The Preserve Villas for Sale in Babcock Ranch
The Preserve homes for sale are 154 D.R. Horton twin villas in Babcock Ranch, and they are one of the least expensive ways to own a fee-simple home in town: Charlotte County recorded 14 Preserve resales in the 12 months to September 8, 2026 at a $284,500 median, from $260,000 to $320,000. Every home is the same two-bedroom-plus-den Carrington plan, built in 2023 and 2024, and D.R. Horton has sold out. The Preserve is a neighborhood, not to be confused with the state-owned Babcock Ranch Preserve next to the town. Updated October 2026.
This page is The Preserve section of our Babcock Ranch homes for sale guide and links to our Babcock Ranch condos and villas guide. It covers live listings, what Preserve villas have sold for, the single plan, the HOA and what it maintains, an insurance point every buyer should know, 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 The Preserve buyers
- The Preserve at Babcock Ranch is 154 attached twin villas, fee simple with a shared wall, all built by D.R. Horton in 2023 and 2024.
- It is sold out and resale only; builder pages that still say "starting in the mid $300s" are out of date.
- The county recorded 14 resales at a $284,500 median and $187 per square foot in the last 12 months.
- Every home is the Carrington: about 1,503 square feet, two bedrooms plus a den, two baths and a two-car garage.
- The HOA replaces roofs and repaints the exterior, but the owner insures the whole structure, including the roof.
- The HOA charged $937.80 a quarter in its most recent recorded lien, on top of the $1,632 master fee and a $1,797.70 district assessment.
- Every parcel is mainly in FEMA Zone X; 49 homes have a small Zone AE sliver on the rear lot line.
The Preserve homes for sale right now
Every active Preserve listing is in the searches below, filtered to The Preserve inside the Babcock Ranch map frame and sorted by price. All are resales. As of October 21, 2026 the MLS showed 2 Preserve villas for sale at a median list price of $299,450, with 1 under contract. Data updated: October 2026.
- All The Preserve villas for sale
- Babcock Ranch homes for sale under $325,000
- Babcock Ranch villas for sale
Listing data refreshes throughout the day, and a listing shown may already be under contract.
Ready to tour The Preserve?
Tell us your budget and a Domain Realty Group agent will set up showings, pull each villa's recorded history and compare it with new twin villas nearby. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.
What do The Preserve villas sell for?
Charlotte County recorded 14 Preserve sales from September 1, 2025 to September 8, 2026, all resales, at a $284,500 median and $187 per square foot, from $260,000 to $320,000. D.R. Horton's own sales in 2023 and early 2024 ran roughly $311,000 to $385,000, so most resales have closed below the original price. Data updated: September 2026.
| County sales, by calendar year | Sales | Median |
|---|---|---|
| 2023 | 107 | $357,700 |
| 2024 | 50 | $340,000 |
| 2025 | 8 | $310,000 |
| 2026, to September | 11 | $280,000 |
| 12 months to September 8, 2026 | 14 | $284,500 |
Source: Charlotte County Property Appraiser recorded sales, qualified improved sales.
What the MLS shows
The Southwest Florida MLS recorded 11 Preserve closings in the 12 months to October 21, 2026, at a $284,000 median, $188 per square foot, 64 median days on market and 97.5 percent of the final list price.
New twin villas nearby
We tracked recorded Preserve sales against new villas in town: D.R. Horton's Carrington twin villa at Palmetto Landing, a slightly larger 1,543 square foot version, was listed from $274,999 to $309,999 on the developer's page in October 2026. A Preserve resale competes with that new inventory about three miles away.
The Carrington plan
Every Preserve home is the D.R. Horton Carrington twin villa: about 1,503 square feet under air, two bedrooms plus a den, two baths and a two-car garage, attached to one neighbor by a party wall. None has a private pool on the county roll, and 93 parcels are coded waterfront. Data updated: October 2026.
Two bedrooms plus a den
The den works as a third sleeping room or office.
Waterfront villas
93 of the parcels are coded waterfront, backing onto the lakes inside the neighborhood.
Same name, different neighborhood
D.R. Horton also sells a Carrington at Palmetto Landing. News reports in 2025 about window transoms concerned Palmetto Landing homes, not The Preserve, which had closed out in May 2024.
What does it cost to own in The Preserve?
A Preserve owner pays three recurring charges, the Babcock Ranch master association, the Babcock Ranch Community Independent Special District assessment on the tax bill and The Preserve HOA, plus a homeowner insurance policy on the whole structure. Babcock Ranch is an independent special district, not a CDD. Data updated: October 2026.
| Charge | Amount | How it is billed |
|---|---|---|
| Babcock Ranch master association | $1,632 a year ($408 a quarter) | Quarterly |
| Preserve at Babcock Ranch HOA | $937.80 a quarter ($3,751.20 a year) in the latest recorded lien | Quarterly |
| District, twin villa | $1,797.70 a year | Property tax bill |
| HOA capital contribution | $750 | Every resale |
| Master working capital | half of the annual base assessment | At closing |
| Community enhancement fee | up to 0.25 percent of the price | Seller, at resale |
Sources: Babcock Ranch Residential Association 2026 schedule; BRCISD FY2026 Adopted Budget; recorded liens 3400441 and 3618595.
The HOA
The HOA's quarterly assessment rose from $782.66 in a 2024 lien to $937.80 for the second half of 2025. It repaints the exterior at least every seven years and replaces roofs at the end of their life. Confirm the 2026 rate on the estoppel.
The insurance point
Under the recorded first amendment, the owner insures the whole structure, including the roof, with a homeowner policy rather than a condo policy, even though the HOA replaces the roof. Price that policy before you write an offer.
The district assessment
The Preserve is Phase 3E in the district budget: $648.88 of operations and maintenance plus $1,148.82 of debt service, $1,797.70 for FY2026.
The Preserve amenities
The Preserve's amenity tract on Sparrow Drive has a small cabana, a paver deck, fencing and parking, recorded by the county in 2023. The builder's marketing also mentions a pool and bocce court, which are not on the county's improvement schedule, so see them in person. Town pools, lodges and Founder's Square are open to every resident. Data updated: October 2026.
Is there golf in The Preserve?
No. Babcock Ranch's golf neighborhoods are Babcock National and Webbs Reserve.
Is The Preserve the Babcock Ranch Preserve?
No. The Babcock Ranch Preserve is state-owned conservation land next to the town, managed with the Florida Fish and Wildlife Conservation Commission for eco-tours, hunting and camping. The Preserve is a neighborhood of 154 villas.
Is The Preserve gated, and is it 55+?
No gate appears in any recorded document or county record we read for The Preserve, so confirm how the entrance works when you tour. It is open to all ages, with no age restriction in its documents. For age-restricted options in Babcock Ranch, see our Babcock Ranch 55+ guide.
Is The Preserve in a flood zone?
Every Preserve parcel lies mainly in unshaded FEMA Zone X, outside the special flood hazard area, on panel 12015C0500G as revised by Letter of Map Revision 24-04-2314P, effective November 4, 2025. 49 homes carry a Zone AE sliver on the rear lot line at a lake or wetland edge, from under 1 percent to about 19 percent of the lot. Data updated: October 2026.
Rear-lot slivers
Whether any home's footprint touches Zone AE has not been resolved, so on a lake-edge villa ask for the elevation certificate before you price insurance.
Schools near The Preserve
Preserve addresses are zoned to East Elementary, Punta Gorda Middle and Charlotte High in Charlotte County, confirmed on the district's boundary locator; all three schools are in Punta Gorda. Babcock Neighborhood School, the K to 12 public charter in Babcock Ranch, admits by lottery and is not the zoned school.
Where is The Preserve?
The Preserve is in Babcock Ranch, Charlotte County, ZIP code 33982, on Blue Heron Lane, Sparrow Drive, Hawk Court and Caracara Place, about 3.5 miles from Founder's Square. Driving distances below are modelled from the middle of the neighborhood. Data updated: October 2026.
| From The Preserve to | Road miles |
|---|---|
| Founder's Square | 3.5 |
| I-75 Exit 143 (State Road 78) | 13.1 |
| I-75 Exit 141 (State Road 80) | 14.9 |
| Lee Memorial Hospital | 17.8 |
| Southwest Florida International Airport (RSW) | 24.4 |
| Punta Gorda Airport (PGD) | 29.9 |
What The Preserve backs onto
Four lakes inside the neighborhood and lake or wetland edges behind 49 homes. Check each villa on the satellite map before you price it.
Talk to a Domain Realty Group Preserve specialist
Domain Realty Group, the #1 team in Southwest Florida since 2012, works The Preserve and every villa neighborhood in Babcock Ranch. We can compare a Preserve resale with new D.R. Horton villas, read the HOA lien history and help you price the homeowner policy before you sign.
For Jesse and Marc's view on whether The Preserve is the right Babcock Ranch neighborhood for you, read their Preserve guide.
★★★★★ "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."
Verified Google review. constanza hernandez, on working with Jesse McGreevy and Marc Comisar of Domain Realty Group.
Talk to our team about a Preserve villa
Contact Domain Realty Group or call 239-441-2816, tell us your budget, and an agent will send matching listings, each villa's recorded history and the HOA lien record. You can also search current listings any time.
Thinking of selling a Preserve villa?
A Preserve resale competes with new twin villas nearby, so pricing matters. Start with a Babcock Ranch home valuation from McGreevy and Comisar.
Domain Realty Group agents who work The Preserve
The Preserve 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 The Preserve homes for sale
These answers cover prices, the plan, costs, insurance, flood zones and schools in The Preserve. Figures come from the Charlotte County Property Appraiser, the Southwest Florida MLS pull of October 21, 2026, D.R. Horton, the Babcock Ranch district and association documents, recorded liens and FEMA, dated in the sections above and listed in the sources below.
Who built The Preserve?
D.R. Horton, in 2023 and 2024.
How many homes are in The Preserve?
154 twin villas.
Is D.R. Horton still selling in The Preserve?
No. It closed out in May 2024; pages that still advertise it are out of date.
What do Preserve villas sell for?
$284,500 median on 14 resales in the 12 months to September 8, 2026.
How many Preserve villas are for sale?
The MLS showed 2 on October 21, 2026.
Are Preserve villas condos?
No. They are fee-simple twin villas that share one wall.
How big are Preserve villas?
About 1,503 square feet under air.
How many bedrooms do Preserve villas have?
Two bedrooms plus a den, two baths and a two-car garage.
Do Preserve villas have pools?
No private pools are on the county roll.
What are the Preserve HOA fees?
$937.80 a quarter in the most recent recorded lien.
What does the Preserve HOA cover?
Exterior paint at least every seven years and roof replacement at end of life.
Who insures the roof in The Preserve?
The owner insures the whole structure, including the roof.
What is the district assessment in The Preserve?
$1,797.70 a year for FY2026.
Does The Preserve have a CDD?
No. Babcock Ranch is served by the Babcock Ranch Community Independent Special District, an independent special district.
Is The Preserve gated?
No gate appears in any record read; confirm at the entrance.
Is The Preserve a 55+ community?
No.
Is The Preserve in a flood zone?
Every parcel is mainly Zone X; 49 have a small Zone AE sliver at the rear.
Do I need flood insurance in The Preserve?
A lender does not require it for a home in Zone X; check lake-edge villas.
Is The Preserve the same as the Babcock Ranch Preserve?
No. The Babcock Ranch Preserve is state conservation land.
Have Preserve prices gone down?
The yearly median fell from $357,700 in 2023 to $280,000 in 2026 to date.
Which schools serve The Preserve?
East Elementary, Punta Gorda Middle and Charlotte High are zoned.
How far is The Preserve from Founder's Square?
About 3.5 miles.
How far is The Preserve from the airport?
About 24.4 miles to Southwest Florida International Airport.
How fast do Preserve villas sell?
The MLS median was 64 days on market over the last 12 months.
What is the Preserve resale capital contribution?
$750 on every resale.
What streets are in The Preserve?
Blue Heron Lane, Sparrow Drive, Hawk Court and Caracara Place.
Is The Preserve in Charlotte County?
Yes, with ZIP code 33982 and a Punta Gorda mailing address.
Are Preserve villas waterfront?
93 parcels are coded waterfront on the county roll.
Does The Preserve have an amenity area?
A small cabana and deck on Sparrow Drive.
When was The Preserve built?
In 2023 (114 homes) and 2024 (40 homes).
What did Preserve villas cost new?
D.R. Horton's recorded sales ran roughly $311,000 to $385,000 in 2023 and early 2024.
Who manages the Preserve HOA?
RealManage.
Is there a Phase 2 in The Preserve?
No. It is one plat of 154 villas.
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 Preserve 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
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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, Babcock Ranch condos for sale, Palmetto Landing homes for sale, Trails Edge 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 dated October 18, 2026; HOA amounts come from claims of lien 3400441 and 3618595, and the insurance terms from the first amendment, 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 intersecting 164 parcel polygons with the FEMA layer.
Figures on this page
- Charlotte County Property Appraiser, recorded sales and parcel roll
- Babcock Ranch (Kitson and Partners), D.R. Horton at Babcock Ranch
- Babcock Ranch (Kitson and Partners), new home builders
- Babcock Ranch (Kitson and Partners), neighborhoods
- Florida Fish and Wildlife Conservation Commission, Babcock Ranch Preserve
- BRCISD, FY2026 Adopted Budget
- Babcock Ranch Residential Association, 2026 Master Residential Assessment Fees
- Laws of Florida, Chapter 2007-306, Babcock Ranch Community Independent Special District
- FEMA, National Flood Hazard Layer map service
- FEMA Letter of Map Revision 24-04-2314P, via Charlotte County GIS
- FEMA, Flood Map Service Center
- Charlotte County Clerk of the Circuit Court, official records
- 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, 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 2026 notice and budget
- 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
- 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), 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), Pulte Homes announces new gated neighborhood in Babcock Ranch to be built along the shores of Lake Timber
- 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
Crescent Grove, Edgewater Shores, 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.