Edgewater Homes for Sale in Babcock Ranch
Edgewater homes for sale are 166 Pulte single-family homes in a gated neighborhood on the shore of Lake Timber, north of Founder's Square in Babcock Ranch. Pulte made its last first sale in September 2024, so every home for sale now is a resale. Charlotte County recorded 5 Edgewater resales in the 12 months to September 8, 2026 at a $450,000 median. Edgewater has no separate HOA: the master association runs it as Service Area 7. Updated October 2026.
This page is the Edgewater section of our Babcock Ranch homes for sale guide. It covers live listings, what Edgewater homes sold for, the resale record, the plans Pulte built, the service area and district charges, the gate and pool, 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 buyers
- Edgewater at Babcock Ranch is 166 single-family homes built by Pulte from 2020 to 2024, behind a gate with its own pool and cabana.
- It is sold out and resale only.
- The county recorded 5 resales at a $450,000 median and $215 per square foot in the last 12 months.
- 43 homes back onto Lake Timber; no Edgewater lot touches Lake Babcock.
- Edgewater has no separate HOA. Owners pay the master association plus a $230 monthly Service Area 7 fee, $4,392 a year in all, which covers yard care on every lot.
- 66 of 166 homesites show some FEMA Zone AE on the county card, so check the lot.
- It is not Edgewater Shores, Pulte's separate neighborhood on Lake Babcock.
Edgewater homes for sale right now
Every active Edgewater listing is in the searches below, filtered to Edgewater inside the Babcock Ranch map frame and sorted by price. All are resales. As of October 21, 2026 the MLS showed 2 Edgewater homes for sale at a median list price of $634,450, with none under contract. Data updated: October 2026.
- All Edgewater homes for sale
- Edgewater homes for sale under $500,000
- Babcock Ranch single-family homes from $400,000 to $700,000
Edgewater is not Edgewater Shores, Pulte's 101-home neighborhood on Lake Babcock, and not the city of Edgewater on Florida's east coast; check the address. Listing data refreshes throughout the day, and a listing shown may already be under contract.
Ready to tour Edgewater 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 resale history. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
What do Edgewater homes sell for?
Charlotte County recorded 5 Edgewater resales from September 1, 2025 to September 8, 2026, at a $450,000 median and $215 per square foot. Sales ranged from $340,000 to $565,000, and all five were resales. With so few sales, one large lakefront home moves the median, so compare homes one by one. Data updated: September 2026.
| County sales, Edgewater only | Sales | Median |
|---|---|---|
| 12 months to September 8, 2026 | 5 | $450,000 |
| Calendar 2021 | 72 | $403,700 |
| Calendar 2022 | 56 | $464,500 |
| Calendar 2023 | 33 | $438,900 |
| Calendar 2024 | 17 | $513,000 |
| Calendar 2025 | 7 | $565,000 |
| 2026 to September 8 | 4 | $445,000 |
Source: Charlotte County Property Appraiser recorded sales, plat Babcock Ranch Community Edgewater (designator BCE).
What the MLS shows
The Southwest Florida MLS recorded 5 Edgewater closings in the 12 months to October 21, 2026, at a $440,000 median, $225 per square foot, 135 median days on market and 97.8 percent of the final list price.
The resale record
We tracked every Edgewater resale through the deed chain. Owners who bought before May 2022 have all sold at a gain, 21 of 21. Owners who bought from May 2022 on have done worse: 2 of 11 sold above what they paid. When you bought matters more than which street.
Which Edgewater home fits you?
Edgewater homes are Pulte single-family homes from 1,237 to 3,586 square feet on the county roll, with a median of 1,889; 150 are one story and 16 two stories. Pulte built 11 plans in three series, with 2 to 5 bedrooms and 2 or 3 car garages, on 42, 52 and 66 foot lots. 68 homes have private pools. Data updated: October 2026.
| Edgewater lot width | Homes |
|---|---|
| 42 feet | 55 |
| 52 feet | 84 |
| 66 feet | 27 |
Source: recorded plat and the Babcock Ranch district budget.
Pulte's Scenic series
Smaller one-story plans including the Contour, Compass and Hallmark, which Pulte marketed as exclusive to Edgewater.
Pulte's Distinctive and Echelon series
The larger plans on the 52 and 66 foot lots, up to about 3,659 square feet of air-conditioned space by Pulte's brochure.
Lakefront homes
43 homes on Waterfront Way, Journey Drive and Ramble Road back onto Lake Timber.
Is Edgewater on Lake Babcock or Lake Timber?
Edgewater sits on Lake Timber. Forty-three homes back onto the 39.94-acre lake tract that is part of the 77.5-acre lake mapped as Lake Timber, and the developer's 2020 announcement placed Edgewater "along the shores of Lake Timber". Lake Babcock lies about 174 meters east of the nearest home, and no Edgewater lot touches it. Data updated: October 2026.
What else Edgewater backs onto
A reuse lake along the north edge behind about 28 Edgewater Drive homes, and four interior ponds.
What does it cost to own in Edgewater?
An Edgewater owner pays the Babcock Ranch master association, the Service Area 7 fee and the Babcock Ranch Community Independent Special District assessment on the tax bill. There is no separate HOA: the master association runs Edgewater as Service Area 7, and most of that budget is landscaping, because the association maintains every yard. Data updated: October 2026.
| Charge | Amount | How it is billed |
|---|---|---|
| Babcock Ranch master association | $1,632 a year ($408 a quarter) | Quarterly |
| Edgewater Service Area 7 | $2,760 a year ($230 a month) for 2026 | Quarterly |
| Master association total | $4,392 a year ($1,098 a quarter) | Quarterly |
| District assessment, 42-foot lot | $1,924.69 a year | Property tax bill |
| District assessment, 52-foot lot | $2,031.01 a year | Property tax bill |
| District assessment, 66-foot lot | $2,137.32 a year | Property tax bill |
| Solid waste | $340.58 a year | Property tax bill |
| Charlotte County fire rescue | $278.20 a year | Property tax bill |
Sources: Babcock Ranch Residential Association 2026 schedule and Edgewater 2026 notice and budget; BRCISD FY2026 Adopted Budget.
Who is the HOA for Edgewater in Babcock Ranch?
The Babcock Ranch Residential Association, Inc., under a supplement to the community charter recorded in December 2019. Edgewater has no HOA of its own.
The district assessment
Every Edgewater row carries $648.88 of operations and maintenance; debt service is $1,275.81, $1,382.13 or $1,488.44 by lot width.
Edgewater amenities: gate, pool and cabana
Edgewater is one of the few Babcock Ranch neighborhoods with amenities of its own. It has a gated entry with RFID access, private streets and the Edgewater Amenity Center, a 1,848 square foot pool and an open-air cabana built in 2021. The town's pools, Founder's Square and the Lake Babcock trails are shared by every resident. Data updated: October 2026.
Is there golf in Edgewater?
No. Babcock Ranch's golf neighborhoods are Babcock National and Webbs Reserve.
Is Edgewater gated, and is it 55+?
Edgewater is gated: the recorded supplement and the 2026 Service Area 7 budget both cover the gate and RFID access, and the streets are private. Whether the gate is staffed is not stated in any record. Edgewater is open to all ages. For age-restricted options in Babcock Ranch, see our Babcock Ranch 55+ guide.
Is Edgewater in a flood zone?
Part of Edgewater is. On FEMA panel 12015C0475G, effective December 15, 2022, the county cards show 100 homes in Zone X only, 63 split between Zone X and Zone AE, and 3 in Zone AE. Letters of map amendment issued in 2020 cover the affected lots, but FEMA's layer marks them not incorporated into the 2022 panel. Data updated: October 2026.
What that means for a buyer
Check the lot. Ask for the elevation certificate and a flood insurance quote on any Edgewater home before you write an offer, because a lender may require coverage on a lot that touches Zone AE.
Schools near Edgewater
Edgewater addresses are zoned to East Elementary, Punta Gorda Middle and Charlotte High in Charlotte County. Babcock Neighborhood School, the K to 12 public charter in Babcock Ranch, is about 2.1 road miles away and admits by lottery; it is not the zoned school.
Where is Edgewater?
Edgewater is in the WestTown area of Babcock Ranch, north of Founder's Square and Phase 1A, in Charlotte County, ZIP code 33982. Its streets are Edgewater Drive, Journey Drive, Waterfront Way and Ramble Road. Driving distances below are modelled from the middle of the neighborhood. Data updated: October 2026.
| From Edgewater to | Road miles |
|---|---|
| Founder's Square | 1.1 |
| Babcock Neighborhood School | 2.1 |
| I-75 Exit 141 | 11.9 |
| Downtown Fort Myers | 16.0 |
| Southwest Florida International Airport (RSW) | 25.6 |
| Punta Gorda Airport (PGD) | 29.5 |
| Downtown Punta Gorda | 32.8 |
Talk to a Domain Realty Group Edgewater specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, works Edgewater and the lake neighborhoods north of Founder's Square. We can pull a home's flood card and resale history, read its lot width and Service Area 7 row, and confirm it is really in Edgewater and not Edgewater Shores.
For Jesse and Marc's view on what Edgewater homes are really worth and how the Lake Timber lots trade, read their Edgewater guide.
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★★★★★ "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 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 home?
Edgewater homes have been taking longer to sell, so pricing against recent resales matters. Start with a Babcock Ranch home valuation from McGreevy and Comisar.
Domain Realty Group agents who work Edgewater
Edgewater buyers and sellers can work with Domain Realty Group’s Babcock Ranch specialists, Jordan Ridge, whose home base is Babcock Ranch, and Lindsey Moffat-Ridge.
Frequently Asked Questions about Edgewater homes for sale
These answers cover prices, plans, costs, flood zones and schools in Edgewater. Figures come from the Charlotte County Property Appraiser, the Southwest Florida MLS pull of October 21, 2026, Pulte, the Babcock Ranch district and association documents and FEMA, dated in the sections above and listed in the sources below.
Who built Edgewater?
Pulte Homes, from 2020 to 2024.
How many homes are in Edgewater?
166 single-family homes.
Can I buy a new home in Edgewater?
No. It is sold out and resale only.
What do Edgewater homes sell for?
$450,000 median on 5 resales in the 12 months to September 8, 2026.
How many Edgewater homes are for sale?
The MLS showed 2 on October 21, 2026.
How fast do Edgewater homes sell?
The MLS median was 135 days on market over the last 12 months.
Is Edgewater gated?
Yes, with RFID access and private streets.
Does Edgewater have a pool?
Yes, a neighborhood pool and cabana on the amenity center tract.
Is Edgewater a 55+ community?
No.
Is there an HOA in Edgewater?
No separate HOA. The master association runs Edgewater as Service Area 7.
What is the total association fee in Edgewater?
$4,392 a year, or $1,098 a quarter, for 2026.
Does the Edgewater fee include lawn care?
Yes. Most of the Service Area 7 budget is landscaping on every lot.
What is the district assessment in Edgewater?
From $1,924.69 to $2,137.32 a year by lot width for FY2026.
Does Edgewater have a CDD?
No. Babcock Ranch is served by the Babcock Ranch Community Independent Special District, an independent special district.
Who manages the Edgewater association?
The Babcock Ranch Residential Association, with CCMC as its manager.
Are Edgewater streets private?
Yes, and the Service Area 7 budget pays for the gate and RFID access.
What is the official plat name of Edgewater?
Babcock Ranch Community Edgewater, recorded in Plat Book 23 in December 2019, with a Phase 2 replat in 2020.
Is Edgewater on Lake Babcock?
No. It is on Lake Timber; no lot touches Lake Babcock.
How many Edgewater homes are on the lake?
43 back onto Lake Timber.
Is Edgewater in a flood zone?
Partly. 66 homesites show some Zone AE on the county card.
Do I need flood insurance in Edgewater?
On a lot that touches Zone AE a lender may require it. Get a quote either way.
How big are Edgewater homes?
From 1,237 to 3,586 square feet, with a median of 1,889.
Are Edgewater homes one story?
Most are: 150 of 166.
Do Edgewater homes have pools?
68 have private pools.
How wide are Edgewater lots?
42, 52 or 66 feet.
Which schools serve Edgewater?
East Elementary, Punta Gorda Middle and Charlotte High are zoned. Babcock Neighborhood School is a lottery-based charter about 2.1 miles away.
How far is Edgewater from Founder's Square?
About 1.1 road miles.
How far is Edgewater from Fort Myers?
About 16 miles to downtown Fort Myers.
How far is Edgewater from the airport?
About 25.6 miles to Southwest Florida International Airport.
What streets are in Edgewater?
Edgewater Drive, Journey Drive, Waterfront Way and Ramble Road.
Is Edgewater the same as Edgewater Shores?
No. Edgewater Shores is a separate Pulte neighborhood of 101 homes on Lake Babcock.
Is Edgewater in Charlotte County?
Yes, with ZIP code 33982 and a Punta Gorda mailing address.
When was Edgewater built?
From 2020 to 2024, with the most homes in 2021.
What did Edgewater homes cost new?
Pulte advertised from $223,990 in 2020 and from $354,990 in 2023.
Do Edgewater homes hold their value?
It depends on when the owner bought: 21 of 21 pre-2022 buyers sold at a gain, 2 of 11 later buyers did.
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 sale on the Charlotte County file to build this page.
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, Lake Timber homes for sale, Edgewater Shores 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; Service Area 7 was created by the supplement recorded as instrument 2770437 recorded with the Charlotte County Clerk; 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 times are modelled with the OSRM public router; flood results come from all 166 county record cards and the FEMA layer.
Figures on this page
- Charlotte County Property Appraiser, recorded sales and parcel roll
- Babcock Ranch Residential Association, Edgewater 2026 notice and budget
- Babcock Ranch Residential Association, 2026 Master Residential Assessment Fees
- BRCISD, FY2026 Adopted Budget
- Babcock Ranch (Kitson and Partners), Pulte Homes announces new gated neighborhood
- Babcock Ranch (Kitson and Partners), new home builders
- Laws of Florida, Chapter 2007-306, Babcock Ranch Community Independent Special District
- Charlotte County Clerk of the Circuit Court, official records
- FEMA, National Flood Hazard Layer map service
- FEMA, Flood Map Service Center
- Charlotte County Public Schools, school boundary locator
- Babcock Neighborhood School, admissions
Further reading: Babcock Ranch
- Lee County Property Appraiser, sales data files
- Lee County Property Appraiser
- BRCISD, 2026 Master Assessment Fees summary
- Assessment Fees
- Independent Special District
- Water Utilities
- Laws of Florida, Chapter 2016-257, expansion of the district
- Florida Statutes, section 553.899, milestone inspections
- Florida Statutes, section 718.112, condominium bylaws and structural integrity reserve studies
- National Center for Education Statistics, Babcock Neighborhood School
- Babcock Ranch, neighborhoods
- Babcock Ranch, Babcock Ranch Water Utilities recognized for water reuse
- Kitson and Partners, Babcock Ranch and Hurricane Ian
- Del Webb, Babcock Ranch
- Babcock Neighborhood School
- Babcock Ranch Residential Association, Edgewater supplemental declaration
- Babcock Ranch Residential Association, Lake Babcock 2026 notice
- Babcock Ranch Residential Association, Parkside 2026 budget notice
- Babcock Ranch Residential Association, Trails Edge Villas 2026 notice
- BRCISD, FY2026 budget document
- Charlotte County Community Development, major projects report, January 2026
- Charlotte County Public Schools, All Elementary Schools
- FEMA Letter of Map Revision 24-04-2314P, via Charlotte County GIS
- Florida Fish and Wildlife Conservation Commission, Babcock Ranch Preserve
- NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
- Alta Key, amenities
- Alta Key, available homes
- Alta Key, community home page
- Alta Key, frequently asked questions
- Babcock National Golf and Country Club, 2026 membership guide
- Babcock National Golf and Country Club, course details
- Babcock National HOA, amenities
- Babcock Ranch (Kitson and Partners), 55 Plus Lifestyle
- Babcock Ranch (Kitson and Partners), Creekside Run
- Babcock Ranch (Kitson and Partners), Creekside Run announcement
- Babcock Ranch (Kitson and Partners), D.R. Horton at Babcock Ranch
- Babcock Ranch (Kitson and Partners), Introducing Sawgrass Lakes at Babcock Ranch
- Babcock Ranch (Kitson and Partners), Lake Timber
- Babcock Ranch (Kitson and Partners), Palmetto Landing
- Babcock Ranch (Kitson and Partners), Park Square Homes at Babcock Ranch
- Babcock Ranch (Kitson and Partners), record mid-year sales
- Babcock Ranch (Kitson and Partners), Sabal Glen
- Babcock Ranch (Kitson and Partners), The Sanctuary
- Babcock Ranch (Kitson and Partners), Toll Brothers Announces Opening of Waterview Landing
- Babcock Ranch (Kitson and Partners), Waterview Landing
- Babcock Ranch (Kitson and Partners), Webb's Reserve
- Babcock Ranch (Kitson and Partners), Willowgreen
- D.R. Horton, Palmetto Landing at Babcock Ranch
- DiVosta, TerraWalk at Babcock Ranch
- Florida Lifestyle Homes, custom homes in Babcock Ranch
- Florida Lifestyle Homes, home page
- High Point Living, communities
- High Point Living, land lease and homeownership FAQs
- High Point Living, the buying process
- Kitson and Partners, Lennar announces plans for Babcock National
- Kitson and Partners, Lennar unveils new neighborhood of Trail's Edge at Babcock Ranch
- Kitson and Partners, Parkside Neighborhood Set at Babcock Ranch
- Lennar, Sabal Glen at Babcock Ranch
- Lennar, Tuckers Cove at Babcock Ranch
- Lennar, Webbs Reserve at Babcock Ranch
- Lennar, Willowgreen at Babcock Ranch
- Pulte Homes, Lake Timber at Babcock Ranch
- Pulte Homes, Northridge at Babcock Ranch
- Pulte Homes, Sawgrass Lakes at Babcock Ranch
- Pulte Homes, Verde at Babcock Ranch
- TerraWalk HOA, amenities
- TerraWalk HOA, home page
- Toll Brothers, Regency at Babcock Ranch
- Toll Brothers, Sawgrass Lakes at Babcock Ranch coming soon
- Toll Brothers, Toll Brothers at Sawgrass Lakes
- Toll Brothers, Waterview Landing
- Toll Brothers, Waterview Landing Anchor Collection
- Webbs Reserve Golf Club, membership
- ASCE Civil Engineering, How Florida's Babcock Ranch survived Hurricane Ian
- Babcock Ranch Telegraph, early sales launch for Lennar's Sabal Glen
- Babcock Ranch Telegraph, Elevated living comes to Creekside Run
- Babcock Ranch Telegraph, Finding an idyllic lifestyle at Regency in Babcock Ranch
- Babcock Ranch Telegraph, Resort-style living sets sail as Lennar unveils aquatic amenities at Tuckers Cove
- Babcock Ranch Telegraph, The Sanctuary is coming to life, thanks to William Ryan Homes
- Business Observer, legal notice 26-00477T
- Charlotte Sun, Babcock Ranch advances every month
- Gulfshore Business, Babcock Ranch attracts residents with rentals and amenities
- Gulfshore Business, Babcock Ranch posts record spring home sales in Florida
- Gulfshore Business, Babcock Ranch to unveil luxury Sawgrass Lakes enclave
- Gulfshore Business, Complete rundown of TerraWalk's resort-like amenity campus
- Gulfshore Business, Curran Young begins Webbs Reserve clubhouse project
- Gulfshore Business, Overlook Bar and Grill opens at Webbs Reserve
- Lennar newsroom, two new golf-course communities near Punta Gorda, June 19, 2019
- Lennar, Overlook Bar and Grill grand opening
- PR Newswire, Tuckers Cove Waterpark-Inspired Amenities Now Open to Residents at Babcock Ranch
- SRQ Daily, Pulte Estate Collection homes in Verde, September 22, 2025
- Toll Brothers release via MFN, groundbreaking at Sawgrass Lakes
- WINK News, Babcock Ranch residents support SR 31 changes amid safety concerns
More Neighborhoods in Babcock Ranch
The Preserve, Crescent Grove, Edgewater Shores, Lake Babcock, Parkside, 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.