listing and $238 on another, and MLS data carries a spread as wide as $23 to $292. All retrieved 14 August 2026. GreenPointe declines to publish a figure and directs buyers to “verify current fee amounts with the on-site sales teams.” The association is managed by FirstService Residential. Ask for the fee in writing for the specific address you are buying.
Do I pay the CDD and the HOA, or one instead of the other?
Both. They are different entities doing different jobs. The Coral Creek CDD is a unit of special-purpose local government that repays infrastructure bonds and funds district operations; its assessment arrives once a year as a non-ad-valorem line on your Charlotte County property tax bill. The HOA is a private corporation governed by the recorded covenants that enforces community standards and maintains association property; its dues are billed separately by FirstService Residential. A missed CDD assessment is enforced the way unpaid property taxes are enforced, which is not the same process as an HOA collection.
How long does the Coral Creek CDD assessment last, and can I pay it off?
The debt service portion runs until the bonds are retired, and the operations and maintenance portion continues for as long as the district exists — indefinitely. The Series 2024 issue was $12,820,000 with roughly $12,105,000 outstanding at 30 September 2025. The maturity date and the prepayment terms are set out in the bond documents, and we have not been able to retrieve them as of 14 August 2026; the district manager, Wrathell, Hunt & Associates, can confirm both. Do not assume a payoff option exists at Turnleaf because it existed at another Florida community.
Is the CDD assessment tax-deductible?
Do not assume so. Non-ad-valorem assessments that fund specific local improvements are generally treated differently from ad valorem property tax for federal deduction purposes, and the debt service and O&M portions are not necessarily treated the same way as each other. This is a question for a CPA looking at your actual return and your actual assessment schedule, not for a website. We raise it only because buyers frequently assume the whole tax bill is deductible and budget accordingly.
Does the CDD assessment show up in my escrow payment?
If your lender escrows for taxes, it normally escrows for the whole Charlotte County bill, which includes the non-ad-valorem CDD line. The trap is timing. On a brand-new home the first tax bill often reflects a vacant lot, so the escrow figure set at closing can be well below the eventual annual cost, and the shortage surfaces the following year as a higher monthly payment. That mechanism is explained in detail on the Turnleaf property tax page.
Keep reading
Property taxes
The component breakdown, why the City of Punta Gorda’s millage does not apply, and why the first tax bill on a new build misleads almost everybody.
Flood zone and insurance
What Zone D actually means, why it is not a finding of low risk, and how to check the specific lot you are buying.
The community itself
GreenPointe, four builders, not gated, and a dated record of what is verified versus what the marketing says.