Kingston South vs. Esplanade at Kingston
An independent side-by-side cost and inclusion breakdown to help buyers evaluate total cost of ownership.
The Important Difference
Kingston South includes the communities south of Corkscrew Road and is planned around a shared 25-acre amenity campus. Esplanade at Kingston is located north of Corkscrew Road and has its own separate resort-style amenities and association structure. The key takeaway for buyers is that the two areas have different recurring fee structures, so it is important to compare the total cost of ownership rather than only the home price.
1. Monthly HOA / Association Fees
| Home Type / Floorplan | Kingston South | Esplanade at Kingston |
|---|---|---|
| Villa | Not Listed / N/A | $462 /mo |
| 42' Homesite | $373.75 /mo | Not Offered |
| 47' Homesite | Not Offered | $485 /mo |
| 52' Homesite | $382.95 /mo | $541 /mo |
| 62' Homesite | $392.15 /mo | $633 /mo |
| 72' Homesite | Not Offered | $716 /mo |
*Note: Esplanade figures combine the regular association assessment with applicable lawn, landscape, and irrigation assessments for a total monthly number.
2. Estimated Annual CDD Fees
| Home Type | Kingston South CDD | Esplanade at Kingston CDD |
|---|---|---|
| Villa | N/A | $1,371.01 /yr |
| 42' Homesite | $1,526.60 /yr | N/A |
| 47' Homesite | N/A | $1,699.47 /yr |
| 52' Homesite | $1,872.34 /yr | $1,872.34 /yr |
| 62' Homesite | $2,218.09 /yr | $2,218.09 /yr |
| 72' Homesite | N/A | $2,563.83 /yr |
3. Additional Recurring Costs & Inclusions
Kingston South
Shared Campus StructureAnnual Food & Beverage Minimum
Applicable when the amenity food and beverage facilities are available.
Monthly Fee Inclusions
- Master amenities
- Common-area landscape maintenance & irrigation
- Homesite landscape maintenance & irrigation
- Lake maintenance
- Staffed vehicular access control
- Professional property management
Esplanade at Kingston
Resort Amenity StructureAnnual Food & Beverage Minimum
Food and non-alcoholic beverage minimum (credited toward member's F&B use).
Monthly Fee Inclusions
- Common areas & resort-style amenities
- Homesite lawn & landscape maintenance
- Homesite irrigation maintenance
4. One-Time Fees at Purchase (Capital Contributions & Fees)
| Fee Breakdown | Kingston South | Esplanade at Kingston |
|---|---|---|
| Amenity / Community Contribution Fee | $5,000 (Amenity Fee) | $5,000 (Community Contribution) |
| Builder / Initial Master Contribution | $750 (Master Contribution) | $2,000 (Builder Fee) |
| Irrigation Connection / Fee | $1,500 | $1,500 |
| Panther Mitigation Fee | $200 | $200 |
| Initiation Fee | None | $2,500 (Esplanade Initiation) |
| Administration / Transfer Fee | None | $150 |
| Total Estimated One-Time Fees | $7,450 | $11,350 |
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Builder sales representatives work for the builder. Jim Neal works for you, giving you an experienced second set of eyes on every contract, homesite, and fee sheet.
Don’t Compare Homes on Price Alone
Two Kingston homes with similar purchase prices can have dramatically different ongoing ownership costs. Evaluating total cost of ownership protects you from unexpected monthly surprises.
The Complete Ownership Cost Formula
Interactive Cost Estimator
Select home parameters to view total year-one investment vs recurring monthly commitments.
*Calculations use currently published builder fee schedules.
I Help You Compare the Complete Picture
I don’t just help you buy new construction—I help you understand what you’re buying.
With more than three decades of construction and electrical experience and 20+ years in real estate, I help buyers evaluate builders, homesites, construction, incentives, fees, and the overall buying process — not just the floor plan.
"Builder sales representatives work for the builder. I work exclusively for you to safeguard your interests at every step."
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Deep familiarity with Kingston South, Esplanade, and Southwest Florida developments.
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Builder Comparison
Evaluating builder reputations, construction timelines, included specifications, and warranty structures across communities.
Homesite Evaluation
Assessing lot orientations, sun exposure, setbacks, lake or preserve view longevity, and lot premium valuations.
Build Quality Review
Leveraging 30+ years of construction experience to monitor key build milestones, pre-drywall phases, and final inspections.
Incentive & Fee Analysis
Deciphering builder lender credits, option discounts, HOA/CDD structures, and true out-of-pocket costs at closing.
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