Webb’s Reserve: The Good, The Bad & The Ugly

 

Interested in the second golf community in Babcock Ranch and want to know the favorable, unfavorable and the feo like the three characters in Clint Eastwood’s iconic spaghetti western? 

 

Well partner, John Garuti has a video for you:

 

 

The Good: Affordable Golf Memberships

 

While other communities demand ransoms of $50,000, $100,000, or even $250,000 just to join their golf clubs, Webb’s Reserve offers a Jack Nicklaus-designed course with a membership fee of just $7,500 (often rolled into closing costs). 

It’s a Triple Eagle for affordable golf living in Southwest Florida.

Let’s break down some of Webb’s Reserve options that will scratch your model home viewing trigger finger.

The Lineup: Homes For Every Budget

Terrace Condos – Starting high $200ks

• 2BR/2BA (3BR/2BA for corner units)
• Four-story buildings with elevators
• Covered parking space only
• Best for seasonal residents

Veranda Condos

• 2BR plus den, approximately 1,350 sq ft
• One-car garage (two-car for Arabella models)
• Screened lanais front and back
• Suitable for year-round living

Coach Homes

• Arrowhead (ground floor): ~$400k
• Bay Creek (upper floor): $475k-$480k
• 3BR/2BA, 1,700 sq ft
• Two-car garage
• Works for both full-timers and snowbirds

Executive Homes – 40-foot lots

• Calusa model: 3BR+den/3BA, 2,250 sq ft
• Two-car garage
• Optional pool package ($97K)

Estate Homes – 60-foot lots

• Lakeside model: 2,700 sq ft, 11-foot ceilings
• Most feature three-car garages
• Pool package ~$102K
• Select homes available with social-only membership

 

From the quick-draw efficiency of the Terrace Condos to the legendary status of the Estate Homes, Webb’s Reserve offers options for all who want to draw a driver for epic duels on Babcock’s mean and green links.

 

The Bad: Cookie Cutter Homes

 

Every Western has its villain. At Webb’s Reserve, it might just be the cookie-cutter syndrome that plagues Lennar communities.

Imagine discovering that across 1,200 planned units, you’ll find the exact same cabinets, countertops, and flooring in every home. When it’s time to sell, you’re not just competing with neighbors—you’re competing with Lennar itself selling identical new units nearby.

This scenario is already playing out in Babcock National, where resale values are… well, the numbers would make any homeowner wince.

In the video, John reveals an insider strategy for making your Webb’s Reserve property stand out—something beyond simple cosmetic changes. But what exactly are these critical upgrades? And how much should you budget?

For that knowledge from someone who not only sells in Webb’s Reserve but actually owns there, you’ll need to watch the full video.

 

The Ugly: Crowded Fairways

 

In every great Western showdown, there comes a moment when the town square gets uncomfortably crowded. At Webb’s Reserve, that showdown could happen on the first tee.

With 835 golf memberships planned for a single Jack Nicklaus course, the math starts to look troubling. Right now, with just 20% of units sold, members enjoy abundant tee times. But what happens when all those bundled memberships activate?

John reveals a concerning reality in Babcock National (Webb’s older sibling community) where a mysterious “lottery system” has emerged during peak season, turning prime tee time acquisition into something of a wild west shootout.

How many attempts does it take to secure a weekend morning tee time in February? What percentage of members actually get to play during their preferred windows?

These answers reveal the hidden compromise behind those attractively low membership fees. For the unvarnished truth about high-season golf availability from someone who navigates these crowded fairways himself, you’ll need to watch John’s full breakdown.

 

Questions? Contact a Realty Team That Has Sold 250+ Babcock Homes

 

If you would like to discuss Webb’s Reserve or see it in person, hit up the telegraph keys and contact Team John Garuti.

• Let’s talk Babcock.
• Let’s tour Babcock.
• Ask questions in our free Moving to Babcock Ranch Facebook Group.
• Call Team John Garuti at (239) 251-2371. 

 

Video Transcript

 

What if I told you you didn’t have to pay 50,000, a hundred thousand or even $250,000 for an amazing bundled golf package in Southwest Florida? If you’re interested in having an amazing affordable golf package, then you’re going to want to stay tuned and hear what I have to say about the latest golf course community in Babcock Ranch. That’s right, we are in Webb’s Reserve. Let’s go. Alright, welcome back to the Living in Babcock Ranch channel. My name’s John Garuti with exp Realty. So yeah, this video’s all about Webb’s Reserve. We’re going to be getting into the good, bad, the ugly. I’m going to show you an example of all the different types of units available here. We’ll kind of touch on pricing, but just know pricing is always changing, so it’s best to get in touch and we will also talk about the amenities that are coming in here. 

 

But before we really get into this video, I want to talk why it’s so important to work with a real estate agent, especially someone like myself. Number one, I own a unit here in Webb’s Reserve. I’m actually in building number three. I’ve got a terrace condo, so if you ever do want to play golf and kick it, just let me know. But I think the big opportunity right now is that here in Babcock Ranch there are two golf courses. There’s the original Babcock National, which is now complete and sold out, and there’s Webb’s Reserve. So someone like myself, I’m going to be able to give you really the nuances of why you maybe want to go to Babcock National today versus buy brand new in Webb’s Reserve. Maybe buying new is right for you. Either way, what’s most important for us realtors is that we do right by you and help you with your decision-making process. 

 

So we’re not going to sell you the dog and pony show just to get you to buy that new construction unit, but that’s what you want to do. Hey, all good. We’re about building the relationship. So if you are interested in working with myself, you can reach out to our office line anytime, 9 4 1 2 1 6 6 4 9 4. You could also email us info@swfloridarealestate.com. And if it’s not me showing year round, it’s going to be one of my teammates who also live right here in Babcock Ranch. Without further adieu, let’s start checking out some of these models here around Webb’s Reserve. So behind me we’ve got the Terrace Towers. Now what you’re going to find here are four-story buildings with elevators, and these are going to be two bedroom, two bathroom, or if you’re lucky to get one of the end cap units, it’s going to be a three-bedroom, two bathroom. 

 

Right now the prices in these are starting in the high twos, so of course you always want to be checking in as prices and incentives are always changing. But let me take you for a little tour through one of these models so you can get a feel for what these have to offer. Alright, so first up is the arbor model, and let me take you through here. So this is the two bedroom, two bathroom, one of the terrace models, and this is the model by the builder. So the unit is a split lengthwise. So you’ve got the living area on one side, then you got a bedroom up here, you got bathroom number one and your laundry room, your laundry is actually in this bathroom right here. And as we come out, one of the things I love about this unit is that you will wake up to those beautiful views over the golf course and you can see the primary bathroom is a bit more spacious. 

 

So for anyone interested in these terrace models do know that you only get a covered parking space. So I really feel like the terrace models are perfect for snowbirds or people who only want to come down a few months, a few weeks a year. These are really in my opinion, these are not really for people living full-time in Southwest Florida. Alright, next on the tour we’re going to do a quick peek at the Veranda condo. So the terraces are the lowest price. Now the next level up for the condos is going to be your Veranda style. So these are all going to be two bedroom plus a den. The big difference is you’re going to get a one car parking garage and if you want to spend a little extra money, if you buy the end cap units on the second floor, the second floor, they’re called the Arabella models, you do get a two car garage. 

 

So that’s the only unit that gets that two car. But these are definitely going to be also great for snowbirds. One big thing about Babcock is people love their golf carts and driving around town. So even if you’re a snowbird and you want to have that golf cart for when you’re here, you definitely got to go with the Veranda, right? But I do think these are a bit more spacious. They start around 1,350 square feet, so they are a bit better for those who are going to live here. I know people who live in these full time. So definitely I would say a step up over the Terrace condos. So let’s go check out this one now. Alright, so this is called the Bromelia condo, and I love this one with the party slider. What’s nice, you can see you’ve got a front screened in Lanai in the front and the back, and then you’ve got direct access to your front lanai through the sliding door. 

 

You also do have a front door. And so you can see here, this is where the units get a little bigger and you do have a dedicated flex space, which you can turn into an office or a den. And same thing I love, I like this unit as well because you can wake up to the golf course in the morning here and this bedroom primary bedroom is very spacious. So yeah, you can see absolutely fit a king-sized bed in here. You have both of his and hers closets, and again, nice sized walk-in shower as well. 

 

And then here’s your front bedroom, very spacious as well. You can absolutely fit the king size bed in here, but maybe a little bit more appropriate for a queen size. And then yeah, you’ve got bathroom number two and your laundry units right next to the bathroom. So this is the Bromelia condo. Alright, so we are now at the coach homes. There are two style of coach homes, the Arrowhead, which is going to be your bottom level, which we’re going to go take a look at. And then right above it is the Bay Creek or the second floor. So a little thing on pricing. The second floor are more expensive actually everything, usually when you go up levels on the condos and back in web reserve is more expensive right now pricing for a downstairs is going to be around 400 k and pricing for an upstairs is going to be around 475, 4 80. But let me take you through the downstairs level, the Arrowhead model. Here we go. So again, this is the model home from Lennar. 

 

So this is going to be a three bedroom, two bathroom. And I do think if again, everything in here in Webb’s is great for snowbirds, but this unit’s large enough, 1700 square feet, two car garage, you can definitely call this home. These units have really nice covered lanais screened in Lan eyes. Then here is your primary bedroom, which also has nice access right to the lanai and again big his and her closets and very spacious primary bathroom, nice big walk-in shower, linen closet, water closet. And then let’s just take a look at the front. But you do got a good dining area, really nice entryway. 

 

Here’s bathroom number two and you got two bedrooms up here up front. So these are considered full bedrooms, they have closets and then you have your laundry room and in that closet you’re going to find your water heater, or sorry, your air ham. So again, these coach homes, yeah, whether you want to live here full time or snowbird, they definitely fit the bill for both. Alright, let’s go check out some of the homes now. Alright, so in terms of homes, there are two different styles of homes. There’s going to be the executive homes, which technically are your two car garage homes, smaller homes, these are going to be 40 feet wide. So let me take you through the Calusa because this is easily one of the most popular homes that Lenar has here on their golf course communities. And this is going to be a three bedroom with a den three bathroom, about 2250 square feet and technically even is a fourth bedroom because the den does have a closet. 

 

But you got your entryway here, you got your front bedroom, bathroom, and then here’s your den, which can easily work as an office flex room. And you can see it even does have the closet. So it technically is a four bedroom. And you got a really open concept floor plan here, got room for a dining table and great kitchen, nice big island. You get the built-in appliances with the houses here, which is nice. And again, keep in mind this is a model home, so it is really decorated up. And then down this way you’ve got your laundry room passed through into the garage and right here you got bedroom number four, which has an en suite bathroom, full bathroom. So really good for a guest bedroom and definitely spacious enough to fit a queen size bed in here. Let me take you through the rest of the house so you see the kitchen. And then let’s go check out the primary. 

 

So really nice and spacious with the tray. And this comes with a big walk-in shower, dual vanities, and of course your water closet, little linen closet over there as well. What’s also nice is you have direct access to your lanai. Now a lot of these homes do come with pools, but you can see even if you don’t get the pool, you have a pretty spacious lanai. If you don’t go with the pool, you’re going to have a screen right here onto this beam and you still get the hookups to put in a natural gas kitchen. So you can see the gas hookup right there and you’re going to get the electric. So pretty nice that all the homes come with that. And then here is the pool spa package. So this would come with a gas heater and this package right here does cost about $97,000 with the spa pool and heater. 

 

And that includes the cage and the paver deck. So that’s the Calusa. Now let’s go to one of the bigger homes and so you can see how the estate homes compare. Alright, we’re going to wrap this up with the big houses. Yes, these are the estate homes. These are beautiful. They are going to be 60 foot wide homes. Two out of the three models have the three car garages, but these are bigger homes behind me. You can see we’re going to tour the Lakeside model right now, which this is about 2,700 square feet. And look at this beautiful grand entrance. This home has a lot of possibilities. So let me take you for a quick tour. I mean the first thing you’re going to see are these 11 foot ceilings, which then on top of that, inside the trays you get another foot, but you’ve got an office right here in the front and this great room is just incredible, really big kitchen, very spacious. And you’re going to have your primary bedroom on this side of the home. Again with direct access to your lanai, we’ll take you down here into the primary bathroom. 

 

So dual vanities, big walk-in shower, got the water closet and you do have a bigger walk-in closet in this model. And then yeah, you’re going to have a second walk-in closet right here in the hallway as well. You’re going to have another two bedrooms on this end of the house, so that’ll be your password, that’ll be your garage. You have a nice big entryway here from the garage. Dedicated laundry room going in here. Again, this is the model home so it doesn’t fully show with the bathroom, but yeah, you got a bedroom here, you got bathroom number two. Again, this is set up to be a model bathroom, but you would have a full bathroom in here normally. And then this last bedroom has its own bathroom and this also functions as your pool bathroom as well. So yeah, from this bathroom you’ve got direct access to the pool deck and this is your pool package For the estate homes, this costs about $102,000. 

 

Most of the estate homes are going to be built with the pool package, but there will be some that do not have a pool package. And another good thing, well another different thing actually with Webb’s Reserve compared to Babcock National, there will be social estate homes. So in Babcock National, the first golf course there were the social memberships only applied to the condos and the smaller homes, but there will be a limited run of big estate homes. So if you want that resort style living with all the amenities but don’t care for golf and you need a big, big house like this, then that option will soon be available. Alright, and lastly, you probably want to know how many actual houses are going to be built in here. Well, there’s actually going to be a total of 1,202 units here in Webb’s Reserve. So that is going to be split up. 

 

You’re going to have 406 single family homes and 796 condos. And then you got to realize that there’s also going to be homes with the social membership. So 835 of those 1,202 units are going to have the golf membership attached and the remaining are going to be social, which means you’ll have access to everything except for the golf. However, you still will be able to play golf, but you’ll be treated like the public and you are, if you do buy that social membership, you are going to have a slightly smaller HOA fee. It’s going to be about $160 less per month at the current HOA rates. Alright, so in this part of the video we’re going to be talking about the amenities and I’m here with Chase from Lennar, so he works here on site. But let’s kind get into an overview here. I mean of course we know about the Jack Nicholas golf course. Of course, 

 

Yep. 

 

Tell us more about the amenities that are going to be coming and if you could even touch upon the timeline. Absolutely. I think people would love to know that. 

 

Yeah, definitely. So we are going to have covered and uncovered pickleball courts. We’re going to have a bocce ball court. Something cool that we’re bringing to Webb’s Reserve is the Tracer Bays. So that’s going to be like Topgolf and that’s going to be connected to the driving range. The grill is going to be a two story tiki bar, so it’s going to have upstairs, downstairs seating, it’s going to, the food’s going to be similar to that of a Cooper’s Hawk. And then we’re going to have a state-of-the-art fitness center and a day spa where you can get massages, nails done, that kind of thing. 

 

Beautiful. 

 

The clubhouse, we’re actually adding a indoor golf simulator room, so it’s going to be something that people can rent out. There’s going to be bar service, food service, that kind of thing. And then our restaurant, we’re super excited for, it’s going to be a steakhouse similar to that up a Capital Grill. The resort pool is one of the largest resort pools we’ve ever done here in a golf course community. It’s going to have a spa pavilion and then your lap pool as well. The other things that we’re going to have is the putting green with the chipping area as well. And we’re expecting all of this to be completed before the end of 26. 

 

Awesome. 

 

So we’re about a year and a half out. 

 

So what’s the difference with the grill now you’ve got a two story grill, which is different than what you built over in National, right? 

 

Yeah, so it’s going to be upstairs, downstairs seating. You’re going to be able to overlook the aqua range as well as the resort pool. 

 

Okay. Are you going to be able to get food service out to the pool from there? 

 

Yes, we are. We’re actually talking about doing a geo tag kind of app on our cell phones so people can be laying out by the pool and order to the food and drinks and they’ll be delivered to the seats. 

 

Oh wow. Alright. You heard it first sounds really nice. Thank you Chase. 

 

Of course. 

 

Alright, let’s get into the good, the bad, the ugly. I promised you the pros and cons, did I not? So pro number one, most affordable and valuable golf community you’re going to find. Absolutely. I remember when my family first came to Southwest Florida to Naples, this was almost 20 years ago, and I remember at the time my father, he paid $7,500 to join his golf community. And I know that same golf club today is $50,000 to join. And if you look at a lot of places across Southwest Florida, you’re talking 5,000 thousand dollars and up memberships just to buy into the place. So when you buy here in Webbs, it’s a one-time fee of about $7,500, which they roll into the closing costs. And depending on when you come guys, you may get a lot of those closing costs paid for, depends on the incentives being offered at the time. 

 

So that’s really, I’d say the biggest pro of buying in Web Reserve. Now what are the cons? I would tell you this when you’re buying in a Lennar community, just realize that the finish level is, it’s basic, let’s just call it what it is. A lot of people call Lenar homes cookie cutter homes. Yeah, they’re cookie cutter, but that’s how they keep the cost down. And so the one thing I would tell yourself when you get into these homes, you have to upgrade them. If you do not upgrade your Lennar home, then you are going to have to compete with Lennar. And this is what’s going on right now in Babcock Ranch. All those people that bought in Babcock National, they are having a very difficult time selling their units because the same exact units can be bought brand new here in Webb’s Reserve. And that value of new, it’s really hard to put a number on that. 

 

And I see prices really dropping in Babcock National right now, which may be another reason why you want to call me and say, Hey John, I want to explore both Webb’s and Babcock National to see where I can get a good deal. But right now I feel like over the next few years, I think the prices in National are going to be always below Webb’s. But there are going to be those homes that stand out where owners did some really, really nice upgrades. I’m talking about carpentry detail, backsplashes replacing the flooring. Remember when you buy these Lennar homes, you’re getting the same cabinets, the same countertops, essentially the same flooring in every single home. So you got to think 1200 units, everything’s the same. What are you going to do to your unit to make it stand out, to differentiate it so that when that time comes down the road and you’re going to sell your unit, why is somebody going to choose yours versus just buy brand new? 

 

Why do you think guys, it’s going to be those options or it’s going to be a price battle? And let me tell you, you’re never going to beat the price battle with a big builder like Lennar. Alright, and the last pointer I want to make about the good, bad, ugly, and this is again another ugly thing, but it is what it is guys, 835 golf memberships. So right now this place is only around 20% sold out even less than that. Last I saw they sold about 240 units out of the 1200. So there’s still a lot to go. And right now I can book a tee time with my membership whenever I want, I can book two weeks out. So the golf course isn’t crowded yet, but what’s happened now in Babcock National is that now that neighborhood’s finished and there’s a similar amount of golf memberships, there’s a lottery system, and when it comes into season, those December through March, April, it gets very crowded in here. 

 

These neighborhoods typically are very seasonal. So of course people want to be in Florida in the winter, so you’re going to only get probably one good tee time a week when you come down here and season eventually. That’s a lot of members for one golf course and a lot of people do complain about that. But on that same side of the coin here, how do you think they keep the costs here reasonable and affordable? So that one’s kind of a 50 50 for me. Again, you do get that advantage of having really lower costs, more affordable living, the houses are more affordable, the rates and the fees are more affordable. But yeah, the thing you have to give up is exclusivity, right? You’re not going to get that in Webb’s Reserve unfortunately, but it’s still going to be, in my opinion, I think it’s still worth it. 

 

So there you have it. The good, the bad, the ugly. Alright guys, well I hope you’ve been enjoying this video. The last thing I could touch upon are HOA fees. All I have to tell you is that condos you’re looking at like nine hundreds, houses are going to be five to six hundreds and HOA fees change over time, so definitely reach out. Actually if you go to my website, nabcockranchnewhomes.com, we have all the HOA fees for all the neighborhoods around Babcock Ranch, including Webb’s Reserve, what you can fully expect to pay in terms of HOA fees. And additionally, we are going to soon have tours of every single model home right here, not only in Webb’s Reserve, but all of Babcock Ranch again. So if you’re looking for some additional information on the community and models, HOA fees plus we got tons of blogs about lifestyle and more, definitely check out babcockranchnewhomes.com. I want to just thank you again for joining me on this tour of Webb’s Reserve. Again, I have a condo here and I would love to play golf with you. So definitely reach out anytime. We’ve got the office line 9 4 1 2 1 6 6 4 9 4 or shoot us an email info@swfloridarealestate.com. And I look forward to meeting you in person soon. Hopefully we can even catch a round of golf here in Webb’s Reserve and I hope to call you neighbor one day soon.