Edgewater Shores Homes for Sale in Babcock Ranch

Edgewater Shores homes for sale are 101 Pulte single-family homes on the shore of Lake Babcock, in the WestTown area of Babcock Ranch about a mile north of Founder's Square. Pulte finished building in 2024 and Edgewater Shores is now resale only. Resales are rare: Charlotte County recorded 1 Edgewater Shores sale in the 12 months to September 8, 2026, at $675,000. Every home's county card shows FEMA Zone X. Updated October 2026.

This page is the Edgewater Shores section of our Babcock Ranch homes for sale guide. It covers live listings, what Edgewater Shores homes sold for, the homes Pulte built, the HOA and district charges, the flood map and schools.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Edgewater Shores buyers

• Edgewater Shores at Babcock Ranch is 101 single-family homes built by Pulte from 2022 to 2024, on Lakeland Drive and Shoreline Drive.
• It is sold out and resale only.
• The county recorded 1 resale, at $675,000, in the last 12 months, and the MLS showed 3 homes for sale on October 21, 2026.
• Homes are large for Babcock Ranch: 1,670 to 3,661 square feet, with a median of 2,278, on 52 and 66 foot lots.
• 70 parcels on the county roll are coded waterfront, on or near Lake Babcock.
• Edgewater Shores has its own HOA, unlike Edgewater, plus the master association and a district assessment of $2,133.18 or $2,239.20.
• All 101 county cards show Zone X, partly on the strength of FEMA map revisions issued in 2021 and 2024.

Edgewater Shores homes for sale right now

Every active Edgewater Shores listing is in the searches below, filtered to Edgewater Shores inside the Babcock Ranch map frame and sorted by price. All are resales. As of October 21, 2026 the MLS showed 3 Edgewater Shores homes for sale at a median list price of $574,900, with 1 under contract. Data updated: October 2026.

• All Edgewater Shores homes for sale
• Edgewater Shores homes for sale under $600,000
• Babcock Ranch single-family homes from $500,000 to $800,000

Edgewater Shores is not Edgewater, the gated Pulte neighborhood on Lake Timber; the two share a Pulte brochure but nothing else. Check the address on any listing. Listing data refreshes throughout the day, and a listing shown may already be under contract.

Ready to tour Edgewater Shores homes?

Tell us what size and budget you have in mind and a Domain Realty Group agent can set up showings and pull each home's flood card and recorded sale history. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do Edgewater Shores homes sell for?

Charlotte County recorded 1 Edgewater Shores sale from September 1, 2025 to September 8, 2026, a resale at $675,000. One sale is not a market, so the calendar years below are the better guide; most sales from 2022 to 2024 were Pulte's first sales. The newest recorded sale was July 31, 2026. Data updated: September 2026.

Source: Charlotte County Property Appraiser recorded sales, plat Babcock Ranch Community Village III Southwest (designator CV3).

What the MLS shows

The Southwest Florida MLS recorded no Edgewater Shores closings in the 12 months to October 21, 2026. It showed 3 active listings at a $574,900 median list price and 1 pending.

Why so few sales?

Most owners bought new from Pulte between 2022 and 2024, and 95 of 101 homes carry a homestead exemption on the county roll, which points to full-time owners staying put.

Which Edgewater Shores home fits you?

Edgewater Shores homes are Pulte single-family homes from 1,670 to 3,661 square feet on the county roll, with a median of 2,278, among the larger homes in Babcock Ranch. They sit on two lot widths, 52 and 66 feet, and 47 have private pools. Pulte does not publish a separate plan list for Edgewater Shores. Data updated: October 2026.

Source: Charlotte County Property Appraiser roll; BRCISD FY2026 Adopted Budget.

52-foot homesites

44 homes, with the lower district row.

66-foot homesites

57 homes, the larger lots.

Lakefront homes

70 parcels on the roll are coded waterfront, including common tracts. Pulte described the neighborhood as on the shore of Lake Babcock.

Edgewater Shores versus Edgewater

Edgewater Shores and Edgewater are separate Pulte neighborhoods with different lakes, fees and rules. Edgewater Shores is 101 homes on Lake Babcock with its own HOA, and no first-party source describes it as gated. Edgewater is 166 homes on Lake Timber, gated, run by the master association as Service Area 7. Their centers are about 0.6 miles apart. Data updated: October 2026.

Which one is right for you?

Edgewater Shores has the bigger homes; Edgewater has the gate and its own pool. Read our Edgewater homes for sale page to compare.

What does it cost to own in Edgewater Shores?

An Edgewater Shores owner pays the Babcock Ranch master association, the Edgewater Shores Homeowners Association and the Babcock Ranch Community Independent Special District assessment on the tax bill. There is no master association service area fee here. Babcock Ranch is an independent special district, not a CDD. The HOA's dues are not published, so ask for them on any listing. Data updated: October 2026.

Sources: Babcock Ranch Residential Association 2026 schedule; BRCISD FY2026 Adopted Budget.

The district assessment

The district's FY2026 Phase 3B rows for Edgewater Shores Pulte carry $648.88 of operations and maintenance plus $1,484.30 of debt service on 52-foot lots and $1,590.32 on 66-foot lots.

The Edgewater Shores HOA

Edgewater Shores Homeowners Association Inc is active with the state and owns eight common parcels on the county roll.

Edgewater Shores amenities

Edgewater Shores has no amenities documented in any first-party source. The pool, cabana, fire pit and kayak launch sometimes attached to its name belong to Edgewater. The county roll shows two improved common parcels owned by the HOA or district. The lake is the draw, and the town's pools, Founder's Square and trails are shared by every resident. Data updated: October 2026.

Is there golf in Edgewater Shores?

No. Babcock Ranch's golf neighborhoods are Babcock National and Webbs Reserve.

Is Edgewater Shores gated, and is it 55+?

No first-party source describes Edgewater Shores as gated, so we do not call it gated; ask on any listing. It is open to all ages, with no age language in any builder material. For age-restricted options in Babcock Ranch, see our Babcock Ranch 55+ guide.

Is Edgewater Shores in a flood zone?

Every Edgewater Shores home's county card shows Zone X, outside the special flood hazard area and the floodway, on FEMA panels 12015C0475G and 12015C0500G, effective December 15, 2022. That result relies in part on map revisions: letter 24-04-2314P is listed on 67 cards and 21-04-2148A on 39. Whether a home is in shaded or unshaded Zone X was not measured. Data updated: October 2026.

Do I need flood insurance in Edgewater Shores?

A lender does not require it in Zone X, but on a lakefront home it is worth pricing.

Schools near Edgewater Shores

Edgewater Shores addresses are zoned to East Elementary, Punta Gorda Middle and Charlotte High in Charlotte County, confirmed on the Charlotte County Public Schools boundary locator for a Lakeland Drive address. Babcock Neighborhood School, the K to 12 public charter in Babcock Ranch, admits by lottery; it is not the zoned school.

Where is Edgewater Shores?

Edgewater Shores is in the WestTown area of Babcock Ranch, south of Greenway Boulevard on the shore of Lake Babcock, in Charlotte County, ZIP code 33982. Its homes are on Lakeland Drive and Shoreline Drive, beside Northridge and Waterview Landing. The road distances below were modelled from neighboring Edgewater's center. Data updated: October 2026.

What Edgewater Shores backs onto

Lake Babcock, with Northridge and Waterview Landing as neighbors. Check each home on the satellite map before you price it.

Talk to a Domain Realty Group Edgewater Shores specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, works Edgewater Shores and the Lake Babcock neighborhoods north of Founder's Square. With so few sales, pricing one of these homes takes the calendar record and the closest Lake Babcock comparables, and we can pull both.

Edgewater Shores and Edgewater are different neighborhoods with different lakes, fees and rules; Jesse and Marc's Edgewater Shores guide explains which buyer each one suits.

★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end."

Verified Google review. Sloane Gelfman, on working with Marc Comisar and Jesse McGreevy of Domain Realty Group.

★★★★★ "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. Ryan Mitchell, on working with Jesse McGreevy and Marc Comisar of Domain Realty Group.

★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail."

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Talk to our team about a Edgewater Shores home

Contact Domain Realty Group or call 239-441-2816, tell us the size and budget you have in mind, and an agent will send matching listings and each home's recorded resale history. You can also search current listings any time.

Thinking of selling an Edgewater Shores home?

Few Edgewater Shores homes come to market, so a well-priced listing has little direct competition. Start with a Babcock Ranch home valuation from McGreevy and Comisar.

Domain Realty Group agents who work Edgewater Shores

Edgewater Shores buyers and sellers can work with Domain Realty Group’s Babcock Ranch specialists, Lindsey Moffat-Ridge and Jordan Ridge, whose home base is Babcock Ranch.

Frequently Asked Questions about Edgewater Shores homes for sale

These answers cover prices, homes, costs, flood zones and schools in Edgewater Shores. Figures come from the Charlotte County Property Appraiser, the Southwest Florida MLS pull of October 21, 2026, the Babcock Ranch district and association documents and FEMA, dated in the sections above and listed in the sources below.

Who built Edgewater Shores?

Pulte Homes, from 2022 to 2024.

How many homes are in Edgewater Shores?

101 single-family homes.

Can I buy a new home in Edgewater Shores?

No. It is sold out and resale only.

What do Edgewater Shores homes sell for?

One resale recorded in the last 12 months, at $675,000. The 2023 median, on 52 sales, was $677,200.

How many Edgewater Shores homes are for sale?

The MLS showed 3 on October 21, 2026, with 1 under contract.

What is the median list price in Edgewater Shores?

$574,900 on October 21, 2026.

Why do so few Edgewater Shores homes sell?

Most owners bought new in 2022 to 2024 and live there full time.

How big are Edgewater Shores homes?

From 1,670 to 3,661 square feet, with a median of 2,278.

Do Edgewater Shores homes have pools?

47 have private pools.

How wide are Edgewater Shores lots?

52 or 66 feet.

Is Edgewater Shores on Lake Babcock?

Yes. Pulte described it as on the shore of Lake Babcock.

How many Edgewater Shores homes are on the water?

70 parcels on the county roll are coded waterfront, including common tracts.

Do most Edgewater Shores owners live there full time?

95 of 101 homes carry a homestead exemption on the county roll.

Is Edgewater Shores the same as Edgewater?

No. Edgewater is a separate, gated Pulte neighborhood on Lake Timber.

Is Edgewater Shores gated?

No first-party source says it is.

Is Edgewater Shores a 55+ community?

No.

Does Edgewater Shores have a pool or clubhouse?

None documented. Residents use the town's pools and lodges.

Is there an HOA in Edgewater Shores?

Yes, Edgewater Shores Homeowners Association Inc, on top of the master association. Its dues are not published.

Is there a service area fee in Edgewater Shores?

No. Edgewater Shores is not in any master association service area.

What is the master association fee in Edgewater Shores?

$1,632 a year, or $408 a quarter.

What is the district assessment in Edgewater Shores?

$2,133.18 a year on a 52-foot lot and $2,239.20 on a 66-foot lot for FY2026.

Does Edgewater Shores have a CDD?

No. Babcock Ranch is served by the Babcock Ranch Community Independent Special District, an independent special district.

Is Edgewater Shores in a flood zone?

All 101 county cards show Zone X, partly because of FEMA map revisions.

Do I need flood insurance in Edgewater Shores?

A lender does not require it in Zone X, but it is worth pricing on the lake.

Which schools serve Edgewater Shores?

East Elementary, Punta Gorda Middle and Charlotte High are zoned. Babcock Neighborhood School is a lottery-based charter.

How far is Edgewater Shores from Founder's Square?

About a mile in a straight line.

How far is Edgewater Shores from Fort Myers?

About 16 miles to downtown Fort Myers.

How far is Edgewater Shores from the airport?

About 25.6 miles to Southwest Florida International Airport.

What streets are in Edgewater Shores?

Lakeland Drive and Shoreline Drive.

What is next to Edgewater Shores?

Lake Babcock, Northridge and Waterview Landing.

Is Edgewater Shores in Charlotte County?

Yes, with ZIP code 33982 and a Punta Gorda mailing address.

What is the official plat name of Edgewater Shores?

Babcock Ranch Community Village III Southwest.

When was Edgewater Shores built?

From 2022 to 2024, with 59 homes in 2023.

Did Edgewater Shores prices fall?

The calendar median moved from $677,200 in 2023 to $604,900 in 2024 and $627,500 on two 2025 sales.

About Domain Realty Group in Babcock Ranch

Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Babcock Ranch is one of our home markets. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.

Reach any of our agents through our agents page, read our client reviews or learn more about our team. We tracked every recorded Edgewater Shores sale on the Charlotte County file to build this page, and we tracked all 101 county flood cards.

Domain Realty Group 239-441-2816 info@domainrealtygroup.com

Offices in Bonita Springs, Naples and Fort Myers:

• Bonita Springs: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
• Naples: 9180 Galleria Ct #200, Naples, FL 34109
• Fort Myers: 8290 College Parkway, Unit 201, Fort Myers, FL 33919

Brokered by Domain Realty, a licensed Florida real estate brokerage. Florida Real Estate Commission (FREC) licensed. All agents are licensed Florida real estate professionals.

Where to go next: Babcock Ranch homes for sale, Edgewater homes for sale, Northridge homes for sale, Waterview Landing homes for sale and current listings.

Sources

Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. County sale data comes from the Charlotte County Property Appraiser's files; web sources were read October 21 or 22, 2026 unless another date is shown. The Southwest Florida MLS (Matrix) supplies the listing and closing figures, pulled October 21, 2026; MLS data is by subscription and has no public address. Driving distances are modelled with the OSRM public router from neighboring Edgewater; flood results come from all 101 county record cards.

Figures on this page

1. Charlotte County Property Appraiser, recorded sales and parcel roll
2. Babcock Ranch Residential Association, 2026 Master Residential Assessment Fees
3. BRCISD, FY2026 Adopted Budget
4. Babcock Ranch (Kitson and Partners), new home builders
5. Laws of Florida, Chapter 2007-306, Babcock Ranch Community Independent Special District
6. FEMA, National Flood Hazard Layer map service
7. FEMA, Flood Map Service Center
8. Charlotte County Public Schools, school boundary locator
9. Babcock Neighborhood School, admissions

Further reading: Babcock Ranch

10. Lee County Property Appraiser, sales data files
11. Lee County Property Appraiser
12. BRCISD, 2026 Master Assessment Fees summary
13. Assessment Fees
14. Independent Special District
15. Water Utilities
16. Laws of Florida, Chapter 2016-257, expansion of the district
17. Florida Statutes, section 553.899, milestone inspections
18. Florida Statutes, section 718.112, condominium bylaws and structural integrity reserve studies
19. National Center for Education Statistics, Babcock Neighborhood School
20. Babcock Ranch, neighborhoods
21. Babcock Ranch, Babcock Ranch Water Utilities recognized for water reuse
22. Kitson and Partners, Babcock Ranch and Hurricane Ian
23. Del Webb, Babcock Ranch
24. Babcock Neighborhood School
25. Babcock Ranch Residential Association, Edgewater 2026 notice and budget
26. Babcock Ranch Residential Association, Edgewater supplemental declaration
27. Babcock Ranch Residential Association, Lake Babcock 2026 notice
28. Babcock Ranch Residential Association, Parkside 2026 budget notice
29. Babcock Ranch Residential Association, Trails Edge Villas 2026 notice
30. BRCISD, FY2026 budget document
31. Charlotte County Community Development, major projects report, January 2026
32. Charlotte County Public Schools, All Elementary Schools
33. FEMA Letter of Map Revision 24-04-2314P, via Charlotte County GIS
34. Florida Fish and Wildlife Conservation Commission, Babcock Ranch Preserve
35. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
36. Alta Key, amenities
37. Alta Key, available homes
38. Alta Key, community home page
39. Alta Key, frequently asked questions
40. Babcock National Golf and Country Club, 2026 membership guide
41. Babcock National Golf and Country Club, course details
42. Babcock National HOA, amenities
43. Babcock Ranch (Kitson and Partners), 55 Plus Lifestyle
44. Babcock Ranch (Kitson and Partners), Creekside Run
45. Babcock Ranch (Kitson and Partners), Creekside Run announcement
46. Babcock Ranch (Kitson and Partners), D.R. Horton at Babcock Ranch
47. Babcock Ranch (Kitson and Partners), Introducing Sawgrass Lakes at Babcock Ranch
48. Babcock Ranch (Kitson and Partners), Lake Timber
49. Babcock Ranch (Kitson and Partners), Palmetto Landing
50. Babcock Ranch (Kitson and Partners), Park Square Homes at Babcock Ranch
51. Babcock Ranch (Kitson and Partners), Pulte Homes announces new gated neighborhood in Babcock Ranch to be built along the shores of Lake Timber
52. Babcock Ranch (Kitson and Partners), record mid-year sales
53. Babcock Ranch (Kitson and Partners), Sabal Glen
54. Babcock Ranch (Kitson and Partners), The Sanctuary
55. Babcock Ranch (Kitson and Partners), Toll Brothers Announces Opening of Waterview Landing
56. Babcock Ranch (Kitson and Partners), Waterview Landing
57. Babcock Ranch (Kitson and Partners), Webb's Reserve
58. Babcock Ranch (Kitson and Partners), Willowgreen
59. D.R. Horton, Palmetto Landing at Babcock Ranch
60. DiVosta, TerraWalk at Babcock Ranch
61. Florida Lifestyle Homes, custom homes in Babcock Ranch
62. Florida Lifestyle Homes, home page
63. High Point Living, communities
64. High Point Living, land lease and homeownership FAQs
65. High Point Living, the buying process
66. Kitson and Partners, Lennar announces plans for Babcock National
67. Kitson and Partners, Lennar unveils new neighborhood of Trail's Edge at Babcock Ranch
68. Kitson and Partners, Parkside Neighborhood Set at Babcock Ranch
69. Lennar, Sabal Glen at Babcock Ranch
70. Lennar, Tuckers Cove at Babcock Ranch
71. Lennar, Webbs Reserve at Babcock Ranch
72. Lennar, Willowgreen at Babcock Ranch
73. Pulte Homes, Lake Timber at Babcock Ranch
74. Pulte Homes, Northridge at Babcock Ranch
75. Pulte Homes, Sawgrass Lakes at Babcock Ranch
76. Pulte Homes, Verde at Babcock Ranch
77. TerraWalk HOA, amenities
78. TerraWalk HOA, home page
79. Toll Brothers, Regency at Babcock Ranch
80. Toll Brothers, Sawgrass Lakes at Babcock Ranch coming soon
81. Toll Brothers, Toll Brothers at Sawgrass Lakes
82. Toll Brothers, Waterview Landing
83. Toll Brothers, Waterview Landing Anchor Collection
84. Webbs Reserve Golf Club, membership
85. ASCE Civil Engineering, How Florida's Babcock Ranch survived Hurricane Ian
86. Babcock Ranch Telegraph, early sales launch for Lennar's Sabal Glen
87. Babcock Ranch Telegraph, Elevated living comes to Creekside Run
88. Babcock Ranch Telegraph, Finding an idyllic lifestyle at Regency in Babcock Ranch
89. Babcock Ranch Telegraph, Resort-style living sets sail as Lennar unveils aquatic amenities at Tuckers Cove
90. Babcock Ranch Telegraph, The Sanctuary is coming to life, thanks to William Ryan Homes
91. Business Observer, legal notice 26-00477T
92. Charlotte Sun, Babcock Ranch advances every month
93. Gulfshore Business, Babcock Ranch attracts residents with rentals and amenities
94. Gulfshore Business, Babcock Ranch posts record spring home sales in Florida
95. Gulfshore Business, Babcock Ranch to unveil luxury Sawgrass Lakes enclave
96. Gulfshore Business, Complete rundown of TerraWalk's resort-like amenity campus
97. Gulfshore Business, Curran Young begins Webbs Reserve clubhouse project
98. Gulfshore Business, Overlook Bar and Grill opens at Webbs Reserve
99. Lennar newsroom, two new golf-course communities near Punta Gorda, June 19, 2019
100. Lennar, Overlook Bar and Grill grand opening
101. PR Newswire, Tuckers Cove Waterpark-Inspired Amenities Now Open to Residents at Babcock Ranch
102. SRQ Daily, Pulte Estate Collection homes in Verde, September 22, 2025
103. Toll Brothers release via MFN, groundbreaking at Sawgrass Lakes
104. WINK News, Babcock Ranch residents support SR 31 changes amid safety concerns

The Preserve, Crescent Grove, Lake Babcock, Parkside, Edgewater, Trails Edge, Babcock National, Sawgrass Lakes, Willowgreen, Webb’s Reserve, Waterview Landing, Verde, Tucker’s Cove, Townwalk, TerraWalk, The Sanctuary, Sabal Glen, Regency, Palmetto Landing, Northridge, Lake Timber, Crescent Lakes, Creekside Run, Alta Key. Back to Babcock Ranch.