Coral Edge

Yes. Pulte Homes is the builder and the seller, the sales centre is open seven days a week with posted hours, and prices are published on the builder's own community and plan pages. Read in October 2026, the community starts from about $584,990, with one plan from about $584,990 and the other from about $599,990, and a handful of quick move-in homes posted between roughly $595,000 and $644,000. Completion targets on those finished-soon homes run from late 2026 into early 2027. Every one of those figures is the builder's published number carrying an October 2026 as-of date, and published prices move. Treat them as a starting point and get a current quote in writing for the specific home you want.

Because the builder's retail name and the name in the public record are not the same. Coral Edge is the name Pulte markets and the name buyers search. Nove of Margate is the name that appears in the adopted city instruments that rezoned the land and approved the subdivision, and the streets inside the community are named Nove. The city's own 2026 record on this land closes the loop by describing the former Executive Golf Course property as also known as Nove or Coral Edge. So a buyer who searches the city record finds one name, a buyer who searches the builder finds another, and they are the same 132 homes on the same 21 acres. Neither name is more official than the other in any way the record supports beyond that: one is the retail name, one is the record name. Older material may also carry Springdale Village or Springdale Homes from an earlier version of the project, or simply call it the Margate Executive Golf Course site.

It is approved, and yes it was contested. In late 2024 the city adopted a rezoning ordinance putting the roughly 21-acre golf course site into a planned unit development, and adopted a companion resolution approving the subdivision resurvey to create a 132-townhouse development. Both were final action in late 2024. Two honest caveats belong with that. First, the subdivision approval came with conditions attached, tied to the findings of the city's development review committee, so it is a conditioned approval and not an unconditional one. Second, the second reading passed on a split vote, with organised neighbourhood opposition over the loss of the golf course and members of the commission voting against. We found no referendum requirement and no litigation over this parcel. If you buy here you are moving into a community some of the neighbours did not want, and that is worth knowing before you meet them.

Part of this land is mapped inside the special flood hazard area and part is mapped outside it, which is why a single pin on this property lies. We queried the flood mapping across the entire parcel polygon rather than dropping one point. The parcel centroid reads as mapped outside the hazard area, and taken alone that is a false negative. Measured across the whole polygon, about 13 per cent of the site is mapped inside the special flood hazard area, with base flood elevations of 10 and 11 feet, and about 87 per cent is mapped outside it in the reduced-risk band. A street-address geocode for this site lands outside the parcel entirely and returns a third answer again. So the flood answer here is genuinely lot by lot, and any site-wide or single-pin answer, including one a sales desk gives you, is unreliable. Get a determination for the exact address, ask for the finished floor elevation relative to the crown of the street, and price flood cover on your specific homesite.

The honest answer is that nobody has published one, and that is not the same as a clean result. Buyers rightly ask about a former course's soil, its old irrigation wells, and decades of pesticide and herbicide application. We looked for the documents that would answer it and could not locate any of them: no environmental site assessment, no soil sampling results, no well abandonment record, and no fill or geotechnical report for this address. We are not going to reassure you with a result that does not exist, and we are not going to alarm you about one either. What we will tell you is exactly what to request before you sign: a Phase I environmental site assessment, any soil testing that was done, the irrigation well abandonment records, and the geotechnical and fill report for the site. Ask for them by name, in writing, and read the answer rather than the summary of the answer.

Yes, one thing, and it is a fact rather than a worry. There is an open state-supervised cleanup of dry-cleaning solvent at a separate commercial property roughly 440 feet east of this parcel's edge. It is on different land, it is not on this site, and there is no record of impact to this property. But an open solvent cleanup a short distance away is something a buyer is entitled to know about, because solvent cases are groundwater cases. What to do with that: ask whether the plume has been delineated, ask your inspector and your lender whether anything about it affects this address, and check the current status of the cleanup yourself through the state's environmental records before you close. Status changes over time, and the answer you get in a sales office is not a substitute for the record.

No, and this is a common and understandable mix-up. The owner of record on the last published roll for this land was a private golf-course company, and we found no record of the city ever owning it. It was a private executive-length course that closed, and the land was then put through the approval process by a development company. That distinction matters mostly because people assume a city-owned course means a public process with public records about soil and condition, and that is not the situation here. One more thing worth separating out: a different golf-course conversion elsewhere in Margate, at the Carolina Club, is a separate project that has not been approved. Do not let anyone conflate the two when you are researching this one.

Both, in sequence, and the distinction is useful. Pulte Homes is the builder and the seller today, and that is who you will contract with. But Pulte did not obtain the approvals. A different development company took the land through the land use amendment, the rezoning and the site plan, announced that it intended to build the project itself, and then sold the land to Pulte. The practical consequence is that any approved-plan detail you read about in older coverage was approved for somebody else's version of the project, and there is no guarantee that the house Pulte builds matches it line for line. That is not a scandal, it is just how land trades. When a feature matters to you, confirm it against what Pulte is contracting to build, not against the entitlement coverage.

The millage picture for this land, from the county's 2025 proposed millage table for the code that applies here, totals about 21.64 mills, of which roughly 6.48 mills is school and roughly 15.16 mills is everything else, with the city's own share at about 7.54 mills. Florida's total homestead exemption for 2026 is $51,411, being $25,000 plus an additional $26,411, and that is set statewide by Florida law rather than by the county, with only the first $25,000 reaching school levies. Two traps. The first bill you see on a newly built or unbuilt lot is not the steady-state bill, because Florida assesses as of the first of January and the assessment behind that bill is land, not finished house. And the builder's page states there are no community development district fees, which is a real positive here, but report it as the builder's statement and confirm it on an actual tax bill for a specific address rather than taking a sales desk's word. We could not establish the non-ad-valorem assessment amounts for this land, and no association dues figure is published that we could verify.

New construction is where you win on wind, and in Broward that matters more than almost anywhere. A home built to the current code in this part of the state starts with a roof at age zero, code-level roof deck attachment, a secondary water barrier and impact-rated glazing or approved shutters on the openings, and those are the line items that drive a Florida wind premium hardest. A new build typically earns close to the maximum credits available, which is why it insures materially cheaper than the much older housing stock around it at the same value. Two caveats. On attached product the association usually insures the shell under a master policy and you buy an interior policy, so the cost does not vanish, it moves into your dues. And flood is separate from wind and separate from both: because this land is split, whether your lot is mapped inside the hazard area decides whether your lender forces flood cover for the life of the loan. Get real quotes for the specific address rather than a community-wide estimate.

Several, and you should weigh them properly. These are attached townhomes, so you share walls, and you get a one-car garage plus a driveway at a price near $600,000, which is a genuine parking constraint for a three-bedroom home with guests. The density is real: 132 homes on about 21 acres. Early buyers will live inside an active construction site for a while, and the completion date for the pool, pickleball and fitness centre is not published, so do not assume it is there on the day you move in. The golf course is gone and some of the neighbourhood feels strongly about that. There is a mandatory association with no dues figure published that we could verify, and on attached Florida product that number is often the second largest recurring cost after taxes. And resale is the honest financial risk: you are buying new construction at top of market into a built-out older city, and the comparison set in five years will include a great deal of cheaper, older housing. None of that is a reason not to buy. All of it is a reason to ask for the numbers in writing first.