Turnleaf is a 426-acre master-planned community off Burnt Store Road in unincorporated Charlotte County, Florida, about eight road miles from downtown Punta Gorda. GreenPointe Developers is the master developer. Four builders are selling here — Lennar, Dream Finders, Perry Homes and M/I Homes — across a plan of 1,735 homesites. Ground was broken on 27 February 2025 and seven decorated model homes opened on 9 March 2026.
Two things about the address matter and neither one leads the marketing. Turnleaf carries a Punta Gorda mailing address but sits outside the city limits, so the City of Punta Gorda’s 3.8686 mills does not appear on the tax bill. And the community sits inside the Coral Creek Community Development District, which puts a separate non-ad-valorem assessment on that same bill.
This page is the spine of an independent guide. Everything below is dated and sourced. Where the developer, the builders and the listing portals contradict each other — and on this community they do, on acreage, on clubhouse size, on the high school and even on whether there is a gate — we show both numbers instead of picking the flattering one.
The record, as at 14 August 2026
| Detail | What the record says | Source |
|---|---|---|
| Size | 426 acres | GreenPointe |
| Homesites | 1,735 planned | GreenPointe |
| Master developer | GreenPointe Developers | GreenPointe |
| Builders | Lennar, Dream Finders, Perry Homes, M/I Homes | Builder sites; M/I announced 25 Jun 2026 |
| Groundbreaking | 27 February 2025 | WINK News, Gulfshore Business |
| Model homes | Seven decorated models, opened 9 March 2026 | Developer |
| Jurisdiction | Unincorporated Charlotte County — not in Punta Gorda city limits | Charlotte County |
| District | Coral Creek CDD, established 24 Feb 2022, Charlotte County Ordinance 2022-008 | District records |
| HOA management | FirstService Residential | Developer |
| Gated | No. “Turnleaf will not have restricted access.” | Developer |
| Amenity centre | Under construction. No opening date announced anywhere. | Developer, checked to 14 Aug 2026 |
| Community address | 13330 Turnleaf Boulevard, Punta Gorda, FL 33955 | Developer |
Verified 14 August 2026. Every figure on this page carries the date it was retrieved, because new-community facts move and undated facts are worthless.
Where the sources disagree
This is the part of the community that nobody else has written down. Seven separate details about Turnleaf are published two different ways, sometimes by the same organisation on two different pages.
| Disputed detail | The competing claims | What we publish |
|---|---|---|
| Acreage | GreenPointe says 426 acres. M/I Homes and Calenda Group say 750. | 426. The Coral Creek CDD’s own filings put the district at 425.82 acres, which corroborates it almost exactly. |
| Homesites | GreenPointe says 1,735. Press coverage reports up to 1,762 including multi-family. | 1,735 as the single-family plan, and we say where the larger number comes from. |
| District name | The developer’s homepage says “Burnt Store CDD.” The developer’s own FAQ says “Coral Creek CDD.” | Coral Creek CDD. No district named Burnt Store exists in the district manager’s roster of 243 Florida districts. Burnt Store is the road. |
| Amenity centre size | GreenPointe’s corporate page says 5,500 sq ft. liveturnleaf.com says 5,000. | Both, attributed. The developer contradicts itself and we are not going to resolve it for them. |
| High school zone | The developer says Port Charlotte High. Zillow and Perry Homes say Charlotte High. | Neither, until the district’s own boundary locator says so for a specific address. Full explanation here. |
| Gated status | The developer says there will be no restricted access. Some aggregator listings still show a “gated access” feature. | Not gated. Why the aggregators get this wrong. |
| HOA fee | Published figures run from $88 to $292 a month across five sources. | The whole spread with each source named. Averaging five contradictory numbers produces a sixth wrong number. |
The four builders
Turnleaf is a four-builder community, which matters more than it sounds. The developer’s site sells all four and therefore cannot tell you which one to choose. The price ladder below is the fastest way to see how differently they are positioned.
| Builder | Product at Turnleaf | Starting price displayed | Note |
|---|---|---|---|
| Lennar | Americana, Executive and Manor series — all detached single-family | $231,999 | The lowest entry point in the community |
| Dream Finders | Detached single-family | $274,990 | — |
| M/I Homes | Detached single-family | ~$326,990 | Newest builder here; joined 25 June 2026 |
| Perry Homes | 60-foot homesites | From the $620s | Top of the community’s range |
Prices as displayed by each builder on 14 August 2026 and subject to change without notice. One caution on Lennar: its community page displays an overall range topping out at $529,999, and we could not reproduce that top figure from any published plan. The highest base price we could find was $413,999. We publish what we can verify.
What it actually costs to own here
The cost picture is the largest gap on the internet for this community, and it is where this site is genuinely more useful than the people selling. Charlotte County’s 2025 total millage for this tax district is 15.0855 mills, the city’s 3.8686 does not apply, the Coral Creek CDD adds a separate non-ad-valorem line, and the HOA figure is published five different ways.
Start with HOA and CDD fees at Turnleaf, then property taxes and flood zone and insurance.
One point from that cluster belongs here, because it changes how you should read today’s prices. The Florida Auditor General’s FY2024–25 audit of the district records debt service assessments of $799.87 to $2,399.61 per unit per year and lists operations and maintenance as not applicable, because the developer was still funding it. As the district builds out and takes on its own operating costs, an O&M assessment gets added on top. The CDD bill on a Turnleaf home is going to rise, and no one selling here is going to open with that.
Amenities: planned, under construction, no date
The planned amenity package is substantial — a clubhouse of roughly 5,000 to 5,500 square feet depending on which developer page you read, a resort-style pool, fitness centre, pickleball and bocce courts, a yoga lawn, dog park, playground, covered outdoor dining, a food truck area, walking paths and a full-time lifestyle director. None of it is open. The developer’s amenities page is headed “coming soon” and written entirely in the future tense.
No opening date, quarter or milestone has been published by the developer, in GreenPointe’s news archive through August 2026, or in any local press we could find. If the amenity package is the reason you are buying, the rational move is to wait for a published completion date or buy somewhere the pool already holds water. If you are buying the house, the lot and the tax position, that calculus is completely different — and that is a decision only you can make honestly.
The rest of this guide
Amenities
Every amenity the developer has named, the 5,000-versus-5,500 square foot contradiction, and why every amenity image in existence is a rendering.
Amenity opening date
A maintained page tracking a date that does not exist yet, including where we looked and what the absence of a press release tells you.
Is Turnleaf gated?
The developer’s own wording, why some listing sites show a gate anyway, and what a non-gated community means day to day.
Schools
Elementary and middle are agreed by every source. The high school is not, and the two candidates are different schools.
Community rules
What the developer has committed to in writing, and the far longer list of rules that has not been published anywhere.
Location and commute
Eight destinations measured by road rather than repeated from a brochure, plus two developer claims that do not survive checking.
Common questions
Where exactly is Turnleaf?
13330 Turnleaf Boulevard, Punta Gorda, FL 33955, on the Burnt Store Road corridor southwest of U.S. 41. Our road routing puts it 8.1 miles and about 16 minutes from downtown Punta Gorda, and 8.6 miles and roughly 20 minutes from I-75 at Exit 161. Note that Lennar files this community under a “Sarasota-Manatee” web address; it is in Charlotte County.
Is Turnleaf inside Punta Gorda city limits?
No. It is in unincorporated Charlotte County. The practical consequence is on the tax bill: the City of Punta Gorda’s 3.8686 mills does not apply, so the 2025 total for this tax district is 15.0855 mills rather than roughly 19. On a $350,000 taxable value that difference is real money every year. City services and city code enforcement also do not apply.
Is Turnleaf gated?
No. The developer’s own wording is that “Turnleaf will not have restricted access.” Some aggregator listings show a “gated access” feature for Turnleaf addresses; that is incorrect. Amenity access will still be restricted to residents within the district — that is a fob at the clubhouse door, not a gate at the entrance. More detail here.
When will the Turnleaf amenities open?
No date has been announced. As at 14 August 2026 the amenity centre is under construction with no published opening date, quarter or milestone — not from GreenPointe, not from Lennar, and not in local press. GreenPointe issued a dedicated amenity groundbreaking release for a different community, Brystol North at Wylder, on 30 July 2026, and nothing comparable for Turnleaf. Our maintained tracking page.
How many homes will Turnleaf have, and who is building them?
1,735 homesites are planned on 426 acres, per GreenPointe. Press coverage has referred to as many as 1,762 units including multi-family. Four builders are selling: Lennar from $231,999, Dream Finders from $274,990, M/I Homes from about $326,990 and Perry Homes from the $620s, all as displayed on 14 August 2026. M/I Homes is the newest, announced on 25 June 2026.
What is the CDD at Turnleaf, and how much is it?
It is the Coral Creek Community Development District, established 24 February 2022 under Charlotte County Ordinance 2022-008 — not the “Burnt Store CDD” named on the developer’s homepage, which does not exist. The Florida Auditor General’s FY2024–25 audit records debt service of $799.87 to $2,399.61 per unit annually, varying by product and lot size, with operations and maintenance listed as not applicable for FY2025 because the developer was still funding it. That means the figure rises later. Full breakdown.
Which high school is Turnleaf zoned for?
The sources conflict and we will not guess. The developer’s site says Port Charlotte High; Zillow and Perry Homes both say Charlotte High. Those are two different Charlotte County schools. East Elementary and Punta Gorda Middle are agreed across sources. Run your specific address through the Charlotte County Public Schools Boundary Locator and re-check it before closing. Our full write-up.
Getting a straight answer on a specific homesite
Community-level facts only get a buyer so far. The CDD assessment varies by product and lot, the HOA figure is published five ways, and the flood zone can differ from one phase to the next across 426 acres. Those are lot-specific questions with lot-specific answers, and they are answerable before you sign anything.